14 Kirkby Cir · Bella Vista, AR 72715

$330,000

3 bd · 2.0 ba · 1,786 sqft · SingleFamily public records · 9 Days on market

Built 1985 0.30 ac lot Est $359k · 8% under

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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 +13.5/30.0
• ARV discount +11.1/15.0
• Schools +5.2/10.0
• DSCR +4.1/10.0
• 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

Sitting on a level corner lot, this 3 bed 2 bath home is just minutes from all the amenities of Bella Vista. This property has been well cared for and includes a newly replaced AC unit, hot water heater, stove, microwave and dishwasher. Enjoy the cozy wood burning fire place and the sun room that leads to the large back deck. Connected to City sewer and central heat and air.

Key facts

• Lago vista trail
• Beautiful deck
• Golf courses

Tags

• LEVEL CORNER LOT
• BEAUTIFUL DECK
• SUNROOM
• LAGO VISTA TRAIL
• BELLA VISTA AMENITIES
• GOLF COURSES

Property features AI

Finance

• HOA & community: Monthly association fee; Community amenities: biking, clubhouse, golf, playground, pool, tennis courts, lake, park, trails/paths

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Brick and wood siding exterior; Architectural shingle roof; Crawlspace foundation; Public road frontage; Paved road
• Construction: Built with brick and wood siding; Architectural shingle roof; Crawlspace foundation
• Exterior features: Concrete driveway; Covered patio/porch; Deck; Porch; Corner lot; Landscaped yard; Level lot; Near park; Access to Lake Avalon

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Microwave hood fan; Electric water heater
• Bedrooms: Includes a sunroom (listed as a room type)
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic access; Eat-in kitchen; Storage space; Walk-in closet(s); Sunroom
• 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 $330k.

Deal economics

• At list price, monthly cash flow is $11 ($133/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (19.6% below list).
• Recommended offer: $265k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 39% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $168k; list at $330k implies a 97% gain — meaningful room to come down on a strong offer.

Recommended offer $265,381 (19.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $358,986
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Kirkby Cir	0.00mi	3/2.0	1,786 (0%)	1mo	$330,000	$185	100
8 Brentwood Dr	0.07mi	3/2.0	1,736 (-3%)	0mo	$390,000	$225	92
1 Hartlepool Dr	0.32mi	2/2.0 (-1)	1,800 (+1%)	2mo	$320,000	$178	77
17 Cheddar Dr	0.48mi	3/2.0	1,787 (+0%)	2mo	$375,000	$210	76
27 Cromer Dr	0.45mi	3/2.0	1,816 (+2%)	4mo	$347,500	$191	73
12 Aycock Ln	0.54mi	3/2.0	1,765 (-1%)	1mo	$395,000	$224	72
36 Brentwood Dr	0.29mi	3/2.0	1,950 (+9%)	3mo	$535,000	$274	69
17 Yarmouth Dr	0.58mi	3/2.0	1,750 (-2%)	1mo	$335,000	$191	68
25 Hartlepool Dr	0.39mi	3/2.0	1,640 (-8%)	1mo	$329,000	$201	68
26 Cromer Dr	0.41mi	4/2.0 (+1)	1,653 (-7%)	3mo	$359,950	$218	61
2 Ventnor Dr	0.69mi	3/2.0	1,636 (-8%)	2mo	$297,400	$182	52
6 Wards Ln	0.74mi	3/3.0	2,020 (+13%)	2mo	$345,000	$171	38

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-52,851
• Equity at exit: $49,204

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-45,440
• Equity at exit: $28,532

Cash invested: $92,400 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,654 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$217 /mo · $2,609/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $11

Break-even live

Break-even rent $2,640

Max offer price $330,000

Occupancy floor 95%

Sensitivity live

Price	-10% $198	-5% $104	+0% $11	+5% $-82	+10% $-176
Rent	-10% $-199	-5% $-94	+0% $11	+5% $116	+10% $221
Rate	-1.0pp $177	-0.5pp $95	base $11	+0.5pp $-74	+1.0pp $-161

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Erith Ln Unit 1512836P Bella Vista, AR	4.0	2.0	2077	$5,027	$2.42	15d	1	0.26mi
9 Purfleet Dr Unit 1366492P Bella Vista, AR	3.0	2.0	1625	$3,392	$2.09	15d	1	0.28mi
9 Hartlepool Dr Bella Vista, AR	3.0	2.0	1264	$1,500	$1.19	45d	1	0.30mi
26 Purfleet Dr Bella Vista, AR	3.0	2.0	1276	$1,575	$1.23	16d	1	0.36mi
4 Tilbury Ln Bella Vista, AR	3.0	2.5	1742	$1,850	$1.06	15d	1	0.39mi
13 Yarmouth Dr Bella Vista, AR	2.0	2.0	1237	$2,100	$1.70	15d	1	0.58mi
5 Wreston Ln Bella Vista, AR	3.0	3.0	2290	$2,000	$0.87	15d	1	1.22mi
6 Connie Ln Bella Vista, AR	3.0	2.0	1440	$2,250	$1.56	25d	1	1.31mi
2 Fryer Ln Bella Vista, AR	2.0	2.0	1567	$2,200	$1.40	23d	1	1.38mi

Listing history 6 events

1. 2026-05-04
   status Pending
2. 2026-04-25
   listed $330,000 Active
3. 2019-04-25
   soldstatus $167,800
4. 2019-04-22
   soldstatus 377-char remark

   Show marketing remark (377 chars)

   Sitting on a level corner lot, this 3 bed 2 bath home is just minutes from all the amenities of Bella Vista. This property has been well cared for and includes a newly replaced AC unit, hot water heater, stove, microwave and dishwasher. Enjoy the cozy wood burning fire place and the sun room that leads to the large back deck. Connected to City sewer and central heat and air.

5. 2019-01-10
   listed $174,800 377-char remark

   Show marketing remark (377 chars)

   Sitting on a level corner lot, this 3 bed 2 bath home is just minutes from all the amenities of Bella Vista. This property has been well cared for and includes a newly replaced AC unit, hot water heater, stove, microwave and dishwasher. Enjoy the cozy wood burning fire place and the sun room that leads to the large back deck. Connected to City sewer and central heat and air.

6. 2010-10-21
   soldstatus $100,000

ⓘ 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: $2,609 · $217/mo
• Projected year-2 tax: $2,609 · $217/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 2/10 Low
• 🌡 Heat 4/10 Moderate 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,846
• − Mortgage interest: −$18,485
• − Property taxes: −$2,609
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − Depreciation: −$9,600
• Taxable loss: −$5,594
• Est. tax savings @ 24.0%: +$1,342
• After-tax cash flow: $1,475/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

+230.0% since first listed

6 events — show timeline

• 2026-05-04 Pending — NWARMLS
• 2026-04-25 Listed $330,000 NWARMLS
• 2019-04-25 Sold (Public Records) $167,800 Public Records
• 2019-04-22 Sold (MLS) — SOMO
• 2019-01-10 Listed $174,800 SOMO
• 2010-10-21 Sold (Public Records) $100,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,609 · +9.8% YoY. Source: county tax records.