1 Martham Ln · Bella Vista, AR 72715

$312,000

3 bd · 2.0 ba · 1,474 sqft · SingleFamily public records · 96 Days on market

Built 2004 0.27 ac lot Est $315k · at est. $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 +12.3/30.0
• ARV discount +8.0/15.0
• Schools +5.2/10.0
• DSCR +3.6/10.0
• 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

Welcome to 1 Martham Ln. Located in the heart of NW Arkansas's playground with easy access to Landline MB Trail just around the corner and London Boat Ramp accessing Lake Windsor just minutes away. This move-in ready home features fresh interior paint, newer Stainless appliance package to include the Refrigerator along with a water cooler for refreshing hydration after a day on the trails or the lake. With pet friendly wood-look tile throughout the living areas, there is no worries that your furry friends will scratch or damage your floors. High ceilings with crown molding accent the LR where the gas-log fireplace will delight and relax you on those cold winter evenings. The climate control

Key facts

• Low maintenance yard
• 0.27 acre lot
• Garage

Tags

• CLIMATE CONTROLLED BONUS ROOM
• LOW MAINTENANCE YARD

Property features AI

Finance

• HOA & community: Homeowners association with $40 monthly fee; Community amenities: clubhouse, dock, fitness center, playground, park, pool, recreation area, sauna, tennis courts, trails/paths, biking

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank available; Electricity available; Propane available; Cable available
• Home design: Single-story; Brick and vinyl siding exterior; Architectural shingle roof; Crawlspace foundation; Public paved road frontage; Lot is cleared, landscaped, in a subdivision
• Construction: Built with brick and vinyl siding; Architectural shingle roof; Crawlspace foundation
• Exterior features: Covered patio; Deck; Concrete driveway; Community pool and spa; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric range with smooth cooktop; Microwave; Microwave hood fan; Refrigerator; Disposal; Plumbed for ice maker; Electric water heater
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Attic; Ceiling fans; Pantry; Window treatments; Blinds; Storage
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $312k.

Deal economics

• At list price, monthly cash flow is $-58 ($-697/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (22.6% below list).
• Recommended offer: $242k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 827 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 $9k 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 96 days — a 9% lower offer ($284k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $125k; list at $312k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $241,598 (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. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $315,436
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Winchester Ln	0.24mi	3/2.0	1,417 (-4%)	0mo	$325,000	$229	82
3 Kensington Dr	0.05mi	2/2.0 (-1)	1,296 (-12%)	2mo	$298,000	$230	71
4 Rosedale Ln	0.58mi	3/2.0	1,484 (+1%)	4mo	$215,000	$145	68
13 Kensington Dr	0.08mi	2/2.0 (-1)	1,671 (+13%)	4mo	$290,000	$174	66
6 Basildon Dr	0.64mi	3/2.0	1,520 (+3%)	4mo	$324,900	$214	61
61 London Dr	0.73mi	3/2.0	1,515 (+3%)	2mo	$349,950	$231	59
34 Basildon Dr	0.56mi	3/2.0	1,631 (+11%)	3mo	$407,750	$250	54
5 Harlow Dr	0.45mi	2/2.0 (-1)	1,319 (-10%)	5mo	$242,000	$183	52
14 Runnymede Ln	0.72mi	2/2.0 (-1)	1,504 (+2%)	7mo	$294,800	$196	52
1 Wembly Cir	0.65mi	3/2.0	1,681 (+14%)	1mo	$697,500	$415	46
67 London Dr	0.71mi	2/2.0 (-1)	1,606 (+9%)	2mo	$305,000	$190	46
3 Wentworth Dr	0.64mi	2/3.0 (-1)	1,593 (+8%)	5mo	$270,000	$169	44

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-54,337
• Equity at exit: $46,520

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-52,404
• Equity at exit: $26,976

Cash invested: $87,360 (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: 827
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,416 high
• Mortgage (P&I): −$1,636
• Tax from tax record: −$161 /mo · $1,927/yr
• Insurance: −$130
• HOA: −$40
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-58

Break-even live

Break-even rent $2,490

Max offer price $301,739

Occupancy floor 97%

Sensitivity live

Price	-10% $119	-5% $30	+0% $-58	+5% $-146	+10% $-235
Rent	-10% $-249	-5% $-154	+0% $-58	+5% $37	+10% $133
Rate	-1.0pp $99	-0.5pp $21	base $-58	+0.5pp $-139	+1.0pp $-221

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: $78,000
• Closing costs: $9,360
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Felton Ln Unit 1241295P Bella Vista, AR	2.0	2.0	1388	$2,815	$2.03	15d	1	0.35mi
9 August Ln Unit 1363327P Bella Vista, AR	2.0	1.5	1173	$3,153	$2.69	15d	1	0.44mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,850	$1.08	15d	1	0.46mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,900	$1.11	22d	1	0.46mi
6 Connie Ln Bella Vista, AR	3.0	2.0	1440	$2,250	$1.56	24d	1	0.56mi
71 London Dr Bella Vista, AR	3.0	2.0	1490	$2,100	$1.41	24d	1	0.71mi
1 Yarty Ln Bella Vista, AR	2.0	2.0	1815	$2,300	$1.27	24d	1	0.93mi
10 Riordan Rd Unit 1221880P Bella Vista, AR	2.0	2.0	882	$4,248	$4.82	24d	1	1.05mi
13 Orleton Ln Unit 1221943P Bella Vista, AR	3.0	2.0	1248	$3,552	$2.85	22d	1	1.20mi
4 Kemble Cir Bella Vista, AR	3.0	2.0	1376	$1,850	$1.34	24d	1	1.36mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: watergas

Listing history 18 events

1. 2026-06-14
   statusdays on market $312,000 Pending 96 DOM
2. 2026-06-10
   days on market $312,000 Active 95 DOM
3. 2026-06-09
   days on market $312,000 Active 94 DOM
4. 2026-06-08
   days on market $312,000 Active 93 DOM
5. 2026-06-07
   days on market $312,000 Active 92 DOM
6. 2026-06-05
   days on market $312,000 Active 89 DOM
7. 2026-06-03
   days on market $312,000 Active 88 DOM
8. 2026-06-02
   days on market $312,000 Active 87 DOM
9. 2026-06-01
   days on market $312,000 Active 86 DOM
10. 2026-05-31
    days on market $312,000 Active 85 DOM
11. 2026-05-31
    days on market $312,000 Active 84 DOM
12. 2026-05-07
    status Active
13. 2026-04-27
    status Pending
14. 2026-04-25
    price $312,000
15. 2026-03-19
    price $319,999
16. 2026-02-25
    listed $324,999 Active
17. 2017-04-24
    soldstatus $125,000
18. 2009-12-08
    soldstatus $130,000

ⓘ 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: $1,927 · $161/mo
• Projected year-2 tax: $1,997 · $166/mo
• Expected delta: +$70/yr (+$6/mo · 3.6%)

ⓘ 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 1/10 Low
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,992
• − Mortgage interest: −$17,477
• − Property taxes: −$1,927
• − Insurance: −$1,560
• − Repairs & maintenance: −$2,319
• − Management: −$2,319
• − HOA: −$480
• − Depreciation: −$9,076
• Taxable loss: −$6,167
• Est. tax savings @ 24.0%: +$1,480
• After-tax cash flow: $783/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

+140.0% since first listed

7 events — show timeline

• 2026-05-07 Relisted — NWARMLS
• 2026-04-27 Pending — NWARMLS
• 2026-04-25 Price Changed $312,000 NWARMLS
• 2026-03-19 Price Changed $319,999 NWARMLS
• 2026-02-25 Listed $324,999 NWARMLS
• 2017-04-24 Sold (Public Records) $125,000 Public Records
• 2009-12-08 Sold (Public Records) $130,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,927 · +1.5% YoY. Source: county tax records.