2 Arnold Ln · Bella Vista, AR 72715

$249,900

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 5 Days on market

Built 1978 0.26 ac lot Est $280k · 11% under $40/mo HOA · 2% of rent

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Why this score? — see what drove the D+ 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).

• Cash flow +12.8/30.0
• ARV discount +12.3/15.0
• Schools +5.2/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing you to a 2 bedroom 2 bath home in Bella Vista. Home needs repairs and upgrades, has a lot of potential. this will be the perfect 1,300 sqft home after renovations. Back yard has so much potential for your relaxing down time with family and friends. Hardwood flooring and a lot of storage space throughout the home! Schedule your appt asap! Seller is only willing to remove back patio and repair flooring in laundry room. Receiving offers as they come. SOLD AS IS

Key facts

• Newer septic tank
• Updated bathrooms
• Backyard shed

Tags

• BUILT-IN SHELVING
• UPDATED BATHROOMS
• BACKYARD SHED
• NEWER SEPTIC TANK
• NEWER WATER SYSTEM
• NEWER CONCRETE STEPS

Property features AI

Finance

• HOA & community: Bella Vista POA; Association fee $480 annually; Community amenities: biking, clubhouse, fitness center, playground, park, pool, recreation area, sauna, tennis courts, trails/paths

Exterior

• Parking: Attached carport; Covered parking for 1 vehicle; Has carport
• Utilities: Electricity available; Septic available; Septic tank
• Home design: Single-story; Residential zoning; Age unknown
• Construction: Vinyl siding; Asphalt shingle roof; Crawlspace foundation
• Exterior features: Concrete driveway; Porch; Storage structure; Back yard fencing; City lot; Landscaped; Subdivision; Shared road frontage

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Refrigerator; Plumbed for ice maker; Electric water heater
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Double pane windows
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-24 ($-288/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (20.3% below list).
• Recommended offer: $199k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.6% in Bella Vista — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#111 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: amenities F, commute F, health & safety 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: 834 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $156k; list at $250k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $199,228 (20.3% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $279,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Arnold Ln	0.00mi	2/2.0	1,344 (0%)	0mo	$249,900	$186	96
12 Arnold Ln	0.09mi	3/2.0 (+1)	1,416 (+5%)	8mo	$327,000	$231	71
68 Hope Dr	0.14mi	3/2.0 (+1)	1,416 (+5%)	6mo	$288,000	$203	70
24 Billingsley Dr	0.63mi	2/2.0	1,344 (0%)	0mo	$270,000	$201	66
2 Munster Dr	0.57mi	3/2.0 (+1)	1,309 (-3%)	3mo	$309,800	$237	58
46 Hatcher Dr	0.23mi	3/2.0 (+1)	1,504 (+12%)	10mo	$335,000	$223	52
11 Sheneman Dr	0.42mi	2/2.0	1,511 (+12%)	9mo	$315,000	$208	48
12 Marisco Ln	0.57mi	3/2.0 (+1)	1,189 (-12%)	0mo	$249,900	$210	45
29 Penzance Dr	0.74mi	2/2.0	1,436 (+7%)	9mo	$305,000	$212	43
4 Billingsley Ln	0.74mi	3/3.0 (+1)	1,416 (+5%)	1mo	$290,000	$205	43
1 Marazion Ln	0.63mi	3/2.0 (+1)	1,454 (+8%)	14mo	$285,000	$196	36
2 Little Dr	0.68mi	3/2.0 (+1)	1,507 (+12%)	8mo	$265,000	$176	32

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

Projected returns pro-forma

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

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-42,075
• Equity at exit: $37,261

10-year hold

• IRR: -9.0%
• Equity multiple: 0.45×
• Total profit: $-38,810
• Equity at exit: $21,607

Cash invested: $69,972 (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 72715

• Home prices YoY: -6.6%
• Active inventory: 834
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,992 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$143 /mo · $1,720/yr
• Insurance: −$104
• HOA: −$40
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-24

Break-even live

Break-even rent $2,023

Max offer price $245,653

Occupancy floor 96%

Sensitivity live

Price	-10% $117	-5% $47	+0% $-24	+5% $-95	+10% $-166
Rent	-10% $-181	-5% $-103	+0% $-24	+5% $55	+10% $133
Rate	-1.0pp $102	-0.5pp $40	base $-24	+0.5pp $-89	+1.0pp $-155

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Annette Ln Bella Vista, AR	3.0	2.0	1520	$1,650	$1.09	15d	1	0.65mi
27 Shropshire Dr Bella Vista, AR	3.0	3.0	1822	$2,250	$1.23	15d	1	1.01mi
4 Tilbury Ln Bella Vista, AR	3.0	2.5	1742	$1,850	$1.06	15d	1	1.27mi
26 Purfleet Dr Bella Vista, AR	3.0	2.0	1276	$1,575	$1.23	15d	1	1.30mi
9 Purfleet Dr Unit 1366492P Bella Vista, AR	3.0	2.0	1625	$3,392	$2.09	15d	1	1.37mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 6 events

1. 2026-05-17
   status Pending
2. 2026-05-12
   listed $249,900 Active
3. 2021-12-02
   soldstatus $155,500
4. 2021-11-23
   soldstatus $155,500 Closed 475-char remark

   Show marketing remark (475 chars)

   Introducing you to a 2 bedroom 2 bath home in Bella Vista. Home needs repairs and upgrades, has a lot of potential. this will be the perfect 1,300 sqft home after renovations. Back yard has so much potential for your relaxing down time with family and friends. Hardwood flooring and a lot of storage space throughout the home! Schedule your appt asap! Seller is only willing to remove back patio and repair flooring in laundry room. Receiving offers as they come. SOLD AS IS

5. 2021-10-26
   historical 475-char remark

   Show marketing remark (475 chars)

   Introducing you to a 2 bedroom 2 bath home in Bella Vista. Home needs repairs and upgrades, has a lot of potential. this will be the perfect 1,300 sqft home after renovations. Back yard has so much potential for your relaxing down time with family and friends. Hardwood flooring and a lot of storage space throughout the home! Schedule your appt asap! Seller is only willing to remove back patio and repair flooring in laundry room. Receiving offers as they come. SOLD AS IS

6. 2021-08-30
   listed $150,000 475-char remark

   Show marketing remark (475 chars)

   Introducing you to a 2 bedroom 2 bath home in Bella Vista. Home needs repairs and upgrades, has a lot of potential. this will be the perfect 1,300 sqft home after renovations. Back yard has so much potential for your relaxing down time with family and friends. Hardwood flooring and a lot of storage space throughout the home! Schedule your appt asap! Seller is only willing to remove back patio and repair flooring in laundry room. Receiving offers as they come. SOLD AS IS

ⓘ 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: $1,720 · $143/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,907
• − Mortgage interest: −$13,998
• − Property taxes: −$1,720
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − HOA: −$480
• − Depreciation: −$7,270
• Taxable loss: −$4,635
• Est. tax savings @ 24.0%: +$1,112
• After-tax cash flow: $824/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 — Bella Vista

• Score: 67/100
• State rank: #111
• US rank: #11129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bella Vista, AR
• County: Benton County · 259,241 people
• City population: 31,638
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 17,288
• Household income: $82,447
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 107.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 12% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -21.53%
• Current HPI: 304.946
• Rent YoY: —
• Metro: Fayetteville-Springdale-Rogers, AR
• 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

+66.6% since first listed

6 events — show timeline

• 2026-05-17 Pending — NWARMLS
• 2026-05-12 Listed $249,900 NWARMLS
• 2021-12-02 Sold (Public Records) $155,500 Public Records
• 2021-11-23 Sold (MLS) $155,500 NWARMLS
• 2021-10-26 Delisted — NWARMLS
• 2021-08-30 Listed $150,000 NWARMLS

Property tax history

+10.4%/yr

Latest (2025): $1,720 · +9.8% YoY. Source: county tax records.