805 Hampstead Heath · Cave Springs, AR 72718

$615,000

4 bd · 2.5 ba · 2,612 sqft · SingleFamily public records · 38 Days on market

Built 2015 10,018 sqft lot Est $622k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +8.0/15.0
• Cash flow +7.0/30.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

Perfect for those who love to entertain. Enjoy privacy & the outdoors around the fire pit of this impressive patio. This Hyde Park home that has it all featuring an open concept & 4 BRS. Inviting entry offers study w/ French doors, wall of custom bookshelves & half bath. Spacious living w/ cozy FP open to kitchen & dining. Fabulous kitchen w/ new gas cook top, SS appliances, granite counters & walk in pantry. Owner suite w/ new flooring & paint w/ sliding barn door to luxurious bath offering dual vanities, whirlpool tub & walk-in shower. Fabulous walk-in closet w/ built-ins & access to laundry room w/ sink & cabinetry. Second level boasts an additional 3 BRS & full bath. The 4th BR could also serve as a bonus room. Garage w/ 12’7 ft ceilings, extra storage & 80 Gallon hot water tank. Recent upgrades include: Large HVAC system w/ allergen filter, gas cook top, insulated garage door w/ quiet close, paint & flooring, hardware, plumbing & lighting fixtures. Storage bldg & Greenhouse convey. Community Pool, playground & trails.

Key facts

• Gas cooktop
• Stainless appliances
• Open living area

Tags

• OPEN LIVING AREA
• GRANITE COUNTERS
• STAINLESS APPLIANCES
• GAS COOKTOP
• WALK IN PANTRY
• DEDICATED OFFICE

Property features AI

Finance

• HOA & community: Homeowners association (fees apply); Association fees billed annually and monthly; Association fee details available from agent; Community pool; Playground; Curbs and sidewalks; Near fire station, hospital, schools, shopping and park

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Security system
• Utilities: Electricity available; Fiber optic available; Natural gas available; Public water; Septic (septic tank)
• Home design: 2-story home; Faces east; Slab foundation
• Construction: Concrete construction; Architectural shingle roof
• Exterior features: Covered patio and porch; Porch; Concrete driveway; Wood privacy fencing in back yard; Landscaped, level lot; Near park and subdivision amenities; Industrial park nearby

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Granite counters; Pantry; Eat-in kitchen
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Attic; Ceiling fan(s); Eat-in kitchen; Granite counters; Pantry; Storage; Window treatments; Double pane vinyl windows with blinds
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $615k.

Deal economics

• At list price, monthly cash flow is $-902 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $456k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $371k (39.7% below list).
• Recommended offer: $371k (39.7% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.4% in Cave Springs — 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 71/100 on livability (#41 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, schools D, amenities 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: 112 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $66k of equity ($4k loan paydown + $62k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$106k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($597k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $490k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $370,810 (39.7% 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 38 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.60% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.29%
• DSCR: 0.72
• GRM: 13.8

CMA / ARV

• ARV (on-the-fly): $621,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 Charing Cross	0.05mi	4/2.5	2,531 (-3%)	0mo	$570,000	$225	92
807 Bellmara Cir	0.15mi	4/3.0	2,510 (-4%)	2mo	$581,000	$231	83
5900 S 67th St	0.21mi	4/3.0	2,473 (-5%)	0mo	$560,000	$226	79
1010 Chancery Ln	0.04mi	4/3.5	2,857 (+9%)	2mo	$679,000	$238	77
5605 S Chadwick Dr	0.41mi	4/2.5	2,650 (+2%)	2mo	$689,500	$260	77
906 Charing Cross	0.17mi	4/3.0	2,425 (-7%)	2mo	$587,000	$242	76
816 Post Way	0.53mi	4/2.5	2,477 (-5%)	0mo	$615,000	$248	66
6614 W Braebourne Dr	0.40mi	4/2.0	2,344 (-10%)	1mo	$575,000	$245	62
5601 65th St	0.73mi	4/3.5	2,718 (+4%)	1mo	$595,000	$219	55
6617 W Inverness Dr	0.47mi	4/3.0	2,995 (+15%)	2mo	$835,000	$279	50
5701 S 66th St	0.43mi	3/2.5 (-1)	2,228 (-15%)	0mo	$510,000	$229	50
1425 S Hampton Xing	0.69mi	4/2.5	2,264 (-13%)	1mo	$529,000	$234	45

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.61×
• Total profit: $277,300
• Equity at exit: $554,041

10-year hold

• IRR: 18.2%
• Equity multiple: 6.00×
• Total profit: $861,375
• Equity at exit: $1,194,810

Cash invested: $172,200 (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 72718

• Home prices YoY: 14.1%
• Active inventory: 112
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $3,708 high
• Mortgage (P&I): −$3,225
• Tax from tax record: −$350 /mo · $4,199/yr
• Insurance: −$256
• HOA: −$0
• Vacancy / Maint / Mgmt: −$779
• Net cashflow: $-902

Break-even live

Break-even rent $4,850

Max offer price $455,671

Occupancy floor —

Sensitivity live

Price	-10% $-554	-5% $-728	+0% $-902	+5% $-1,076	+10% $-1,250
Rent	-10% $-1,195	-5% $-1,048	+0% $-902	+5% $-755	+10% $-609
Rate	-1.0pp $-592	-0.5pp $-746	base $-902	+0.5pp $-1,061	+1.0pp $-1,223

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: $153,750
• Closing costs: $18,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6502 W Hearth Falls Dr Unit 1221804P Rogers, AR	4.0	2.5	2443	$6,688	$2.74	15d	1	0.70mi
6508 W Stone Lake Dr Unit 1221824P Rogers, AR	4.0	2.5	2271	$7,860	$3.46	16d	1	0.72mi
5313 S Stone Bay Ct Rogers, AR	4.0	3.0	2110	$3,300	$1.56	16d	1	0.90mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,400	$1.17	25d	1	0.96mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,290	$1.11	16d	1	0.96mi
6613 W Valley View Rd Rogers, AR	4.0	2.5	2475	$3,000	$1.21	25d	1	0.99mi
6683 W Valley View Rd Rogers, AR	4.0	2.5	2477	$3,500	$1.41	25d	1	1.00mi
6665 W Valley View Rd Rogers, AR	3.0	2.0	1923	$2,950	$1.53	25d	1	1.05mi

Listing history 27 events

1. 2026-06-22
   days on market $615,000 Active 38 DOM
2. 2026-06-18
   days on market $615,000 Active 35 DOM
3. 2026-06-17
   days on market $615,000 Active 34 DOM
4. 2026-06-16
   days on market $615,000 Active 33 DOM
5. 2026-06-15
   days on market $615,000 Active 32 DOM
6. 2026-06-14
   days on market $615,000 Active 30 DOM
7. 2026-06-10
   days on market $615,000 Active 27 DOM
8. 2026-06-09
   days on market $615,000 Active 26 DOM
9. 2026-06-08
   days on market $615,000 Active 25 DOM
10. 2026-06-07
    days on market $615,000 Active 24 DOM
11. 2026-06-05
    days on market $615,000 Active 21 DOM
12. 2026-06-03
    days on market $615,000 Active 20 DOM
13. 2026-06-02
    days on market $615,000 Active 19 DOM
14. 2026-06-01
    days on market $615,000 Active 18 DOM
15. 2026-05-31
    days on market $615,000 Active 17 DOM
16. 2026-05-31
    days on market $615,000 Active 16 DOM
17. 2026-05-14
    listed $615,000 Active
18. 2026-04-23
    price $615,000
19. 2026-04-02
    price $624,900
20. 2022-11-17
    soldstatus $490,000
21. 2022-11-08
    soldstatus $490,000 Closed 1134-char remark

    Show marketing remark (1134 chars)

    Perfect for those who love to entertain. Enjoy privacy & the outdoors around the fire pit of this impressive patio. This Hyde Park home that has it all featuring an open concept & 4 BRS. Inviting entry offers study w/ French doors, wall of custom bookshelves & half bath. Spacious living w/ cozy FP open to kitchen & dining. Fabulous kitchen w/ new gas cook top, SS appliances, granite counters & walk in pantry. Owner suite w/ new flooring & paint w/ sliding barn door to luxurious bath offering dual vanities, whirlpool tub & walk-in shower. Fabulous walk-in closet w/ built-ins & access to laundry room w/ sink & cabinetry. Second level boasts an additional 3 BRS & full bath. The 4th BR could also serve as a bonus room. Garage w/ 12’7 ft ceilings, extra storage & 80 Gallon hot water tank. Recent upgrades include: Large HVAC system w/ allergen filter, gas cook top, insulated garage door w/ quiet close, paint & flooring, hardware, plumbing & lighting fixtures. Storage bldg & Greenhouse convey. Community Pool, playground & trails.

22. 2022-10-10
    status Pending 1134-char remark

    Show marketing remark (1134 chars)

    Perfect for those who love to entertain. Enjoy privacy & the outdoors around the fire pit of this impressive patio. This Hyde Park home that has it all featuring an open concept & 4 BRS. Inviting entry offers study w/ French doors, wall of custom bookshelves & half bath. Spacious living w/ cozy FP open to kitchen & dining. Fabulous kitchen w/ new gas cook top, SS appliances, granite counters & walk in pantry. Owner suite w/ new flooring & paint w/ sliding barn door to luxurious bath offering dual vanities, whirlpool tub & walk-in shower. Fabulous walk-in closet w/ built-ins & access to laundry room w/ sink & cabinetry. Second level boasts an additional 3 BRS & full bath. The 4th BR could also serve as a bonus room. Garage w/ 12’7 ft ceilings, extra storage & 80 Gallon hot water tank. Recent upgrades include: Large HVAC system w/ allergen filter, gas cook top, insulated garage door w/ quiet close, paint & flooring, hardware, plumbing & lighting fixtures. Storage bldg & Greenhouse convey. Community Pool, playground & trails.

23. 2022-10-06
    price $490,000 1134-char remark

    Show marketing remark (1134 chars)

    Perfect for those who love to entertain. Enjoy privacy & the outdoors around the fire pit of this impressive patio. This Hyde Park home that has it all featuring an open concept & 4 BRS. Inviting entry offers study w/ French doors, wall of custom bookshelves & half bath. Spacious living w/ cozy FP open to kitchen & dining. Fabulous kitchen w/ new gas cook top, SS appliances, granite counters & walk in pantry. Owner suite w/ new flooring & paint w/ sliding barn door to luxurious bath offering dual vanities, whirlpool tub & walk-in shower. Fabulous walk-in closet w/ built-ins & access to laundry room w/ sink & cabinetry. Second level boasts an additional 3 BRS & full bath. The 4th BR could also serve as a bonus room. Garage w/ 12’7 ft ceilings, extra storage & 80 Gallon hot water tank. Recent upgrades include: Large HVAC system w/ allergen filter, gas cook top, insulated garage door w/ quiet close, paint & flooring, hardware, plumbing & lighting fixtures. Storage bldg & Greenhouse convey. Community Pool, playground & trails.

24. 2022-09-23
    price $510,000 1134-char remark

    Show marketing remark (1134 chars)

    Perfect for those who love to entertain. Enjoy privacy & the outdoors around the fire pit of this impressive patio. This Hyde Park home that has it all featuring an open concept & 4 BRS. Inviting entry offers study w/ French doors, wall of custom bookshelves & half bath. Spacious living w/ cozy FP open to kitchen & dining. Fabulous kitchen w/ new gas cook top, SS appliances, granite counters & walk in pantry. Owner suite w/ new flooring & paint w/ sliding barn door to luxurious bath offering dual vanities, whirlpool tub & walk-in shower. Fabulous walk-in closet w/ built-ins & access to laundry room w/ sink & cabinetry. Second level boasts an additional 3 BRS & full bath. The 4th BR could also serve as a bonus room. Garage w/ 12’7 ft ceilings, extra storage & 80 Gallon hot water tank. Recent upgrades include: Large HVAC system w/ allergen filter, gas cook top, insulated garage door w/ quiet close, paint & flooring, hardware, plumbing & lighting fixtures. Storage bldg & Greenhouse convey. Community Pool, playground & trails.

25. 2022-08-19
    listed $520,000 Active 1134-char remark

    Show marketing remark (1134 chars)

    Perfect for those who love to entertain. Enjoy privacy & the outdoors around the fire pit of this impressive patio. This Hyde Park home that has it all featuring an open concept & 4 BRS. Inviting entry offers study w/ French doors, wall of custom bookshelves & half bath. Spacious living w/ cozy FP open to kitchen & dining. Fabulous kitchen w/ new gas cook top, SS appliances, granite counters & walk in pantry. Owner suite w/ new flooring & paint w/ sliding barn door to luxurious bath offering dual vanities, whirlpool tub & walk-in shower. Fabulous walk-in closet w/ built-ins & access to laundry room w/ sink & cabinetry. Second level boasts an additional 3 BRS & full bath. The 4th BR could also serve as a bonus room. Garage w/ 12’7 ft ceilings, extra storage & 80 Gallon hot water tank. Recent upgrades include: Large HVAC system w/ allergen filter, gas cook top, insulated garage door w/ quiet close, paint & flooring, hardware, plumbing & lighting fixtures. Storage bldg & Greenhouse convey. Community Pool, playground & trails.

26. 2015-09-30
    soldstatus $306,425
27. 2015-06-23
    listed $306,425

ⓘ 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: $4,199 · $350/mo
• Projected year-2 tax: $4,199 · $350/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,497
• − Mortgage interest: −$34,450
• − Property taxes: −$4,199
• − Insurance: −$3,075
• − Repairs & maintenance: −$3,560
• − Management: −$3,560
• − Depreciation: −$17,891
• Taxable loss: −$22,237
• Est. tax savings @ 24.0%: +$5,337
• After-tax cash flow: $-5,486/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 — Cave Springs

• Score: 71/100
• State rank: #41
• US rank: #6981

Category grades

Amenities F Commute F Cost of living C- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cave Springs, AR
• City population: 5,528
• Population (ZIP): 5,528

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 (69%)
• Race & ethnicity: White 69% Two or more races 25% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 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: ▲ 41.26%
• Current HPI: 334.6594
• Rent YoY: —
• Metro: —
• 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

+100.7% since first listed

11 events — show timeline

• 2026-05-14 Listed $615,000 NWARMLS
• 2026-04-23 Price Changed $615,000 NWARMLS
• 2026-04-02 Price Changed $624,900 NWARMLS
• 2022-11-17 Sold (Public Records) $490,000 Public Records
• 2022-11-08 Sold (MLS) $490,000 NWARMLS
• 2022-10-10 Pending — NWARMLS
• 2022-10-06 Price Changed $490,000 NWARMLS
• 2022-09-23 Price Changed $510,000 NWARMLS
• 2022-08-19 Listed $520,000 NWARMLS
• 2015-09-30 Sold (MLS) $306,425 NWARMLS
• 2015-06-23 Listed $306,425 NWARMLS

Property tax history

+12.7%/yr

Latest (2025): $4,199 · -1.9% YoY. Source: county tax records.