5 Kinver Ln · Bella Vista, AR 72714

$425,000

4 bd · 2.0 ba · 1,825 sqft · SingleFamily public records · 24 Days on market

Built 2023 0.37 ac lot Est $407k · at est. $40/mo HOA · 1% 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 +9.2/30.0
• Appreciation +5.7/10.0
• ARV discount +5.5/15.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

$3000 in seller credit + up to $3000 in preferred lender credits with Kiley Conner at AMC Mortgage. This BRAND NEW construction is a stunning example of craftsman architecture, featuring an open floor plan that creates a spacious and inviting atmosphere. The kitchen is equipped with a pantry, providing ample storage. The primary bath has a luxurious jacuzzi tub, and a beautiful tile shower that is sure to impress. ON SEWER! The home also features a practical drop zone right inside the garage door, providing a dedicated space to help keep the rest of the home clean and tidy. With its combination of practicality and luxury, this property truly is a gem that is sure to impress.

Key facts

• Outdoor recreation
• Extended deck
• Stunning view

Tags

• STUNNING VIEW
• GORGEOUS WOODED BACKDROP
• EXTENDED DECK
• QUICK ACCESS TO BENTONVILLE
• OUTDOOR RECREATION

Property features AI

Finance

• HOA & community: Bella Vista POA with a $40 monthly association fee; Community features include biking trails, pool, and paths

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Electricity available; Public water; Sewer available
• Home design: Single-story; Block foundation
• Construction: Concrete and vinyl siding construction; Asphalt shingle roof; Built on block foundation
• Exterior features: Covered patio/porch; Deck; Concrete driveway; Cul-de-sac lot; Landscaped yard; Sloped lot; Wooded views; Subdivision location; Public road frontage; Has view

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Quartz counters; Pantry; Eat-in kitchen
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Eat-in kitchen; Pantry; Programmable thermostat; Quartz counters; Split bedroom layout; Walk-in closets; Electric fireplace (1)
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-321 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $368k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $311k (26.9% below list).
• Recommended offer: $311k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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; 4 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 36% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($3k loan paydown + $6k 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 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Recommended offer $310,642 (26.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $406,975
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Overton Dr	0.36mi	4/2.0	1,831 (+0%)	4mo	$384,000	$210	80
3 Clun Ln	0.11mi	4/2.0	2,017 (+10%)	4mo	$423,500	$210	74
6 Penzance Dr	0.25mi	3/2.0 (-1)	1,933 (+6%)	2mo	$486,000	$251	72
11 Penwith Ln	0.17mi	4/2.0	1,607 (-12%)	2mo	$350,000	$218	70
10 Swarthmoor Ln	0.51mi	4/2.5	1,711 (-6%)	2mo	$406,507	$238	62
3 Naworth Ln	0.58mi	3/2.5 (-1)	1,817 (-0%)	4mo	$405,000	$223	62
17 Cumbrian Dr	0.41mi	3/2.0 (-1)	1,652 (-10%)	1mo	$305,000	$185	59
4 Edenhall Ln	0.43mi	4/2.0	2,057 (+13%)	2mo	$425,000	$207	58
4 Swarthmoor Ln	0.56mi	4/2.0	1,997 (+9%)	2mo	$474,900	$238	57
8 Swarthmoor Ln	0.53mi	4/2.5	1,673 (-8%)	5mo	$385,000	$230	55
22 Lundy Ln	0.65mi	3/2.0 (-1)	1,895 (+4%)	5mo	$440,500	$232	54
18 Kendal Dr	0.66mi	4/2.5	2,032 (+11%)	1mo	$452,950	$223	47

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: -0.7%
• Equity multiple: 0.96×
• Total profit: $-4,466
• Equity at exit: $153,663

10-year hold

• IRR: 3.9%
• Equity multiple: 1.50×
• Total profit: $59,497
• Equity at exit: $211,006

Cash invested: $119,000 (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: 11.4×

Monthly cashflow live

• Estimated rent: $3,106 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$329 /mo · $3,946/yr
• Insurance: −$177
• HOA: −$40
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $-321

Break-even live

Break-even rent $3,512

Max offer price $368,360

Occupancy floor —

Sensitivity live

Price	-10% $-80	-5% $-200	+0% $-321	+5% $-441	+10% $-561
Rent	-10% $-566	-5% $-443	+0% $-321	+5% $-198	+10% $-75
Rate	-1.0pp $-107	-0.5pp $-213	base $-321	+0.5pp $-431	+1.0pp $-543

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Shropshire Dr Bella Vista, AR	3.0	3.0	1822	$2,250	$1.23	16d	1	0.14mi
5 Mawnan Ln Unit 1297040P Bella Vista, AR	5.0	3.0	2507	$5,460	$2.18	23d	1	0.18mi
1 Dent Ln Bella Vista, AR	4.0	2.0	2215	$2,850	$1.29	16d	1	0.48mi
20 Annette Ln Bella Vista, AR	3.0	2.0	1520	$1,650	$1.09	16d	1	0.58mi

HOA detail

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

Listing history 27 events

1. 2026-06-22
   days on market $425,000 Active 24 DOM
2. 2026-06-18
   days on market $425,000 Active 21 DOM
3. 2026-06-17
   days on market $425,000 Active 20 DOM
4. 2026-06-16
   days on market $425,000 Active 19 DOM
5. 2026-06-15
   days on market $425,000 Active 18 DOM
6. 2026-06-14
   days on market $425,000 Active 16 DOM
7. 2026-06-10
   days on market $425,000 Active 13 DOM
8. 2026-06-09
   days on market $425,000 Active 12 DOM
9. 2026-06-08
   days on market $425,000 Active 11 DOM
10. 2026-06-07
    days on market $425,000 Active 10 DOM
11. 2026-06-05
    days on market $425,000 Active 7 DOM
12. 2026-06-03
    days on market $425,000 Active 6 DOM
13. 2026-06-02
    days on market $425,000 Active 5 DOM
14. 2026-06-01
    days on market $425,000 Active 4 DOM
15. 2026-05-31
    days on market $425,000 Active 3 DOM
16. 2026-05-31
    days on market $425,000 Active 2 DOM
17. 2026-05-28
    listed $425,000 Active
18. 2024-04-09
    soldstatus $380,500 Closed 687-char remark

    Show marketing remark (687 chars)

    $3000 in seller credit + up to $3000 in preferred lender credits with Kiley Conner at AMC Mortgage. This BRAND NEW construction is a stunning example of craftsman architecture, featuring an open floor plan that creates a spacious and inviting atmosphere. The kitchen is equipped with a pantry, providing ample storage. The primary bath has a luxurious jacuzzi tub, and a beautiful tile shower that is sure to impress. ON SEWER! The home also features a practical drop zone right inside the garage door, providing a dedicated space to help keep the rest of the home clean and tidy. With its combination of practicality and luxury, this property truly is a gem that is sure to impress.

19. 2024-03-11
    status Pending 687-char remark

    Show marketing remark (687 chars)

    $3000 in seller credit + up to $3000 in preferred lender credits with Kiley Conner at AMC Mortgage. This BRAND NEW construction is a stunning example of craftsman architecture, featuring an open floor plan that creates a spacious and inviting atmosphere. The kitchen is equipped with a pantry, providing ample storage. The primary bath has a luxurious jacuzzi tub, and a beautiful tile shower that is sure to impress. ON SEWER! The home also features a practical drop zone right inside the garage door, providing a dedicated space to help keep the rest of the home clean and tidy. With its combination of practicality and luxury, this property truly is a gem that is sure to impress.

20. 2024-02-29
    price $374,500 687-char remark

    Show marketing remark (687 chars)

    $3000 in seller credit + up to $3000 in preferred lender credits with Kiley Conner at AMC Mortgage. This BRAND NEW construction is a stunning example of craftsman architecture, featuring an open floor plan that creates a spacious and inviting atmosphere. The kitchen is equipped with a pantry, providing ample storage. The primary bath has a luxurious jacuzzi tub, and a beautiful tile shower that is sure to impress. ON SEWER! The home also features a practical drop zone right inside the garage door, providing a dedicated space to help keep the rest of the home clean and tidy. With its combination of practicality and luxury, this property truly is a gem that is sure to impress.

21. 2024-02-07
    price $377,500 687-char remark

    Show marketing remark (687 chars)

    $3000 in seller credit + up to $3000 in preferred lender credits with Kiley Conner at AMC Mortgage. This BRAND NEW construction is a stunning example of craftsman architecture, featuring an open floor plan that creates a spacious and inviting atmosphere. The kitchen is equipped with a pantry, providing ample storage. The primary bath has a luxurious jacuzzi tub, and a beautiful tile shower that is sure to impress. ON SEWER! The home also features a practical drop zone right inside the garage door, providing a dedicated space to help keep the rest of the home clean and tidy. With its combination of practicality and luxury, this property truly is a gem that is sure to impress.

22. 2023-11-30
    price $378,000 687-char remark

    Show marketing remark (687 chars)

    $3000 in seller credit + up to $3000 in preferred lender credits with Kiley Conner at AMC Mortgage. This BRAND NEW construction is a stunning example of craftsman architecture, featuring an open floor plan that creates a spacious and inviting atmosphere. The kitchen is equipped with a pantry, providing ample storage. The primary bath has a luxurious jacuzzi tub, and a beautiful tile shower that is sure to impress. ON SEWER! The home also features a practical drop zone right inside the garage door, providing a dedicated space to help keep the rest of the home clean and tidy. With its combination of practicality and luxury, this property truly is a gem that is sure to impress.

23. 2023-11-07
    price $379,000 687-char remark

    Show marketing remark (687 chars)

    $3000 in seller credit + up to $3000 in preferred lender credits with Kiley Conner at AMC Mortgage. This BRAND NEW construction is a stunning example of craftsman architecture, featuring an open floor plan that creates a spacious and inviting atmosphere. The kitchen is equipped with a pantry, providing ample storage. The primary bath has a luxurious jacuzzi tub, and a beautiful tile shower that is sure to impress. ON SEWER! The home also features a practical drop zone right inside the garage door, providing a dedicated space to help keep the rest of the home clean and tidy. With its combination of practicality and luxury, this property truly is a gem that is sure to impress.

24. 2023-10-17
    price $379,800 687-char remark

    Show marketing remark (687 chars)

    $3000 in seller credit + up to $3000 in preferred lender credits with Kiley Conner at AMC Mortgage. This BRAND NEW construction is a stunning example of craftsman architecture, featuring an open floor plan that creates a spacious and inviting atmosphere. The kitchen is equipped with a pantry, providing ample storage. The primary bath has a luxurious jacuzzi tub, and a beautiful tile shower that is sure to impress. ON SEWER! The home also features a practical drop zone right inside the garage door, providing a dedicated space to help keep the rest of the home clean and tidy. With its combination of practicality and luxury, this property truly is a gem that is sure to impress.

25. 2023-10-03
    price $379,900 687-char remark

    Show marketing remark (687 chars)

    $3000 in seller credit + up to $3000 in preferred lender credits with Kiley Conner at AMC Mortgage. This BRAND NEW construction is a stunning example of craftsman architecture, featuring an open floor plan that creates a spacious and inviting atmosphere. The kitchen is equipped with a pantry, providing ample storage. The primary bath has a luxurious jacuzzi tub, and a beautiful tile shower that is sure to impress. ON SEWER! The home also features a practical drop zone right inside the garage door, providing a dedicated space to help keep the rest of the home clean and tidy. With its combination of practicality and luxury, this property truly is a gem that is sure to impress.

26. 2023-04-13
    listed $385,000 Active 687-char remark

    Show marketing remark (687 chars)

    $3000 in seller credit + up to $3000 in preferred lender credits with Kiley Conner at AMC Mortgage. This BRAND NEW construction is a stunning example of craftsman architecture, featuring an open floor plan that creates a spacious and inviting atmosphere. The kitchen is equipped with a pantry, providing ample storage. The primary bath has a luxurious jacuzzi tub, and a beautiful tile shower that is sure to impress. ON SEWER! The home also features a practical drop zone right inside the garage door, providing a dedicated space to help keep the rest of the home clean and tidy. With its combination of practicality and luxury, this property truly is a gem that is sure to impress.

27. 2022-01-12
    soldstatus $12,900

ⓘ 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: $3,946 · $329/mo
• Projected year-2 tax: $3,946 · $329/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 · 19 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: $37,277
• − Mortgage interest: −$23,807
• − Property taxes: −$3,946
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,982
• − Management: −$2,982
• − HOA: −$480
• − Depreciation: −$12,364
• Taxable loss: −$11,409
• Est. tax savings @ 24.0%: +$2,738
• After-tax cash flow: $-1,109/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

+3194.6% since first listed

11 events — show timeline

• 2026-05-28 Listed $425,000 NWARMLS
• 2024-04-09 Sold (MLS) $380,500 NWARMLS
• 2024-03-11 Pending — NWARMLS
• 2024-02-29 Price Changed $374,500 NWARMLS
• 2024-02-07 Price Changed $377,500 NWARMLS
• 2023-11-30 Price Changed $378,000 NWARMLS
• 2023-11-07 Price Changed $379,000 NWARMLS
• 2023-10-17 Price Changed $379,800 NWARMLS
• 2023-10-03 Price Changed $379,900 NWARMLS
• 2023-04-13 Listed $385,000 NWARMLS
• 2022-01-12 Sold (Public Records) $12,900 Public Records

Property tax history

+51.5%/yr

Latest (2025): $3,946 · -1.8% YoY. Source: county tax records.