43 Britten Cir · Bella Vista, AR 72715

$265,000

3 bd · 2.0 ba · 1,926 sqft · SingleFamily public records · 93 Days on market

Built 1974 1,742 sqft lot Est $399k · 34% under $130/mo HOA · 6% of rent

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +14.2/30.0
• Schools +5.2/10.0
• DSCR +4.3/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold before Print.

Key facts

• Cozy kitchen
• Second living area
• Private back patio

Tags

• LOW MAINTENANCE LIVING
• LUXURY VINYL PLANK FLOORING
• COZY KITCHEN
• SECOND LIVING AREA
• PRIVATE BACK PATIO

Property features AI

Finance

• HOA & community: Homeowners association with monthly fees ($40 and $90); Association management and grounds maintenance included; Community amenities: clubhouse, dock, fitness center, golf, playground, park, recreation area, sauna, tennis courts, lake access, pool, trails/paths, biking, shopping, near fire station

Exterior

• Parking: Detached carport with 2 covered spaces; No driveway
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available; Electricity available; Cable available
• Home design: 2-story home; Has basement with full, finished walk-out access; Has view
• Construction: Cedar construction; Asphalt shingle roof; Block foundation; Built 25+ years ago
• Exterior features: Deck; Views; Close to clubhouse; Near golf course; Subdivision; Cleared lot; Central business district location; Public paved road frontage; Lake Avalon view; Community pool and spa

Interior

• Kitchen: Dishwasher; Plumbed for ice maker
• Bedrooms: Split bedrooms
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fan(s); Granite counters; Split-bedroom floor plan; Window treatments; Blinds
• 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 $265k.

Deal economics

• At list price, monthly cash flow is $45 ($536/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 $233k (12.1% below list).
• Recommended offer: $233k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 7 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 34% 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 $8k 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 93 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $133k; list at $265k implies a 99% 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 $232,905 (12.1% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $398,682
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Rader Ln	0.20mi	3/2.0	1,782 (-8%)	4mo	$305,000	$171	75
2 Boyce Cir	0.31mi	3/2.0	2,058 (+7%)	2mo	$426,000	$207	73
8 Boyce Ln	0.26mi	2/2.0 (-1)	1,862 (-3%)	8mo	$345,500	$186	71
25 Grisham Cir	0.33mi	3/2.5	1,874 (-3%)	9mo	$315,000	$168	71
3 Grisham Ln	0.39mi	3/2.0	1,992 (+3%)	8mo	$320,000	$161	70
44 Overton Dr	0.48mi	3/2.0	1,835 (-5%)	7mo	$397,000	$216	64
16 Duvall Ln	0.44mi	3/2.5	1,781 (-8%)	5mo	$305,000	$171	61
22 Lundy Ln	0.69mi	3/2.0	1,895 (-2%)	5mo	$440,500	$232	61
3 Hollow Way Dr	0.75mi	3/2.0	1,886 (-2%)	7mo	$349,000	$185	56
26 Overton Dr	0.62mi	4/2.0 (+1)	1,831 (-5%)	4mo	$384,000	$210	55
5 Pease Ln	0.64mi	2/2.5 (-1)	2,016 (+5%)	6mo	$500,000	$248	50
5 Mawnan Cir	0.66mi	4/2.5 (+1)	1,673 (-13%)	6mo	$379,950	$227	36

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-40,083
• Equity at exit: $39,512

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-31,188
• Equity at exit: $22,912

Cash invested: $74,200 (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 72715

• Home prices YoY: -6.6%
• Active inventory: 838
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,329 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$165 /mo · $1,982/yr
• Insurance: −$110
• HOA: −$130
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $45

Break-even live

Break-even rent $2,273

Max offer price $265,000

Occupancy floor 93%

Sensitivity live

Price	-10% $195	-5% $120	+0% $45	+5% $-30	+10% $-105
Rent	-10% $-139	-5% $-47	+0% $45	+5% $137	+10% $229
Rate	-1.0pp $178	-0.5pp $112	base $45	+0.5pp $-24	+1.0pp $-94

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Annette Ln Bella Vista, AR	3.0	2.0	1520	$1,650	$1.09	16d	1	0.21mi
27 Shropshire Dr Bella Vista, AR	3.0	3.0	1822	$2,250	$1.23	15d	1	0.91mi
26 Purfleet Dr Bella Vista, AR	3.0	2.0	1276	$1,575	$1.23	16d	1	1.14mi
4 Tilbury Ln Bella Vista, AR	3.0	2.5	1742	$1,850	$1.06	15d	1	1.15mi
6 Erith Ln Unit 1512836P Bella Vista, AR	4.0	2.0	2077	$5,027	$2.42	15d	1	1.22mi
9 Purfleet Dr Unit 1366492P Bella Vista, AR	3.0	2.0	1625	$3,392	$2.09	15d	1	1.23mi
1 Dent Ln Bella Vista, AR	4.0	2.0	2215	$2,850	$1.29	15d	1	1.26mi

HOA detail

• Monthly dues: $130 · $1,560/yr

Listing history 23 events

1. 2026-06-22
   days on market $265,000 Active 93 DOM
2. 2026-06-18
   days on market $265,000 Active 90 DOM
3. 2026-06-17
   days on market $265,000 Active 89 DOM
4. 2026-06-15
   days on market $265,000 Active 87 DOM
5. 2026-06-14
   days on market $265,000 Active 85 DOM
6. 2026-06-10
   days on market $265,000 Active 82 DOM
7. 2026-06-09
   days on market $265,000 Active 81 DOM
8. 2026-06-08
   days on market $265,000 Active 80 DOM
9. 2026-06-07
   days on market $265,000 Active 79 DOM
10. 2026-06-05
    days on market $265,000 Active 76 DOM
11. 2026-06-03
    days on market $265,000 Active 75 DOM
12. 2026-06-02
    days on market $265,000 Active 74 DOM
13. 2026-06-01
    days on market $265,000 Active 73 DOM
14. 2026-05-31
    days on market $265,000 Active 72 DOM
15. 2026-05-31
    days on market $265,000 Active 71 DOM
16. 2026-04-28
    price $265,000
17. 2026-03-20
    listed $275,000 Active
18. 2021-03-26
    soldstatus $133,000
19. 2021-03-25
    soldstatus $133,000 18-char remark

    Show marketing remark (18 chars)

    Sold before Print.

20. 2021-02-01
    listed $133,000 18-char remark

    Show marketing remark (18 chars)

    Sold before Print.

21. 2013-11-27
    soldstatus $59,000 246-char remark

    Show marketing remark (246 chars)

    JP MORGAN CHASE BANK NATIONAL ASSOCIATION OWNED, PROPERTY SOLD AS-IS. STUNNING TOWN HOME WITH ALL THE AMENITIES YOU COULD WANT COMPLETE WITH FIREPLACE & CARPORT UPDATED FROM FLOOR TO ROOF. 2 DECKS, FRONT ENTRANCE OVERLOOKS BEAUTIFUL GARDEN.

22. 2013-05-16
    listed $59,900 246-char remark

    Show marketing remark (246 chars)

    JP MORGAN CHASE BANK NATIONAL ASSOCIATION OWNED, PROPERTY SOLD AS-IS. STUNNING TOWN HOME WITH ALL THE AMENITIES YOU COULD WANT COMPLETE WITH FIREPLACE & CARPORT UPDATED FROM FLOOR TO ROOF. 2 DECKS, FRONT ENTRANCE OVERLOOKS BEAUTIFUL GARDEN.

23. 2005-08-26
    soldstatus $115,000

ⓘ 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: $1,982 · $165/mo
• Projected year-2 tax: $1,982 · $165/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 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: $27,949
• − Mortgage interest: −$14,844
• − Property taxes: −$1,982
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − HOA: −$1,560
• − Depreciation: −$7,709
• Taxable loss: −$3,943
• Est. tax savings @ 24.0%: +$946
• After-tax cash flow: $1,482/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

+130.4% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $265,000 NWARMLS
• 2026-03-20 Listed $275,000 NWARMLS
• 2021-03-26 Sold (Public Records) $133,000 Public Records
• 2021-03-25 Sold (MLS) $133,000 NWARMLS
• 2021-02-01 Listed $133,000 NWARMLS
• 2013-11-27 Sold (MLS) $59,000 NWARMLS
• 2013-05-16 Listed $59,900 NWARMLS
• 2005-08-26 Sold (Public Records) $115,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,982 · +9.8% YoY. Source: county tax records.