1 Kent Dr · Bella Vista, AR 72714

$400,000

4 bd · 2.0 ba · 2,045 sqft · SingleFamily public records · 19 Days on market

Built 2021 0.38 ac lot Est $479k · 16% under $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).

• ARV discount +14.9/15.0
• Cash flow +7.8/30.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

Discover the perfect spot for your dream home on this beautiful 0.62-acre wooded and flat lot in Bella Vista! Nestled near some of the best mountain biking and hiking trails in America, this prime location offers both serenity and adventure right at your doorstep. The lot is ready to support a 4-bedroom home, with a perc test, septic and permit, house plan, and plat map included. Don’t miss our on this exceptional opportunity to build in one of Northwest Arkansas most sough -after areas!

Key facts

• Covered deck
• Wrought iron fence
• Corner lot

Tags

• CORNER LOT
• COVERED DECK
• EXTENDED FLAGSTONE PATIO
• PRIVATE TREE LINED BACKYARD
• WROUGHT IRON FENCE
• IMPRESSIVE PRIMARY CLOSET

Property features AI

Finance

• HOA & community: Monthly HOA fee (approx. $40/month); Community amenities: biking, clubhouse, dock, fitness center, golf, playground, park, recreation area, sauna, tennis courts, lake access, pool, trails/paths

Exterior

• Parking: Attached garage with garage door opener; 3 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Propane available; Public water; Septic (septic tank) available
• Home design: Single-story; Brick, rock and vinyl siding exterior; Architectural shingle roof; Block foundation
• Construction: Built with brick, rock and vinyl siding; Architectural shingle roof; Block foundation
• Exterior features: Concrete driveway; Covered patio/porch; Deck; Patio; Stone accents; Back yard metal fencing; Corner lot; Landscaped; Level lot; Subdivision setting; Public paved road frontage; Located on Lake Brittany (nearby/community)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Plumbed for ice maker; Granite counters; Pantry; Eat-in kitchen
• Bedrooms: Split bedroom layout
• Flooring: Bamboo; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Attic; Ceiling fan(s); Eat-in kitchen; Granite counters; Pantry; Split bedrooms; Storage; Walk-in closet(s); Window treatments; Blinds
• 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 $400k.

Deal economics

• At list price, monthly cash flow is $-446 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (33.0% below list).
• Recommended offer: $268k (33.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: 475 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% 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 $8k 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 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $268,134 (33.0% 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. 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: 0.67% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.78%
• DSCR: 0.79
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $478,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Kent Dr	0.00mi	4/2.0	2,045 (0%)	1mo	$400,000	$196	99
10 Horatio Ln	0.35mi	3/2.5 (-1)	2,032 (-1%)	1mo	$475,000	$234	75
5 Cranbrook Ln	0.17mi	3/2.5 (-1)	1,960 (-4%)	4mo	$429,000	$219	75
16 Epping Dr	0.47mi	3/2.0 (-1)	2,020 (-1%)	6mo	$457,300	$226	66
18 Epping Dr	0.46mi	3/2.0 (-1)	2,018 (-1%)	7mo	$473,000	$234	66
10 Chatham Dr	0.19mi	3/2.0 (-1)	1,850 (-10%)	8mo	$474,900	$257	64
11 Epping Dr	0.46mi	3/2.0 (-1)	1,993 (-2%)	8mo	$462,500	$232	62
11 Rochester Dr	0.43mi	3/3.0 (-1)	2,128 (+4%)	7mo	$550,000	$258	58
3 Baltes Dr	0.33mi	3/2.0 (-1)	1,782 (-13%)	2mo	$395,000	$222	57
19 Crawley Ln	0.59mi	4/3.0	1,900 (-7%)	2mo	$464,900	$245	55
55 Northampton Dr	0.66mi	3/2.5 (-1)	2,170 (+6%)	2mo	$493,925	$228	50
16590 Roughton Ln	0.72mi	3/2.5 (-1)	2,102 (+3%)	9mo	$630,000	$300	48

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: -2.3%
• Equity multiple: 0.88×
• Total profit: $-13,445
• Equity at exit: $144,624

10-year hold

• IRR: 2.5%
• Equity multiple: 1.32×
• Total profit: $35,960
• Equity at exit: $198,594

Cash invested: $112,000 (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: 475
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,681 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$260 /mo · $3,124/yr
• Insurance: −$167
• HOA: −$40
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $-446

Break-even live

Break-even rent $3,246

Max offer price $321,149

Occupancy floor —

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Celtic Dr Bella Vista, AR	3.0	2.0	1716	$1,895	$1.10	44d	1	1.35mi
10 Granshire Dr Unit 1237423P Bella Vista, AR	3.0	2.0	1840	$3,703	$2.01	14d	1	1.39mi
1 Sandy Ln Bella Vista, AR	3.0	2.0	1640	$1,950	$1.19	14d	1	1.41mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 15 events

1. 2026-05-26
   soldstatus $400,000 Closed
2. 2026-05-07
   status Pending
3. 2026-05-06
   price $400,000
4. 2026-04-18
   listed $425,000 Active
5. 2025-05-15
   soldstatus $45,000 Closed 498-char remark

   Show marketing remark (498 chars)

   Discover the perfect spot for your dream home on this beautiful 0.62-acre wooded and flat lot in Bella Vista! Nestled near some of the best mountain biking and hiking trails in America, this prime location offers both serenity and adventure right at your doorstep. The lot is ready to support a 4-bedroom home, with a perc test, septic and permit, house plan, and plat map included. Don’t miss our on this exceptional opportunity to build in one of Northwest Arkansas most sough -after areas!

6. 2025-05-07
   status Pending 498-char remark

   Show marketing remark (498 chars)

   Discover the perfect spot for your dream home on this beautiful 0.62-acre wooded and flat lot in Bella Vista! Nestled near some of the best mountain biking and hiking trails in America, this prime location offers both serenity and adventure right at your doorstep. The lot is ready to support a 4-bedroom home, with a perc test, septic and permit, house plan, and plat map included. Don’t miss our on this exceptional opportunity to build in one of Northwest Arkansas most sough -after areas!

7. 2024-10-01
   listed $50,000 Active 498-char remark

   Show marketing remark (498 chars)

   Discover the perfect spot for your dream home on this beautiful 0.62-acre wooded and flat lot in Bella Vista! Nestled near some of the best mountain biking and hiking trails in America, this prime location offers both serenity and adventure right at your doorstep. The lot is ready to support a 4-bedroom home, with a perc test, septic and permit, house plan, and plat map included. Don’t miss our on this exceptional opportunity to build in one of Northwest Arkansas most sough -after areas!

8. 2022-07-19
   soldstatus $18,000 Closed 16-char remark

   Show marketing remark (16 chars)

   Sold before list

9. 2022-07-19
   listed $18,000 Active 16-char remark

   Show marketing remark (16 chars)

   Sold before list

10. 2022-02-11
    soldstatus $6,000
11. 2022-02-11
    listed $6,000
12. 2021-07-01
    soldstatus $370,000
13. 2021-07-01
    soldstatus $370,000
14. 2021-05-07
    listed $370,000
15. 2010-04-15
    soldstatus $12,000

ⓘ 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: $3,124 · $260/mo
• Projected year-2 tax: $3,124 · $260/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 4/10 Moderate 7 d/yr ≥104°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: $32,176
• − Mortgage interest: −$22,406
• − Property taxes: −$3,124
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,574
• − Management: −$2,574
• − HOA: −$480
• − Depreciation: −$11,636
• Taxable loss: −$12,618
• Est. tax savings @ 24.0%: +$3,028
• After-tax cash flow: $-2,328/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

+3233.3% since first listed

15 events — show timeline

• 2026-05-26 Sold (MLS) $400,000 NWARMLS
• 2026-05-07 Pending — NWARMLS
• 2026-05-06 Price Changed $400,000 NWARMLS
• 2026-04-18 Listed $425,000 NWARMLS
• 2025-05-15 Sold (MLS) $45,000 NWARMLS
• 2025-05-07 Pending — NWARMLS
• 2024-10-01 Listed $50,000 NWARMLS
• 2022-07-19 Listed $18,000 NWARMLS
• 2022-07-19 Sold (MLS) $18,000 NWARMLS
• 2022-02-11 Listed $6,000 NWARMLS
• 2022-02-11 Sold (MLS) $6,000 NWARMLS
• 2021-07-01 Sold (Public Records) $370,000 Public Records
• 2021-07-01 Sold (MLS) $370,000 NWARMLS
• 2021-05-07 Listed $370,000 NWARMLS
• 2010-04-15 Sold (Public Records) $12,000 Public Records

Property tax history

+39.4%/yr

Latest (2025): $3,124 · -2.4% YoY. Source: county tax records.