1 Elizabeth Dr · Bella Vista, AR 72715

$295,000

3 bd · 2.0 ba · 1,546 sqft · SingleFamily public records · 171 Days on market

Built 1973 0.32 ac lot Est $318k · 7% under $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 +13.1/30.0
• ARV discount +10.8/15.0
• Schools +5.2/10.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained and thoughtfully updated, this three-bedroom, two-bath home offers comfortable living in a scenic Bella Vista setting. Vaulted ceilings in the living and dining areas create an open flow that feels both spacious and welcoming. Each bedroom opens to a balcony, providing easy access to the screened-in back deck overlooking a private, wooded backyard—an inviting space for relaxing, entertaining or enjoying the surrounding natural setting. Recent updates include a new roof, fresh interior paint, new flooring, and a new air handler installed in fall 2024. The crawl space includes a full-size access door with water and electric service and has been treated with a mold preven

Key facts

• New flooring
• Vaulted ceilings
• New roof

Tags

• VAULTED CEILINGS
• SCREENED IN BACK DECK
• PRIVATE WOODED BACKYARD
• NEW ROOF
• NEW FLOORING
• FULL SIZE ACCESS DOOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-11 ($-135/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (20.9% below list).
• Recommended offer: $233k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 827 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $9k 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 171 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $149k; list at $295k implies a 97% gain — meaningful room to come down on a strong offer.

Recommended offer $233,312 (20.9% 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. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.79% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $318,476
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Hanworth Ln	0.18mi	2/2.0 (-1)	1,588 (+3%)	10mo	$317,000	$200	74
1 Brighstone Ln	0.05mi	3/2.0	1,330 (-14%)	3mo	$285,000	$214	72
7 Rogan Cir	0.12mi	2/2.0 (-1)	1,477 (-4%)	12mo	$322,000	$218	72
6 Basildon Dr	0.55mi	3/2.0	1,520 (-2%)	4mo	$324,900	$214	68
58 Elizabeth	0.23mi	2/2.0 (-1)	1,582 (+2%)	15mo	$326,000	$206	68
56 Elizabeth Dr	0.24mi	2/2.0 (-1)	1,380 (-11%)	1mo	$290,000	$210	65
8 Adams Ln	0.32mi	3/2.0	1,676 (+8%)	7mo	$325,000	$194	65
54 Elizabeth Dr	0.26mi	3/2.0	1,700 (+10%)	10mo	$205,000	$121	63
14 Adams Ln	0.37mi	2/2.0 (-1)	1,588 (+3%)	12mo	$315,000	$198	63
7 Cummings Ln	0.36mi	2/1.5 (-1)	1,346 (-13%)	14mo	$305,000	$227	43
27 Basildon Dr	0.73mi	3/2.0	1,736 (+12%)	4mo	$270,000	$156	42
6 Whitwick Ln	0.64mi	3/2.5	1,726 (+12%)	12mo	$352,500	$204	38

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-48,599
• Equity at exit: $43,985

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-43,560
• Equity at exit: $25,506

Cash invested: $82,600 (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: 827
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,333 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$145 /mo · $1,734/yr
• Insurance: −$123
• HOA: −$40
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-11

Break-even live

Break-even rent $2,347

Max offer price $293,009

Occupancy floor 95%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Connie Ln Bella Vista, AR	3.0	2.0	1440	$2,250	$1.56	23d	1	0.67mi
15 Baywater Ln Unit 1221842P Bella Vista, AR	3.0	2.0	1915	$5,167	$2.70	21d	1	0.75mi
9 August Ln Unit 1363327P Bella Vista, AR	2.0	1.5	1173	$3,153	$2.69	14d	1	0.88mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,900	$1.11	21d	1	0.91mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,850	$1.08	14d	1	0.91mi
20 Annette Ln Bella Vista, AR	3.0	2.0	1520	$1,650	$1.09	14d	1	1.17mi
4 Kemble Cir Bella Vista, AR	3.0	2.0	1376	$1,850	$1.34	23d	1	1.21mi
6 Erith Ln Unit 1512836P Bella Vista, AR	4.0	2.0	2077	$5,027	$2.42	14d	1	1.43mi
26 Purfleet Dr Bella Vista, AR	3.0	2.0	1276	$1,575	$1.23	14d	1	1.47mi

HOA detail

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

Listing history 21 events

1. 2026-06-08
   days on market $295,000 Active 171 DOM
2. 2026-06-07
   days on market $295,000 Active 170 DOM
3. 2026-06-05
   days on market $295,000 Active 167 DOM
4. 2026-06-03
   days on market $295,000 Active 166 DOM
5. 2026-06-02
   days on market $295,000 Active 165 DOM
6. 2026-06-01
   days on market $295,000 Active 164 DOM
7. 2026-05-31
   days on market $295,000 Active 163 DOM
8. 2026-05-31
   days on market $295,000 Active 162 DOM
9. 2026-04-10
   price $295,000
10. 2026-03-10
    price $310,000
11. 2025-12-19
    listed $315,000 Active
12. 2025-05-21
    price $300,000
13. 2025-05-07
    price $310,000
14. 2025-01-31
    price $280,000
15. 2025-01-09
    price $290,000
16. 2019-04-15
    soldstatus $149,400
17. 2019-04-10
    soldstatus $149,400
18. 2019-02-04
    listed $147,900
19. 2017-03-21
    soldstatus $117,000
20. 2017-03-15
    soldstatus $117,000
21. 2017-01-16
    listed $117,000

ⓘ 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: $1,734 · $145/mo
• Projected year-2 tax: $1,888 · $157/mo
• Expected delta: +$154/yr (+$13/mo · 8.9%)

ⓘ 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 · 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: $27,997
• − Mortgage interest: −$16,525
• − Property taxes: −$1,734
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − HOA: −$480
• − Depreciation: −$8,582
• Taxable loss: −$5,278
• Est. tax savings @ 24.0%: +$1,267
• After-tax cash flow: $1,131/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

+152.1% since first listed

13 events — show timeline

• 2026-04-10 Price Changed $295,000 NWARMLS
• 2026-03-10 Price Changed $310,000 NWARMLS
• 2025-12-19 Listed $315,000 NWARMLS
• 2025-05-21 Price Changed $300,000 NWARMLS
• 2025-05-07 Price Changed $310,000 NWARMLS
• 2025-01-31 Price Changed $280,000 NWARMLS
• 2025-01-09 Price Changed $290,000 NWARMLS
• 2019-04-15 Sold (Public Records) $149,400 Public Records
• 2019-04-10 Sold (MLS) $149,400 NWARMLS
• 2019-02-04 Listed $147,900 NWARMLS
• 2017-03-21 Sold (Public Records) $117,000 Public Records
• 2017-03-15 Sold (MLS) $117,000 NWARMLS
• 2017-01-16 Listed $117,000 NWARMLS

Property tax history

+4.8%/yr

Latest (2025): $1,734 · +9.8% YoY. Source: county tax records.