801 Bellmara Cir · Cave Springs, AR 72718

$565,000

4 bd · 3.0 ba · 2,410 sqft · SingleFamily public records · 103 Days on market

Built 2017 8,712 sqft lot Est $583k · at est.

---

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 +8.9/15.0
• Cash flow +7.1/30.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

Don't miss this 4-bedroom 3 full bath home with open concept floor plan. Primary suite features en suite bathroom with tiled walk-in shower, whirlpool tub, granite counters, a walk-in closet connected to laundry room. Two bedrooms & full bath upstairs, attic storage; downstairs 4th bedroom w/ full bath also works as office area or guest suite. Located on a corner lot and home features sprinkler system, central vacuum and gas hookup for grill Can't beat the location convenient to Walmart Amp, Top Golf, new Mt. Hebron park & Pinnacle Hills Shopping.

Key facts

• Covered patio
• Convenient location
• Added counter space

Tags

• CONVENIENT LOCATION
• EXTENDED CABINETRY
• ADDED COUNTER SPACE
• COVERED PATIO
• BACKYARD SPACE
• PLENTY OF ATTIC STORAGE

Property features AI

Finance

• HOA & community: Monthly association fee; Community features include curbs, sidewalks, trails/paths, park, shopping, and proximity to fire station, hospital, and schools

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Security system; Smoke detectors
• Utilities: Public water; Septic available (septic tank listed); Electricity available; Natural gas available; Cable available; Recycling collection
• Home design: Two-story home; Brick construction; Slab foundation; Architectural shingle roof
• Construction: Brick exterior; Architectural shingle roof; Slab foundation
• Exterior features: Concrete driveway; Covered patio/porch; Privacy wood fencing in backyard; Located in a subdivision; Near park; Central business district nearby; Public paved road frontage

Interior

• Kitchen: Built-in range; Built-in oven; Gas cooktop; Electric oven; Self-cleaning oven; Microwave; Dishwasher; Disposal; Plumbed for ice maker
• Bedrooms: Split bedroom layout (bedrooms separated for privacy)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Attic; Built-in features; Ceiling fans; Central vacuum; Eat-in kitchen; Granite counters; Pantry; Split bedroom layout; Storage; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $565k.

Deal economics

• At list price, monthly cash flow is $-795 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $425k (24.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (38.1% below list).
• Recommended offer: $350k (38.1% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $60k of equity ($4k loan paydown + $56k 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 ~$97k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($514k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $480k; 18% 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 $349,700 (38.1% 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 103 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.62% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $583,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 Charing Cross	0.12mi	4/3.0	2,425 (+1%)	2mo	$587,000	$242	92
807 Bellmara Cir	0.04mi	4/3.0	2,510 (+4%)	2mo	$581,000	$231	90
1013 Charing Cross	0.12mi	4/2.5	2,531 (+5%)	0mo	$570,000	$225	84
5900 S 67th St	0.25mi	4/3.0	2,473 (+3%)	0mo	$560,000	$226	84
6614 W Braebourne Dr	0.30mi	4/2.0	2,344 (-3%)	1mo	$575,000	$245	77
5605 S Chadwick Dr	0.25mi	4/2.5	2,650 (+10%)	2mo	$689,500	$260	68
816 Post Way	0.60mi	4/2.5	2,477 (+3%)	0mo	$615,000	$248	65
6201 Tumbler Rdg	0.74mi	4/3.0	2,403 (-0%)	1mo	$575,000	$239	64
5701 S 66th St	0.38mi	3/2.5 (-1)	2,228 (-8%)	0mo	$510,000	$229	62
5601 65th St	0.69mi	4/3.5	2,718 (+13%)	1mo	$595,000	$219	44
626 Millwood	0.69mi	4/2.5	2,097 (-13%)	2mo	$564,000	$269	42
5222 S Brookmere St	0.72mi	3/2.5 (-1)	2,148 (-11%)	1mo	$595,000	$277	41

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: 20.0%
• Equity multiple: 2.62×
• Total profit: $256,919
• Equity at exit: $508,997

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $796,085
• Equity at exit: $1,097,671

Cash invested: $158,200 (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: 13.5×

Monthly cashflow live

• Estimated rent: $3,497 high
• Mortgage (P&I): −$2,963
• Tax from tax record: −$359 /mo · $4,312/yr
• Insurance: −$235
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $-795

Break-even live

Break-even rent $4,503

Max offer price $424,560

Occupancy floor —

Sensitivity live

Price	-10% $-475	-5% $-635	+0% $-795	+5% $-955	+10% $-1,115
Rent	-10% $-1,071	-5% $-933	+0% $-795	+5% $-657	+10% $-519
Rate	-1.0pp $-510	-0.5pp $-651	base $-795	+0.5pp $-941	+1.0pp $-1,090

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: $141,250
• Closing costs: $16,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.63mi
6508 W Stone Lake Dr Unit 1221824P Rogers, AR	4.0	2.5	2271	$7,860	$3.46	16d	1	0.64mi
5313 S Stone Bay Ct Rogers, AR	4.0	3.0	2110	$3,300	$1.56	16d	1	0.79mi
6506 W Knoll View Way Rogers, AR	3.0	2.5	1746	$2,700	$1.55	16d	1	0.83mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,400	$1.17	25d	1	0.86mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,290	$1.11	16d	1	0.86mi
6613 W Valley View Rd Rogers, AR	4.0	2.5	2475	$3,000	$1.21	25d	1	0.87mi
6683 W Valley View Rd Rogers, AR	4.0	2.5	2477	$3,500	$1.41	25d	1	0.88mi
6665 W Valley View Rd Rogers, AR	3.0	2.0	1923	$2,950	$1.53	25d	1	0.93mi
6505 S 50th St Rogers, AR	4.0	2.0	1630	$1,850	$1.13	16d	1	1.48mi

Listing history 27 events

1. 2026-06-22
   days on market $565,000 Active 103 DOM
2. 2026-06-18
   days on market $565,000 Active 100 DOM
3. 2026-06-17
   days on market $565,000 Active 99 DOM
4. 2026-06-15
   days on market $565,000 Active 97 DOM
5. 2026-06-14
   days on market $565,000 Active 95 DOM
6. 2026-06-10
   days on market $565,000 Active 92 DOM
7. 2026-06-09
   days on market $565,000 Active 91 DOM
8. 2026-06-08
   days on market $565,000 Active 90 DOM
9. 2026-06-07
   days on market $565,000 Active 89 DOM
10. 2026-06-05
    days on market $565,000 Active 86 DOM
11. 2026-06-03
    days on market $565,000 Active 85 DOM
12. 2026-06-02
    days on market $565,000 Active 84 DOM
13. 2026-06-01
    days on market $565,000 Active 83 DOM
14. 2026-05-31
    days on market $565,000 Active 82 DOM
15. 2026-05-31
    days on market $565,000 Active 81 DOM
16. 2026-03-10
    listed $565,000 Active
17. 2025-12-21
    historical $2,700
18. 2025-12-16
    listed $2,700
19. 2025-12-09
    historical $2,700
20. 2025-09-20
    listed $2,700
21. 2025-07-21
    price $580,000
22. 2022-07-27
    soldstatus $480,000
23. 2022-07-25
    soldstatus $480,000 Closed 566-char remark

    Show marketing remark (566 chars)

    Don't miss this 4-bedroom 3 full bath home with open concept floor plan. Primary suite features en suite bathroom with tiled walk-in shower, whirlpool tub, granite counters, a walk-in closet connected to laundry room. Two bedrooms & full bath upstairs, attic storage; downstairs 4th bedroom w/ full bath also works as office area or guest suite. Located on a corner lot and home features sprinkler system, central vacuum and gas hookup for grill Can't beat the location convenient to Walmart Amp, Top Golf, new Mt. Hebron park & Pinnacle Hills Shopping.

24. 2022-07-16
    status Pending 566-char remark

    Show marketing remark (566 chars)

    Don't miss this 4-bedroom 3 full bath home with open concept floor plan. Primary suite features en suite bathroom with tiled walk-in shower, whirlpool tub, granite counters, a walk-in closet connected to laundry room. Two bedrooms & full bath upstairs, attic storage; downstairs 4th bedroom w/ full bath also works as office area or guest suite. Located on a corner lot and home features sprinkler system, central vacuum and gas hookup for grill Can't beat the location convenient to Walmart Amp, Top Golf, new Mt. Hebron park & Pinnacle Hills Shopping.

25. 2022-07-13
    listed $479,900 Active 566-char remark

    Show marketing remark (566 chars)

    Don't miss this 4-bedroom 3 full bath home with open concept floor plan. Primary suite features en suite bathroom with tiled walk-in shower, whirlpool tub, granite counters, a walk-in closet connected to laundry room. Two bedrooms & full bath upstairs, attic storage; downstairs 4th bedroom w/ full bath also works as office area or guest suite. Located on a corner lot and home features sprinkler system, central vacuum and gas hookup for grill Can't beat the location convenient to Walmart Amp, Top Golf, new Mt. Hebron park & Pinnacle Hills Shopping.

26. 2018-01-18
    soldstatus $289,900
27. 2017-09-01
    listed $289,900

ⓘ 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: $4,312 · $359/mo
• Projected year-2 tax: $4,312 · $359/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: $41,964
• − Mortgage interest: −$31,649
• − Property taxes: −$4,312
• − Insurance: −$2,825
• − Repairs & maintenance: −$3,357
• − Management: −$3,357
• − Depreciation: −$16,436
• Taxable loss: −$19,972
• Est. tax savings @ 24.0%: +$4,793
• After-tax cash flow: $-4,747/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

+94.9% since first listed

12 events — show timeline

• 2026-03-10 Listed $565,000 NWARMLS
• 2025-12-21 Rental Removed $2,700 APPFOLIO
• 2025-12-16 Listed for Rent $2,700 APPFOLIO
• 2025-12-09 Rental Removed $2,700 NWARMLS
• 2025-09-20 Listed for Rent $2,700 NWARMLS
• 2025-07-21 Price Changed $580,000 NWARMLS
• 2022-07-27 Sold (Public Records) $480,000 Public Records
• 2022-07-25 Sold (MLS) $480,000 NWARMLS
• 2022-07-16 Pending — NWARMLS
• 2022-07-13 Listed $479,900 NWARMLS
• 2018-01-18 Sold (MLS) $289,900 NWARMLS
• 2017-09-01 Listed $289,900 NWARMLS

Property tax history

+30.3%/yr

Latest (2025): $4,312 · +9.6% YoY. Source: county tax records.