12 Marisco Ln · Bella Vista, AR 72715

$249,900

3 bd · 2.0 ba · 1,146 sqft · SingleFamily public records · 17 Days on market

Built 1996 0.29 ac lot Est $241k · 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).

• Cash flow +12.9/30.0
• ARV discount +5.8/15.0
• Schools +5.2/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New roof coming soon. Check out this 3-BR, 2-bath home with fairly level lot + storage building. Take a look at this affordably priced home that is close to all that Bella Vista has to offer. Mountain bike trails are just up the road and there are golf courses and lakes that are minutes away. This pet friendly home (no carpet) home features Granite countertops and the refrigerator, washer and dryer are only 3-years old and will convey to the new owners. Perfect property for investment, downsizing or for those looking for an affordable home to enjoy. Septic was pumped March 2021. Attic Fan was replaced this year. There is also a spacious outdoor storage shed. The back deck is perfect for enjoying that morning cup of coffee and the firepit will provide a wonderful space to relax with friends on those cool evening that are around the corner. Home may need some minor TLC and is being sold AS-IS. Offers will be presented as received. Don't miss your opportunity, call today for your private showing.

Key facts

• 0.29 acre lot
• Built 1996
• Listed 17 days

Property features AI

Finance

• HOA & community: Bella Vista association (monthly fee)

Exterior

• Parking: Concrete driveway; Gravel driveway
• Security: Smoke detectors
• Utilities: Public water; Septic (septic tank) available; Electricity available; Cable available; High-speed internet available
• Home design: Single-story; Wood siding; Slab foundation; Architectural shingle roof
• Construction: Wood siding construction; Architectural shingle roof; Built 25+ years ago; Slab foundation
• Exterior features: Concrete driveway; Gravel driveway; Deck; Storage structure; Cleared lot; Level lot; Subdivision setting; Shared road frontage

Interior

• Kitchen: Granite counters; Dishwasher; Electric range; Range hood; Refrigerator; Plumbed for ice maker
• Flooring: Luxury vinyl plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fans; Cathedral ceilings; Granite counters; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-20 ($-244/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (22.6% below list).
• Recommended offer: $193k (22.6% 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: 838 active listings in the ZIP; 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

• It's been on market 17 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $195k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $193,424 (22.6% 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: 0.77% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $240,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Marisco Ln	0.00mi	3/2.0	1,189 (+4%)	0mo	$249,900	$210	94
6 Morris Ln	0.48mi	3/1.5	1,100 (-4%)	2mo	$225,000	$205	67
2 Morris Ln	0.50mi	2/2.0 (-1)	1,113 (-3%)	5mo	$205,000	$184	63
5 Formby Ln	0.50mi	2/1.5 (-1)	1,089 (-5%)	4mo	$230,000	$211	58
6 Little Dr	0.54mi	3/2.0	1,104 (-4%)	14mo	$210,000	$190	57
5 Cotherstone Ln	0.63mi	2/2.0 (-1)	1,212 (+6%)	2mo	$296,767	$245	54
3 Formby Ln	0.50mi	2/1.5 (-1)	1,056 (-8%)	8mo	$235,000	$223	50
41 Hope Dr	0.56mi	2/1.5 (-1)	1,015 (-11%)	8mo	$235,000	$232	41
16 Tiverton Ln	0.74mi	2/2.0 (-1)	1,280 (+12%)	2mo	$259,900	$203	40
13 Regent Ln	0.70mi	3/2.0	1,280 (+12%)	16mo	$225,000	$176	34
40 Hope Dr	0.62mi	2/1.5 (-1)	1,022 (-11%)	20mo	$220,000	$215	30
33 Finger Cir	0.57mi	2/1.5 (-1)	1,314 (+15%)	22mo	$235,900	$180	24

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-41,870
• Equity at exit: $37,261

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-38,455
• 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: 838
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,934 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$134 /mo · $1,605/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-20

Break-even live

Break-even rent $1,960

Max offer price $246,307

Occupancy floor 96%

Sensitivity live

Price	-10% $121	-5% $50	+0% $-20	+5% $-91	+10% $-162
Rent	-10% $-173	-5% $-97	+0% $-20	+5% $56	+10% $132
Rate	-1.0pp $106	-0.5pp $43	base $-20	+0.5pp $-85	+1.0pp $-151

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: —

Listing history 17 events

1. 2026-05-23
   status Pending
2. 2026-05-06
   listed $249,900 Active
3. 2024-02-15
   historical $1,400
4. 2024-02-13
   listed $1,400
5. 2022-09-14
   soldstatus $195,000
6. 2022-09-13
   soldstatus $195,000 Closed 1009-char remark

   Show marketing remark (1009 chars)

   New roof coming soon. Check out this 3-BR, 2-bath home with fairly level lot + storage building. Take a look at this affordably priced home that is close to all that Bella Vista has to offer. Mountain bike trails are just up the road and there are golf courses and lakes that are minutes away. This pet friendly home (no carpet) home features Granite countertops and the refrigerator, washer and dryer are only 3-years old and will convey to the new owners. Perfect property for investment, downsizing or for those looking for an affordable home to enjoy. Septic was pumped March 2021. Attic Fan was replaced this year. There is also a spacious outdoor storage shed. The back deck is perfect for enjoying that morning cup of coffee and the firepit will provide a wonderful space to relax with friends on those cool evening that are around the corner. Home may need some minor TLC and is being sold AS-IS. Offers will be presented as received. Don't miss your opportunity, call today for your private showing.

7. 2022-08-12
   status Pending 1009-char remark

   Show marketing remark (1009 chars)

   New roof coming soon. Check out this 3-BR, 2-bath home with fairly level lot + storage building. Take a look at this affordably priced home that is close to all that Bella Vista has to offer. Mountain bike trails are just up the road and there are golf courses and lakes that are minutes away. This pet friendly home (no carpet) home features Granite countertops and the refrigerator, washer and dryer are only 3-years old and will convey to the new owners. Perfect property for investment, downsizing or for those looking for an affordable home to enjoy. Septic was pumped March 2021. Attic Fan was replaced this year. There is also a spacious outdoor storage shed. The back deck is perfect for enjoying that morning cup of coffee and the firepit will provide a wonderful space to relax with friends on those cool evening that are around the corner. Home may need some minor TLC and is being sold AS-IS. Offers will be presented as received. Don't miss your opportunity, call today for your private showing.

8. 2022-08-05
   status Active 1009-char remark

   Show marketing remark (1009 chars)

   New roof coming soon. Check out this 3-BR, 2-bath home with fairly level lot + storage building. Take a look at this affordably priced home that is close to all that Bella Vista has to offer. Mountain bike trails are just up the road and there are golf courses and lakes that are minutes away. This pet friendly home (no carpet) home features Granite countertops and the refrigerator, washer and dryer are only 3-years old and will convey to the new owners. Perfect property for investment, downsizing or for those looking for an affordable home to enjoy. Septic was pumped March 2021. Attic Fan was replaced this year. There is also a spacious outdoor storage shed. The back deck is perfect for enjoying that morning cup of coffee and the firepit will provide a wonderful space to relax with friends on those cool evening that are around the corner. Home may need some minor TLC and is being sold AS-IS. Offers will be presented as received. Don't miss your opportunity, call today for your private showing.

9. 2022-08-02
   status Pending 1009-char remark

   Show marketing remark (1009 chars)

   New roof coming soon. Check out this 3-BR, 2-bath home with fairly level lot + storage building. Take a look at this affordably priced home that is close to all that Bella Vista has to offer. Mountain bike trails are just up the road and there are golf courses and lakes that are minutes away. This pet friendly home (no carpet) home features Granite countertops and the refrigerator, washer and dryer are only 3-years old and will convey to the new owners. Perfect property for investment, downsizing or for those looking for an affordable home to enjoy. Septic was pumped March 2021. Attic Fan was replaced this year. There is also a spacious outdoor storage shed. The back deck is perfect for enjoying that morning cup of coffee and the firepit will provide a wonderful space to relax with friends on those cool evening that are around the corner. Home may need some minor TLC and is being sold AS-IS. Offers will be presented as received. Don't miss your opportunity, call today for your private showing.

10. 2022-07-31
    listed $199,000 Active 1009-char remark

    Show marketing remark (1009 chars)

    New roof coming soon. Check out this 3-BR, 2-bath home with fairly level lot + storage building. Take a look at this affordably priced home that is close to all that Bella Vista has to offer. Mountain bike trails are just up the road and there are golf courses and lakes that are minutes away. This pet friendly home (no carpet) home features Granite countertops and the refrigerator, washer and dryer are only 3-years old and will convey to the new owners. Perfect property for investment, downsizing or for those looking for an affordable home to enjoy. Septic was pumped March 2021. Attic Fan was replaced this year. There is also a spacious outdoor storage shed. The back deck is perfect for enjoying that morning cup of coffee and the firepit will provide a wonderful space to relax with friends on those cool evening that are around the corner. Home may need some minor TLC and is being sold AS-IS. Offers will be presented as received. Don't miss your opportunity, call today for your private showing.

11. 2019-06-26
    soldstatus $130,000
12. 2019-06-21
    soldstatus $130,000 284-char remark

    Show marketing remark (284 chars)

    This incredible home is ready to go for you! Smart layout, excellent location, large kitchen and open living room. You'll love useable yard and the beautiful trees that Bella Vista in known for. You'll feel like you're in the country but only minutes away from everything! Call today!

13. 2019-05-11
    listed $134,900 284-char remark

    Show marketing remark (284 chars)

    This incredible home is ready to go for you! Smart layout, excellent location, large kitchen and open living room. You'll love useable yard and the beautiful trees that Bella Vista in known for. You'll feel like you're in the country but only minutes away from everything! Call today!

14. 2015-09-22
    soldstatus $87,300
15. 2015-09-18
    soldstatus $87,300
16. 2015-08-07
    listed $87,300
17. 1997-12-18
    soldstatus $67,000

ⓘ 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: $1,605 · $134/mo
• Projected year-2 tax: $1,605 · $134/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: $23,211
• − Mortgage interest: −$13,998
• − Property taxes: −$1,605
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$7,270
• Taxable loss: −$4,626
• Est. tax savings @ 24.0%: +$1,110
• After-tax cash flow: $866/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

+273.0% since first listed

17 events — show timeline

• 2026-05-23 Pending — NWARMLS
• 2026-05-06 Listed $249,900 NWARMLS
• 2024-02-15 Rental Removed $1,400 NWARMLS
• 2024-02-13 Listed for Rent $1,400 NWARMLS
• 2022-09-14 Sold (Public Records) $195,000 Public Records
• 2022-09-13 Sold (MLS) $195,000 NWARMLS
• 2022-08-12 Pending — NWARMLS
• 2022-08-05 Relisted — NWARMLS
• 2022-08-02 Pending — NWARMLS
• 2022-07-31 Listed $199,000 NWARMLS
• 2019-06-26 Sold (Public Records) $130,000 Public Records
• 2019-06-21 Sold (MLS) $130,000 NWARMLS
• 2019-05-11 Listed $134,900 NWARMLS
• 2015-09-22 Sold (Public Records) $87,300 Public Records
• 2015-09-18 Sold (MLS) $87,300 NWARMLS
• 2015-08-07 Listed $87,300 NWARMLS
• 1997-12-18 Sold (Public Records) $67,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,605 · +9.8% YoY. Source: county tax records.