4206 SW Lexington Ave · Bentonville, AR 72713

$290,000

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 18 Days on market

Built 2020 0.28 ac lot Est $285k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +6.8/15.0
• Cash flow +6.7/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +1.0/10.0

Listing remarks MLS

New construction 3bd 2ba. Open floor plan throughout kitchen, dining, and living room. Home has craftsman cabinetry, lots of natural light, and a covered patio.

Key facts

• 0.28 acre lot
• Garage
• Built 2020

Property features AI

Finance

• HOA & community: HOA fees noted (annual and monthly frequency); Community features: curbs, sidewalks

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Public water; Public sewer; Recycling collection
• Home design: Single-story; Slab foundation
• Construction: Brick and vinyl siding; Architectural shingle roof; Shingle roof
• Exterior features: Concrete driveway; Covered patio; Patio; Privacy wood fencing around back yard; Fenced yard; Landscaped; Level yard; Subdivision lot; Public paved road frontage

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Plumbed for ice maker; Electric water heater
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (heat pump); Central air conditioning (electric)
• Interior features: Attic; Eat-in kitchen; Pantry; Storage; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-458 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (38.1% below list).
• Recommended offer: $180k (38.1% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 2.6% in Bentonville — 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 83/100 on livability (#2 in AR, #864 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: 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: Rents flat; 710 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent is only 18% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $179k; list at $290k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,505 (38.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.62% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.77%
• DSCR: 0.70
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $285,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6709 SW Whitmarsh Rd	0.08mi	3/2.0	1,485 (+7%)	2mo	$305,000	$205	84
6316 SW Chestnut Hill Rd	0.15mi	3/2.0	1,332 (-4%)	10mo	$299,000	$224	77
4304 SW Lexington Ave	0.04mi	3/2.0	1,353 (-3%)	20mo	$277,500	$205	77
6202 SW Warrington Rd	0.23mi	3/2.0	1,494 (+7%)	1mo	$300,000	$201	76
4307 SW Comstock Ave	0.29mi	3/2.0	1,459 (+5%)	3mo	$270,000	$185	76
4406 SW Lexington Ave	0.11mi	3/2.0	1,310 (-6%)	12mo	$300,000	$229	75
6314 SW Chestnut Hill Rd	0.15mi	3/2.0	1,353 (-3%)	18mo	$286,200	$212	73
6901 Pilgrim Rd	0.15mi	3/2.0	1,423 (+2%)	20mo	$275,000	$193	73
6802 SW Chalkstone Rd	0.17mi	3/2.0	1,485 (+7%)	12mo	$315,000	$212	71
6905 SW Whitmarsh Rd	0.16mi	3/2.0	1,456 (+5%)	17mo	$312,500	$215	70
4204 Comstock Ave	0.32mi	3/2.0	1,468 (+6%)	8mo	$295,000	$201	69
6301 Chalkstone Rd	0.19mi	3/2.0	1,585 (+14%)	6mo	$315,000	$199	63

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.53×
• Total profit: $124,099
• Equity at exit: $261,255

10-year hold

• IRR: 17.0%
• Equity multiple: 5.68×
• Total profit: $379,947
• Equity at exit: $563,406

Cash invested: $81,200 (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 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 710
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$235 /mo · $2,819/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-458

Break-even live

Break-even rent $2,375

Max offer price $209,020

Occupancy floor —

Sensitivity live

Price	-10% $-294	-5% $-376	+0% $-458	+5% $-540	+10% $-623
Rent	-10% $-600	-5% $-529	+0% $-458	+5% $-388	+10% $-317
Rate	-1.0pp $-312	-0.5pp $-385	base $-458	+0.5pp $-534	+1.0pp $-610

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6706 SW Whitmarsh Rd Bentonville, AR	4.0	2.0	1657	$1,695	$1.02	23d	1	0.09mi
6611 SW Warrington Rd Bentonville, AR	3.0	2.0	1353	$1,700	$1.26	16d	1	0.10mi
6801 SW Chestnut Hill Rd Bentonville, AR	4.0	2.0	1652	$1,750	$1.06	25d	1	0.13mi
6804 SW Chalkstone Rd Bentonville, AR	4.0	2.0	1650	$1,885	$1.14	16d	1	0.18mi
4205 SW Lenox Ave Bentonville, AR	4.0	2.0	1652	$1,850	$1.12	25d	1	0.21mi
4404 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	25d	1	0.32mi
4405 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	25d	1	0.34mi
5806 SW Crozier Cir Bentonville, AR	1.0–2.0	1.0–2.0	945	$1,452	$1.54	16d	25	0.52mi
5302 SW Monaco Ln Bentonville, AR	3.0	2.0	1202	$1,550	$1.29	25d	1	0.99mi
6708 SW Shady Rd Bentonville, AR	4.0	2.0	1500	$1,800	$1.20	25d	1	1.38mi
3800 SW Mistletoe Ave Unit 1221819P Bentonville, AR	3.0	2.0	1593	$5,861	$3.68	15d	1	1.40mi

Listing history 12 events

1. 2026-06-22
   days on market $290,000 Active 18 DOM
2. 2026-06-18
   days on market $290,000 Active 15 DOM
3. 2026-06-17
   days on market $290,000 Active 14 DOM
4. 2026-06-16
   days on market $290,000 Active 13 DOM
5. 2026-06-15
   days on market $290,000 Active 12 DOM
6. 2026-06-14
   days on market $290,000 Active 10 DOM
7. 2026-06-10
   days on market $290,000 Active 7 DOM
8. 2026-06-09
   days on market $290,000 Active 6 DOM
9. 2026-06-08
   days on market $290,000 Active 5 DOM
10. 2026-06-07
    days on market $290,000 Active 4 DOM
11. 2026-06-03
    remarks 506-char remark
12. 2026-06-03
    listed $290,000 Active 1 DOM

ⓘ 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: $2,819 · $235/mo
• Projected year-2 tax: $2,819 · $235/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,541
• − Mortgage interest: −$16,245
• − Property taxes: −$2,819
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$8,436
• Taxable loss: −$10,855
• Est. tax savings @ 24.0%: +$2,605
• After-tax cash flow: $-2,896/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 — Bentonville

• Score: 83/100
• State rank: #2
• US rank: #864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bentonville, AR
• County: Benton County · 259,241 people
• City population: 67,689
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 28,999
• Household income: $119,853
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 508.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 54% Asian 20% Two or more races 16% Hispanic / Latino 11% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 8% Spanish 6% Other Indo-European 5%

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: ▲ 10.77%
• Current HPI: 319.3081
• Rent YoY: ▲ 0.39%
• 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

+61.8% since first listed

3 events — show timeline

• 2026-06-03 Listed $290,000 NWARMLS
• 2020-12-30 Sold (MLS) $179,215 NWARMLS
• 2020-11-03 Listed $179,215 NWARMLS

Property tax history

+4.2%/yr

Latest (2025): $2,819 · +9.9% YoY. Source: county tax records.