6606 SW Memphis Ave · Bentonville, AR 72713

$267,900

3 bd · 3.0 ba · 1,430 sqft · Townhouse · 4 Days on market

Built 2026 4,791 sqft lot Est $240k · 12% over ↓ 56% since listing

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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
• Cash flow +6.6/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0

Listing remarks

Introducing The Elmstead, a beautiful two-story duplex located in a vibrant, new community. This modern home offers 3 spacious bedrooms and 3 bathrooms, featuring a flexible layout that suits a variety of lifestyles. Upstairs, you'll find the serene master suite, complete with a private bathroom and ample closet space. An additional bedroom and bathroom are also located upstairs, providing comfort and privacy for family or guests. The lower level features a third bedroom with its own full bathroom, perfect for visitors, a home office, or a private retreat. The open-concept living area on the main floor is perfect for both relaxing and entertaining. The well-appointed kitchen includes modern

Key facts

• Flexible layout
• Ample closet space
• Two story duplex

Tags

• TWO STORY DUPLEX
• FLEXIBLE LAYOUT
• SERENE MASTER SUITE
• PRIVATE BATHROOM
• AMPLE CLOSET SPACE
• OPEN CONCEPT LIVING AREA

Property features AI

Finance

• HOA & community: Monthly association fee; Community near schools and park

Exterior

• Parking: Attached garage; 1 covered space
• Security: Smoke detector(s)
• Utilities: Electricity available; Public water; Sewer available
• Home design: New construction; 2 stories; To be built; Brick and vinyl siding exterior; Architectural shingle roof; Home warranty included
• Construction: Slab foundation
• Exterior features: Concrete driveway; Patio; Porch; Landscaped yard; Near park; Located in a subdivision; Shared road frontage

Interior

• Kitchen: Dishwasher; Electric range; Plumbed for ice maker; ENERGY STAR qualified appliances
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Pantry; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $268k.

Deal economics

• At list price, monthly cash flow is $-444 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (33.5% below list).
• Recommended offer: $178k (33.5% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.6% in Bentonville — 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 83/100 on livability (#2 in AR, #864 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: 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: Rents flat; 710 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent is only 18% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,135 (33.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.66% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.10%
• DSCR: 0.68
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $240,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6614 SW Dignity Ave	0.14mi	3/3.0	1,430 (0%)	1mo	$260,600	$182	92
6810 SW Dignity Ave	0.14mi	3/3.0	1,430 (0%)	2mo	$239,900	$168	91
6808 SW Dignity Ave	0.18mi	3/3.0	1,430 (0%)	3mo	$260,600	$182	89
6608 SW Memphis Ave	0.05mi	3/2.5	1,599 (+12%)	0mo	$268,800	$168	76
3405 SW Endearment St	0.07mi	3/2.5	1,599 (+12%)	1mo	$260,000	$163	74
3403 SW Endearment St	0.06mi	3/2.5	1,599 (+12%)	2mo	$259,900	$163	74
6908 SW Dignity Ave	0.09mi	3/2.5	1,599 (+12%)	3mo	$270,000	$169	71
6616 SW Dignity Ave	0.14mi	3/2.5	1,599 (+12%)	1mo	$265,000	$166	71
6618 SW Dignity Ave	0.14mi	3/2.5	1,599 (+12%)	1mo	$264,000	$165	71
6800 SW Dignity Ave	0.13mi	3/2.5	1,599 (+12%)	2mo	$267,800	$167	71
6802 SW Dignity Ave	0.14mi	3/2.5	1,599 (+12%)	2mo	$267,800	$167	70
6902 SW Dignity Ave	0.19mi	3/2.5	1,599 (+12%)	3mo	$268,800	$168	67

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.51×
• Total profit: $113,086
• Equity at exit: $241,346

10-year hold

• IRR: 16.8%
• Equity multiple: 5.63×
• Total profit: $347,018
• Equity at exit: $520,471

Cash invested: $75,012 (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 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 710
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$1,405
• Tax est. 1.5%: −$335 /mo · $4,018/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-444

Break-even live

Break-even rent $2,344

Max offer price $203,634

Occupancy floor —

Sensitivity live

Price	-10% $-259	-5% $-352	+0% $-444	+5% $-537	+10% $-629
Rent	-10% $-585	-5% $-514	+0% $-444	+5% $-374	+10% $-303
Rate	-1.0pp $-309	-0.5pp $-376	base $-444	+0.5pp $-514	+1.0pp $-584

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: $66,975
• Closing costs: $8,037
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6604 SW Dignity Ave Bentonville, AR	3.0	3.0	1430	$1,550	$1.08	16d	1	0.03mi
221 Williams Ct Bentonville, AR	3.0	2.0	1410	$1,725	$1.22	25d	1	0.05mi
6812 Memphis Bentonville, AR	3.0	2.5	1599	$1,550	$0.97	25d	1	0.07mi
6800 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	16d	1	0.13mi
6802 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	25d	1	0.14mi
231 Palm St Bentonville, AR	3.0	2.0	1828	$2,050	$1.12	25d	1	0.23mi
621-623 Cosmos St Centerton, AR	3.0	2.0	1475	$1,795	$1.22	15d	1	0.61mi
4301 SW Pawhuska St Bentonville, AR	3.0	2.0	1782	$1,980	$1.11	25d	1	0.64mi
5805 SW Teppee Ave Bentonville, AR	4.0	2.5	1854	$2,145	$1.16	25d	1	0.71mi
5809 SW Macasin Ave Bentonville, AR	4.0	2.0	1745	$2,100	$1.20	25d	1	0.78mi
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	16d	1	1.01mi
831 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.02mi
840 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.02mi
830 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.03mi
860 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.03mi
891 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.04mi
841 Tennessee Ave Bentonville, AR	2.0	2.5	1250	$1,640	$1.31	25d	1	1.04mi
931 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.06mi
890 Tennessee Ave Bentonville, AR	3.0	2.5	1250	$1,595	$1.28	23d	1	1.08mi
821 Arctic Ave Bentonville, AR	2.0	2.0	1250	$1,726	$1.38	25d	1	1.09mi
831 Ventnor Ave Bentonville, AR	3.0	2.0	1100	$1,525	$1.39	25d	1	1.10mi
1021 States Ave Bentonville, AR	2.0	2.5	1250	$1,850	$1.48	16d	1	1.11mi
830 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	23d	1	1.11mi
861 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	25d	1	1.11mi
1020 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.11mi
860 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	25d	1	1.12mi
881 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,550	$1.24	25d	1	1.12mi
820 Boardwalk Ave Bentonville, AR	3.0	2.0	1100	$1,450	$1.32	25d	1	1.12mi
840 Boardwalk Ave Bentonville, AR	2.0	2.5	1100	$1,465	$1.33	25d	1	1.13mi
1060 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.14mi
1031 Kentucky Ave Bentonville, AR	3.0	2.0	1100	$1,700	$1.55	25d	1	1.14mi
1040 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.14mi
1061 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.15mi
1050 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.15mi
1090 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.16mi
1061 Kentucky Ave Bentonville, AR	3.0	2.5	1250	$1,550	$1.24	25d	1	1.16mi
1091 Indiana Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.16mi
1080 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.17mi
960 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,750	$1.40	25d	1	1.19mi
1071 Ventnor Ave Centerton, AR	3.0	2.0	1100	$1,400	$1.27	25d	1	1.23mi

Listing history 3 events

1. 2026-06-22
   days on market $267,900 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $267,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $21,376
• − Mortgage interest: −$15,007
• − Property taxes: −$4,018
• − Insurance: −$1,340
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$7,793
• Taxable loss: −$10,202
• Est. tax savings @ 24.0%: +$2,448
• After-tax cash flow: $-2,881/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 — Bentonville

• Score: 83/100
• State rank: #2
• US rank: #864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bentonville, AR
• County: Benton County · 259,241 people
• City population: 19,701
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 28,999
• Household income: $119,853
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 508.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 54% Asian 20% Two or more races 16% Hispanic / Latino 11% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 8% Spanish 6% Other Indo-European 5%

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: ▲ 10.77%
• Current HPI: 319.3081
• Rent YoY: ▲ 0.39%
• 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

-56.1% since first listed

2 events — show timeline

• 2026-06-17 Listed $267,900 NWARMLS
• 2026-05-18 Sold (Public Records) $610,920 Public Records