9 Farnham Dr · Bella Vista, AR 72714

$350,000

3 bd · 2.0 ba · 1,862 sqft · SingleFamily public records · 62 Days on market

Built 1993 0.36 ac lot Est $387k · 10% 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).

• ARV discount +11.8/15.0
• Cash flow +10.3/30.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Charming home at 9 Farnham Drive featuring 3 bedrooms, 2 baths. Large sunroom overlooks the back yard, Wood and ceramic tile floors, Corian counters, and a cozy wood fireplace with a blower complete this well taken care of home. The roof was replaced in 2021. Enjoy the convenience of a refrigerator, washer, and dryer that stay with the home. Step outside to a spacious fenced backyard with a workshop, perfect for projects or extra storage. Located near scenic hiking and biking trails and just minutes from Blowing Springs Park. A perfect blend of comfort and outdoor adventure awaits!

Key facts

• Vaulted ceiling
• Natural light
• Cozy fireplace

Tags

• COZY FIREPLACE
• VAULTED CEILING
• WOOD BEAM
• NATURAL LIGHT
• NEWLY REMODELED KITCHEN
• MODERN WHITE CABINETS

Property features AI

Finance

• Other: Community pool (gunite) and community spa; Water body nearby: Lake Rayburn
• HOA & community: Homeowners association (BVVPOA) with a $40 monthly fee; Community amenities include clubhouse, pool, tennis courts, fitness, golf, dock, playground, trails/paths, sauna, recreation area, biking, shopping, lake, and proximity to fire station and hospital

Exterior

• Parking: Attached garage with garage door opener; 2 covered spaces
• Security: Smoke detectors
• Utilities: Cable available; Electricity available; Public water; Septic (septic tank)
• Home design: Single-story home; Brick, frame, and vinyl siding exterior; Architectural shingle roof; Irregular lot; Public road frontage; Paved road
• Construction: Built as a resale (less than 25 years old); Block and slab foundation
• Exterior features: Covered patio/porch; Deck; Porch; Concrete driveway; Outbuilding; Workshop; Back yard chain-link fence; Near clubhouse; Landscaped; Cleared; Open lot; Sloped; Wooded; Near park; Subdivision; Central business district setting; Resort property; Close to clubhouse

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Plumbed for ice maker; Pantry; Quartz counters
• Bedrooms: Sunroom listed as a room type
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric heat pump); Central air (electric heat pump)
• Interior features: Attic; Ceiling fans; Pantry; Programmable thermostat; Quartz counters; Storage; Walk-in closets; Window treatments; Double pane windows; Blinds; Sunroom
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (27.5% below list).
• Recommended offer: $254k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 484 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (1.4% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $22k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $253,590 (27.5% 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 62 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $387,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Penrith Dr	0.26mi	3/2.0	1,818 (-2%)	10mo	$345,000	$190	76
1 Newent Ln	0.25mi	2/2.0 (-1)	1,917 (+3%)	5mo	$360,000	$188	74
26 Penrith Dr	0.31mi	3/2.5	1,816 (-2%)	8mo	$430,000	$237	72
7 Chudleigh Ln	0.08mi	3/2.0	1,664 (-11%)	11mo	$326,000	$196	70
3 Ashbury Ln	0.54mi	3/2.0	1,852 (-0%)	8mo	$417,000	$225	68
13 Chudleigh Ln	0.11mi	3/2.0	1,586 (-15%)	8mo	$342,500	$216	63
30 Lambourn Dr	0.27mi	3/2.0	1,650 (-11%)	8mo	$343,150	$208	61
3 Yoxall Ln	0.23mi	3/2.5	2,119 (+14%)	6mo	$549,000	$259	59
74 Westbury Dr	0.66mi	3/2.5	1,778 (-4%)	10mo	$459,900	$259	51
6 Byron Ln	0.56mi	3/2.0	1,604 (-14%)	6mo	$290,000	$181	46
3 Wentworth Dr	0.73mi	2/3.0 (-1)	1,593 (-14%)	5mo	$270,000	$169	29
33 Wentworth Dr	0.71mi	3/3.0	2,139 (+15%)	11mo	$430,000	$201	29

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

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $1,047
• Equity at exit: $126,546

10-year hold

• IRR: 4.7%
• Equity multiple: 1.60×
• Total profit: $59,037
• Equity at exit: $173,770

Cash invested: $98,000 (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 72714

• Home prices YoY: 0.5%
• Active inventory: 484
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,536 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$146
• HOA: −$40
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-189

Break-even live

Break-even rent $2,775

Max offer price $316,620

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-90	+0% $-189	+5% $-288	+10% $-387
Rent	-10% $-389	-5% $-289	+0% $-189	+5% $-89	+10% $11
Rate	-1.0pp $-13	-0.5pp $-100	base $-189	+0.5pp $-280	+1.0pp $-372

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Kemble Cir Bella Vista, AR	3.0	2.0	1376	$1,850	$1.34	25d	1	0.18mi
9 N Cerney Ln Unit 1297034P Bella Vista, AR	3.0	3.0	2497	$2,340	$0.94	16d	1	0.42mi
15 Baywater Ln Unit 1221842P Bella Vista, AR	3.0	2.0	1915	$5,167	$2.70	23d	1	0.66mi
4 Sibsey Cir Unit 1230868P Bella Vista, AR	3.0	2.0	1765	$3,469	$1.97	23d	1	0.67mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,850	$1.08	16d	1	0.92mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,900	$1.11	23d	1	0.92mi
71 London Dr Bella Vista, AR	3.0	2.0	1490	$2,100	$1.41	25d	1	1.28mi
15 Mills Dr Bella Vista, AR	3.0	2.0	1844	$1,950	$1.06	16d	1	1.36mi
6 Connie Ln Bella Vista, AR	3.0	2.0	1440	$2,250	$1.56	25d	1	1.41mi
13 Orleton Ln Unit 1221943P Bella Vista, AR	3.0	2.0	1248	$3,552	$2.85	23d	1	1.43mi
2 Felton Ln Unit 1241295P Bella Vista, AR	2.0	2.0	1388	$2,815	$2.03	16d	1	1.46mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 30 events

1. 2026-06-15
   status $350,000 Pending 62 DOM
2. 2026-06-15
   days on market $350,000 Active 62 DOM
3. 2026-06-14
   days on market $350,000 Active 60 DOM
4. 2026-06-10
   days on market $350,000 Active 57 DOM
5. 2026-06-09
   days on market $350,000 Active 56 DOM
6. 2026-06-08
   days on market $350,000 Active 55 DOM
7. 2026-06-07
   days on market $350,000 Active 54 DOM
8. 2026-06-05
   days on market $350,000 Active 51 DOM
9. 2026-06-03
   days on market $350,000 Active 50 DOM
10. 2026-06-02
    days on market $350,000 Active 49 DOM
11. 2026-06-01
    days on market $350,000 Active 48 DOM
12. 2026-05-31
    days on market $350,000 Active 47 DOM
13. 2026-05-31
    pricedays on market $350,000 Active 46 DOM
14. 2026-05-07
    price $367,000
15. 2026-04-14
    listed $372,000 Active
16. 2025-10-21
    price $380,000
17. 2025-10-03
    price $390,000
18. 2025-09-19
    price $397,000
19. 2025-09-11
    price $412,000
20. 2025-09-05
    price $417,000
21. 2025-03-12
    soldstatus $360,000
22. 2025-03-11
    soldstatus $360,000 Closed 588-char remark

    Show marketing remark (588 chars)

    Charming home at 9 Farnham Drive featuring 3 bedrooms, 2 baths. Large sunroom overlooks the back yard, Wood and ceramic tile floors, Corian counters, and a cozy wood fireplace with a blower complete this well taken care of home. The roof was replaced in 2021. Enjoy the convenience of a refrigerator, washer, and dryer that stay with the home. Step outside to a spacious fenced backyard with a workshop, perfect for projects or extra storage. Located near scenic hiking and biking trails and just minutes from Blowing Springs Park. A perfect blend of comfort and outdoor adventure awaits!

23. 2025-02-22
    status Pending 588-char remark

    Show marketing remark (588 chars)

    Charming home at 9 Farnham Drive featuring 3 bedrooms, 2 baths. Large sunroom overlooks the back yard, Wood and ceramic tile floors, Corian counters, and a cozy wood fireplace with a blower complete this well taken care of home. The roof was replaced in 2021. Enjoy the convenience of a refrigerator, washer, and dryer that stay with the home. Step outside to a spacious fenced backyard with a workshop, perfect for projects or extra storage. Located near scenic hiking and biking trails and just minutes from Blowing Springs Park. A perfect blend of comfort and outdoor adventure awaits!

24. 2025-02-14
    listed $375,000 Active 588-char remark

    Show marketing remark (588 chars)

    Charming home at 9 Farnham Drive featuring 3 bedrooms, 2 baths. Large sunroom overlooks the back yard, Wood and ceramic tile floors, Corian counters, and a cozy wood fireplace with a blower complete this well taken care of home. The roof was replaced in 2021. Enjoy the convenience of a refrigerator, washer, and dryer that stay with the home. Step outside to a spacious fenced backyard with a workshop, perfect for projects or extra storage. Located near scenic hiking and biking trails and just minutes from Blowing Springs Park. A perfect blend of comfort and outdoor adventure awaits!

25. 2022-04-20
    soldstatus $309,900
26. 2022-04-15
    soldstatus $309,900 Closed
27. 2022-03-09
    status Pending
28. 2022-03-02
    listed $309,900 Active
29. 2008-02-20
    soldstatus $155,000
30. 2006-03-15
    soldstatus $145,000

ⓘ 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: $2,053 · $171/mo
• Projected year-2 tax: $2,240 · $187/mo
• Expected delta: +$187/yr (+$16/mo · 9.1%)

ⓘ 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 3/10 Moderate
• 🌡 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: $30,431
• − Mortgage interest: −$19,605
• − Property taxes: −$2,053
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,434
• − Management: −$2,434
• − HOA: −$480
• − Depreciation: −$10,182
• Taxable loss: −$8,508
• Est. tax savings @ 24.0%: +$2,042
• After-tax cash flow: $-226/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): 14,350
• Household income: $103,125
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 61.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% 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: ▲ 1.38%
• Current HPI: 307.5796
• 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

+153.1% since first listed

17 events — show timeline

• 2026-05-07 Price Changed $367,000 NWARMLS
• 2026-04-14 Listed $372,000 NWARMLS
• 2025-10-21 Price Changed $380,000 NWARMLS
• 2025-10-03 Price Changed $390,000 NWARMLS
• 2025-09-19 Price Changed $397,000 NWARMLS
• 2025-09-11 Price Changed $412,000 NWARMLS
• 2025-09-05 Price Changed $417,000 NWARMLS
• 2025-03-12 Sold (Public Records) $360,000 Public Records
• 2025-03-11 Sold (MLS) $360,000 NWARMLS
• 2025-02-22 Pending — NWARMLS
• 2025-02-14 Listed $375,000 NWARMLS
• 2022-04-20 Sold (Public Records) $309,900 Public Records
• 2022-04-15 Sold (MLS) $309,900 NWARMLS
• 2022-03-09 Pending — NWARMLS
• 2022-03-02 Listed $309,900 NWARMLS
• 2008-02-20 Sold (Public Records) $155,000 Public Records
• 2006-03-15 Sold (Public Records) $145,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,053 · -3.9% YoY. Source: county tax records.