24 Hampstead Ln · Bella Vista, AR 72714

$239,900

2 bd · 1.5 ba · 1,024 sqft · SingleFamily public records · 52 Days on market

Built 1980 0.27 ac lot Est $239k · 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 +9.3/30.0
• ARV discount +7.3/15.0
• Appreciation +5.7/10.0
• 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 +2.0/10.0

Listing remarks

Welcome to this beautifully remodeled 2-bedroom, 2-bath home located on the desirable east side of Bella Vista. This charming property features luxury vinyl plank flooring throughout, offering both durability and modern style. The updated kitchen comes fully equipped with all appliances, including a refrigerator and a convenient stacked washer and dryer—making this home truly move-in ready. Major updates include a roof and HVAC system that are approximately two years old, providing peace of mind for years to come. Enjoy outdoor living on the spacious deck, perfect for relaxing and taking in the natural beauty that Bella Vista is known for. The property also includes a carport and a sm

Key facts

• Remodeled
• Storage building
• Carport

Tags

• REMODELED
• LUXURY VINYL PLANK FLOORING
• UPDATED KITCHEN
• SPACIOUS DECK
• CARPORT
• STORAGE BUILDING

Property features AI

Finance

• Financial info: Annual tax: $1,131
• HOA & community: Bella Vista POA with a $40 monthly fee; Community trails and biking

Exterior

• Parking: Attached carport; 2 covered parking spaces; Has carport
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Electricity available; Sewer available
• Home design: Single-story home; Crawlspace foundation; Masonite exterior; Architectural shingle roof; Residential zoning
• Construction: Built 25+ years ago; Masonite construction; Architectural shingle roof; Crawlspace foundation
• Exterior features: Concrete driveway; Deck; Sloped, landscaped and wooded lot with views; City lot in a subdivision; Public road frontage; Has view; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Microwave hood fan; Granite counters; Eat-in kitchen
• Bedrooms: Main-level bedroom (approx. 11.8 x 11.9); Main-level bedroom (approx. 15.7 x 10.4)
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Central electric air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Granite counters
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (30.0% below list).
• Recommended offer: $168k (30.0% 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: 486 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k of equity ($2k loan paydown + $3k 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 7, 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 52 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $240k implies a 548% gain — meaningful room to come down on a strong offer.

Recommended offer $167,901 (30.0% 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 52 days. Have you received any prior offers? Is the seller open to a 30% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.70% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $238,592
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Kalynn Ln	0.16mi	2/1.5	1,015 (-1%)	1mo	$230,900	$227	90
29 Platz Ln	0.38mi	2/1.5	1,028 (+0%)	11mo	$240,000	$233	72
12 Brierfield Ln	0.42mi	2/2.0	1,040 (+2%)	7mo	$268,000	$258	70
4 Kirkbridge Ln	0.36mi	2/2.0	1,040 (+2%)	21mo	$235,000	$226	61

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: -0.6%
• Equity multiple: 0.97×
• Total profit: $-2,186
• Equity at exit: $86,738

10-year hold

• IRR: 4.0%
• Equity multiple: 1.51×
• Total profit: $34,193
• Equity at exit: $119,107

Cash invested: $67,172 (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: 486
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$103 /mo · $1,242/yr
• Insurance: −$100
• HOA: −$40
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-175

Break-even live

Break-even rent $1,901

Max offer price $208,970

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-107	+0% $-175	+5% $-243	+10% $-311
Rent	-10% $-308	-5% $-241	+0% $-175	+5% $-109	+10% $-42
Rate	-1.0pp $-54	-0.5pp $-114	base $-175	+0.5pp $-237	+1.0pp $-300

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Bewdley Cir Bella Vista, AR	3.0	2.0	1104	$1,650	$1.49	16d	1	1.01mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 9 events

1. 2026-06-01
   status $239,900 Pending 52 DOM
2. 2026-05-31
   days on market $239,900 Active 52 DOM
3. 2026-05-31
   days on market $239,900 Active 51 DOM
4. 2026-05-20
   status Active
5. 2026-05-14
   status Pending
6. 2026-05-12
   price $239,900
7. 2026-04-21
   price $244,000
8. 2026-04-03
   listed $255,000 Active
9. 1988-11-29
   soldstatus $37,000

ⓘ 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: $1,242 · $103/mo
• Projected year-2 tax: $1,535 · $128/mo
• Expected delta: +$294/yr (+$24/mo · 23.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 18 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: $20,148
• − Mortgage interest: −$13,438
• − Property taxes: −$1,242
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − HOA: −$480
• − Depreciation: −$6,979
• Taxable loss: −$6,414
• Est. tax savings @ 24.0%: +$1,539
• After-tax cash flow: $-562/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

+548.4% since first listed

6 events — show timeline

• 2026-05-20 Relisted — NWARMLS
• 2026-05-14 Pending — NWARMLS
• 2026-05-12 Price Changed $239,900 NWARMLS
• 2026-04-21 Price Changed $244,000 NWARMLS
• 2026-04-03 Listed $255,000 NWARMLS
• 1988-11-29 Sold (Public Records) $37,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $1,242 · +9.8% YoY. Source: county tax records.