6 Methwold Ln · Bella Vista, AR 72714

$335,000

3 bd · 2.0 ba · 1,469 sqft · SingleFamily public records · 23 Days on market

Built 2024 0.34 ac lot Est $311k · 8% over $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 +8.7/30.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• ARV discount +4.1/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.3/10.0

Listing remarks MLS

Must see this new construction home. 3 bedrooms 2 baths with custom cabinets and granite counters. This home features a modern look including a large covered back deck overlooking the private back yard with a split floor plan and open living area. Builder includes a 10 year extended home warranty protection plan from Quality Builders Warranty.

Key facts

• Open floor plan
• Fenced backyard
• Hiking trails

Tags

• FENCED BACKYARD
• OPEN FLOOR PLAN
• HIKING TRAILS
• CONNECTED RIDING ROUTES

Property features AI

Finance

• HOA & community: Bella Vista POA with a $40 monthly fee (includes association management); Community amenities: biking, clubhouse, playground, pool, tennis courts, trails/paths

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Electricity available; Public water; Septic available (septic tank)
• Home design: Single-story home; Vinyl siding; Shingle (asphalt) roof; Crawlspace foundation; Property has a view
• Construction: Built with vinyl siding; Asphalt shingle roof; Crawlspace foundation
• Exterior features: Concrete driveway; Covered patio/porch; Backyard fencing; Sloped lot; Wooded lot; Views; Public road frontage; Community pool

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Garbage disposal; Granite counters; Pantry
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Granite counters; Pantry; Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (27.1% below list).
• Recommended offer: $244k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: 484 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $244,171 (27.1% 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. 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: 0.73% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.58%
• DSCR: 0.84
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $311,428
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Mansfield Dr	0.19mi	3/2.0	1,519 (+3%)	2mo	$294,000	$194	84
4 Dinton Ln	0.18mi	3/2.0	1,536 (+5%)	2mo	$339,900	$221	83
10 Thirsk Ln	0.14mi	3/2.0	1,612 (+10%)	3mo	$345,000	$214	75
9 Thirsk Ln	0.16mi	3/2.0	1,642 (+12%)	2mo	$405,000	$247	71
48 Westbury Dr	0.39mi	3/2.0	1,549 (+5%)	5mo	$355,000	$229	69
9 Whitton Ln	0.23mi	2/2.0 (-1)	1,350 (-8%)	5mo	$335,000	$248	66
4 Osmington Ln	0.65mi	3/2.0	1,445 (-2%)	3mo	$259,000	$179	64
13 Coventry Dr	0.24mi	3/2.0	1,686 (+15%)	2mo	$329,900	$196	63
22 Lavendon Circle Dr	0.74mi	2/2.0 (-1)	1,508 (+3%)	1mo	$265,000	$176	55
1 Lynn Ln	0.66mi	2/2.0 (-1)	1,532 (+4%)	5mo	$315,000	$206	53
2 Stuart Cir	0.63mi	2/2.0 (-1)	1,334 (-9%)	4mo	$269,000	$202	46
2 Donington Cir	0.74mi	2/2.0 (-1)	1,248 (-15%)	1mo	$265,000	$212	35

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: -1.1%
• Equity multiple: 0.94×
• Total profit: $-5,233
• Equity at exit: $121,122

10-year hold

• IRR: 3.6%
• Equity multiple: 1.46×
• Total profit: $43,237
• Equity at exit: $166,322

Cash invested: $93,800 (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: 484
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,442 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$272 /mo · $3,269/yr
• Insurance: −$140
• HOA: −$40
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-280

Break-even live

Break-even rent $2,796

Max offer price $285,567

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-185	+0% $-280	+5% $-375	+10% $-469
Rent	-10% $-473	-5% $-376	+0% $-280	+5% $-183	+10% $-87
Rate	-1.0pp $-111	-0.5pp $-195	base $-280	+0.5pp $-367	+1.0pp $-455

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Sibsey Cir Unit 1230868P Bella Vista, AR	3.0	2.0	1765	$3,469	$1.97	23d	1	0.39mi
1 Endon Cir Bella Vista, AR	2.0	1.5	1040	$1,295	$1.25	15d	1	0.74mi
15 Mills Dr Bella Vista, AR	3.0	2.0	1844	$1,950	$1.06	16d	1	0.84mi
4 Kemble Cir Bella Vista, AR	3.0	2.0	1376	$1,850	$1.34	25d	1	0.92mi
14 Harrington Ln Unit 1241318P Bella Vista, AR	2.0	2.0	1044	$2,578	$2.47	15d	1	1.02mi
30 Lunsford Ln Unit 1241312P Bella Vista, AR	2.0	2.0	1119	$1,842	$1.65	16d	1	1.34mi
10 Riordan Rd Unit 1221880P Bella Vista, AR	2.0	2.0	882	$4,248	$4.82	25d	1	1.39mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 18 events

1. 2026-06-22
   days on market $335,000 Active 23 DOM
2. 2026-06-18
   days on market $335,000 Active 20 DOM
3. 2026-06-17
   days on market $335,000 Active 19 DOM
4. 2026-06-16
   days on market $335,000 Active 18 DOM
5. 2026-06-15
   days on market $335,000 Active 17 DOM
6. 2026-06-14
   days on market $335,000 Active 15 DOM
7. 2026-06-10
   days on market $335,000 Active 12 DOM
8. 2026-06-09
   days on market $335,000 Active 11 DOM
9. 2026-06-08
   days on market $335,000 Active 10 DOM
10. 2026-06-07
    days on market $335,000 Active 9 DOM
11. 2026-06-05
    days on market $335,000 Active 6 DOM
12. 2026-06-03
    days on market $335,000 Active 5 DOM
13. 2026-06-03
    price $335,000 Active 4 DOM
14. 2026-06-02
    days on market $345,000 Active 4 DOM
15. 2026-06-01
    days on market $345,000 Active 3 DOM
16. 2026-05-31
    days on market $345,000 Active 2 DOM
17. 2026-05-31
    remarks 687-char remark
18. 2026-05-31
    listed $345,000 Active 1 DOM

ⓘ 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: $3,269 · $272/mo
• Projected year-2 tax: $3,269 · $272/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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: $29,301
• − Mortgage interest: −$18,765
• − Property taxes: −$3,269
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − HOA: −$480
• − Depreciation: −$9,745
• Taxable loss: −$9,322
• Est. tax savings @ 24.0%: +$2,237
• After-tax cash flow: $-1,121/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

+5650.0% since first listed

7 events — show timeline

• 2026-05-29 Listed $345,000 NWARMLS
• 2024-04-30 Sold (MLS) $324,000 NWARMLS
• 2024-04-01 Pending — NWARMLS
• 2024-03-26 Listed $324,500 NWARMLS
• 2023-07-11 Sold (Public Records) $20,000 Public Records
• 2022-09-02 Sold (Public Records) $14,500 Public Records
• 2006-01-20 Sold (Public Records) $6,000 Public Records

Property tax history

+39.9%/yr

Latest (2025): $3,269 · +3199.2% YoY. Source: county tax records.