1416 Elijahs Dr · Cave Springs, AR 72718

$610,000

4 bd · 3.0 ba · 2,296 sqft · SingleFamily public records · 21 Days on market

Built 2023 8,712 sqft lot Est $556k · 10% over $44/mo HOA · 1% of rent

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• Cash flow +5.8/30.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.2/10.0

Listing remarks MLS

This is a TBB Grammercy Floor Plan.

Key facts

• Quartz countertops
• Pantry storage
• Extra garage kickout

Tags

• OPEN LIVING DINING KITCHEN
• QUARTZ COUNTERTOPS
• OVERSIZED ISLAND SEATING
• PANTRY STORAGE
• LIVING ROOM BUILT-INS
• EXTRA GARAGE KICKOUT

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Association fee $525 annually; Community amenities include playground, pool, park, and nearby shopping

Exterior

• Parking: Attached garage; Garage with automatic door opener; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Public water; Septic available (septic tank); Electricity available; Natural gas available
• Home design: 2 stories; Brick construction; Architectural shingle roof; Slab foundation; Residential zoning
• Construction: Brick exterior; Architectural shingle roof; Slab foundation; Built on 2 levels
• Exterior features: Concrete driveway; Covered patio/porch; Community pool; Near park; Subdivision setting; City lot; Public road frontage

Interior

• Kitchen: Built-in range; Built-in oven; Gas cooktop; Electric oven; Microwave; Range hood; Dishwasher; Plumbed for ice maker; Quartz counters; Pantry; Eat-in kitchen
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Gas heating; Central electric cooling; Programmable thermostat
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Pantry; Programmable thermostat; Quartz counters; Walk-in closets
• Laundry & utility: Washer hookup; Dryer hookup; Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $610k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $394k (35.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $343k (43.8% below list).
• Recommended offer: $343k (43.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#41 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, schools D, amenities F.
• Bentonville School District (urban): math 59% / reading 59% proficiency, ranked #3 of 238 in AR (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 111 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $65k of equity ($4k loan paydown + $61k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$105k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($601k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $487k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $342,652 (43.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.56% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.59%
• DSCR: 0.62
• GRM: 14.8

CMA / ARV

• ARV (on-the-fly): $555,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 Post Way	0.10mi	4/2.5	2,477 (+8%)	0mo	$615,000	$248	80
5900 S 67th St	0.26mi	4/3.0	2,473 (+8%)	0mo	$560,000	$226	74
5701 S 66th St	0.35mi	3/2.5 (-1)	2,228 (-3%)	0mo	$510,000	$229	72
6614 W Braebourne Dr	0.45mi	4/2.0	2,344 (+2%)	1mo	$575,000	$245	71
6201 Tumbler Rdg	0.44mi	4/3.0	2,403 (+5%)	1mo	$575,000	$239	71
626 Millwood	0.25mi	4/2.5	2,097 (-9%)	2mo	$564,000	$269	70
1425 S Hampton Xing	0.53mi	4/2.5	2,264 (-1%)	1mo	$529,000	$234	70
6202 S 62nd St	0.32mi	4/2.0	2,050 (-11%)	1mo	$499,000	$243	62
906 Charing Cross	0.59mi	4/3.0	2,425 (+6%)	2mo	$587,000	$242	62
807 Bellmara Cir	0.47mi	4/3.0	2,510 (+9%)	2mo	$581,000	$231	61
1013 Charing Cross	0.43mi	4/2.5	2,531 (+10%)	0mo	$570,000	$225	60
6307 S 58th St	0.57mi	3/2.5 (-1)	2,197 (-4%)	2mo	$532,000	$242	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.49×
• Total profit: $254,198
• Equity at exit: $549,536

10-year hold

• IRR: 17.0%
• Equity multiple: 5.74×
• Total profit: $809,586
• Equity at exit: $1,185,096

Cash invested: $170,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72718

• Home prices YoY: 14.1%
• Active inventory: 111
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $3,427 high
• Mortgage (P&I): −$3,199
• Tax from tax record: −$433 /mo · $5,196/yr
• Insurance: −$254
• HOA: −$44
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $-1,223

Break-even live

Break-even rent $4,975

Max offer price $393,934

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $152,500
• Closing costs: $18,300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6502 W Hearth Falls Dr Unit 1221804P Rogers, AR	4.0	2.5	2443	$6,688	$2.74	14d	1	0.55mi
6508 W Stone Lake Dr Unit 1221824P Rogers, AR	4.0	2.5	2271	$7,860	$3.46	14d	1	0.61mi
5313 S Stone Bay Ct Rogers, AR	4.0	3.0	2110	$3,300	$1.56	14d	1	0.84mi
6506 W Knoll View Way Rogers, AR	3.0	2.5	1746	$2,700	$1.55	14d	1	0.86mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,290	$1.11	14d	1	0.88mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,400	$1.17	23d	1	0.88mi
6613 W Valley View Rd Rogers, AR	4.0	2.5	2475	$3,000	$1.21	23d	1	0.96mi
6683 W Valley View Rd Rogers, AR	4.0	2.5	2477	$3,500	$1.41	23d	1	1.00mi
6505 S 50th St Rogers, AR	4.0	2.0	1630	$1,850	$1.13	14d	1	1.03mi
6665 W Valley View Rd Rogers, AR	3.0	2.0	1923	$2,950	$1.53	23d	1	1.06mi
4608 W Quelinda Dr Rogers, AR	4.0	3.0	2859	$3,000	$1.05	23d	1	1.29mi
507 Ashwood St Lowell, AR	5.0	3.5	2352	$2,395	$1.02	13d	1	1.36mi
7 S Prairie Dunes Dr Rogers, AR	3.0	2.5	1773	$3,800	$2.14	13d	1	1.40mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 19 events

1. 2026-06-18
   days on market $610,000 Active 21 DOM
2. 2026-06-17
   days on market $610,000 Active 20 DOM
3. 2026-06-16
   days on market $610,000 Active 19 DOM
4. 2026-06-15
   days on market $610,000 Active 18 DOM
5. 2026-06-14
   days on market $610,000 Active 16 DOM
6. 2026-06-10
   days on market $610,000 Active 13 DOM
7. 2026-06-09
   days on market $610,000 Active 12 DOM
8. 2026-06-08
   days on market $610,000 Active 11 DOM
9. 2026-06-07
   days on market $610,000 Active 10 DOM
10. 2026-06-05
    days on market $610,000 Active 7 DOM
11. 2026-06-03
    days on market $610,000 Active 6 DOM
12. 2026-06-02
    days on market $610,000 Active 5 DOM
13. 2026-06-01
    days on market $610,000 Active 4 DOM
14. 2026-05-31
    days on market $610,000 Active 3 DOM
15. 2026-05-31
    days on market $610,000 Active 2 DOM
16. 2026-05-28
    listed $610,000 Active
17. 2024-01-31
    soldstatus $487,440 Closed 35-char remark

    Show marketing remark (35 chars)

    This is a TBB Grammercy Floor Plan.

18. 2023-09-11
    status Pending 35-char remark

    Show marketing remark (35 chars)

    This is a TBB Grammercy Floor Plan.

19. 2023-09-11
    listed $477,060 Active 35-char remark

    Show marketing remark (35 chars)

    This is a TBB Grammercy Floor Plan.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $5,196 · $433/mo
• Projected year-2 tax: $5,196 · $433/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $41,118
• − Mortgage interest: −$34,169
• − Property taxes: −$5,196
• − Insurance: −$3,050
• − Repairs & maintenance: −$3,289
• − Management: −$3,289
• − HOA: −$528
• − Depreciation: −$17,745
• Taxable loss: −$26,149
• Est. tax savings @ 24.0%: +$6,276
• After-tax cash flow: $-8,401/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Bentonville School District
• NCES district ID: 0503060
• Math proficiency: 59% ▼ -8.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $66,721
• Composite: 51.85/100
• National rank: #1661
• State rank: #3 of 238 in AR

Livability — Cave Springs

• Score: 71/100
• State rank: #41
• US rank: #6981

Category grades

Amenities F Commute F Cost of living C- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cave Springs, AR
• City population: 5,528
• Population (ZIP): 5,528

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 25% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 2%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.26%
• Current HPI: 334.6594
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+27.9% since first listed

4 events — show timeline

• 2026-05-28 Listed $610,000 NWARMLS
• 2024-01-31 Sold (MLS) $487,440 NWARMLS
• 2023-09-11 Pending — NWARMLS
• 2023-09-11 Listed $477,060 NWARMLS

Property tax history

+193.4%/yr

Latest (2025): $5,196 · -1.3% YoY. Source: county tax records.