5910 NW Hancock St · Highfill, AR 72713

$275,000

4 bd · 2.0 ba · 1,319 sqft · SingleFamily public records · 83 Days on market

Built 2021 5,662 sqft lot Est $257k · 7% over $25/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).

• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• Schools +5.2/10.0
• ARV discount +4.4/15.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Enjoy all that Bentonville has to offer in this never been lived in before four bedroom two bath 1433 sq ft home! Secluded 4th bedroom could easily turn into a home office if needed. Taxes subject to change based on new construction.

Key facts

• Open floor plan
• Led lighting
• All brick home

Tags

• ALL BRICK HOME
• OPEN FLOOR PLAN
• CATHEDRAL CEILING
• GRANITE COUNTERTOPS
• LED LIGHTING
• PANTRY FOR EXTRA STORAGE

Property features AI

Finance

• HOA & community: Homeowners association with $300 annual fee; Community sidewalks

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Resale home (less than 25 years old); Slab foundation
• Construction: Brick construction; Architectural shingle roof
• Exterior features: Patio; Concrete driveway; Back yard fencing; Privacy wood fence; Lot is cleared, landscaped and level in a subdivision; Public paved road frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Disposal; Plumbed for ice maker; Granite counters; Pantry; Eat-in kitchen
• Bedrooms: Bedroom information not specified
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air; Electric heat pump
• Interior features: Attic; Ceiling fans; Cathedral ceilings; Eat-in kitchen; Granite counters; Pantry; Storage; Walk-in closets; 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 $275k.

Deal economics

• At list price, monthly cash flow is $-400 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (36.4% below list).
• Recommended offer: $175k (36.4% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 2.9% in Highfill — 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 (#97 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 + $28k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $225k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,919 (36.4% 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 83 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.23%
• DSCR: 0.72
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $257,205
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6009 NW Hancock St	0.06mi	4/2.0	1,433 (+9%)	2mo	$285,000	$199	81
817 NW 67th Ave	0.55mi	3/2.0 (-1)	1,311 (-1%)	1mo	$255,000	$195	67
712 NW 67th Ave	0.49mi	3/2.0 (-1)	1,311 (-1%)	6mo	$245,000	$187	66
414 NW 59 Ave	0.22mi	3/2.0 (-1)	1,466 (+11%)	6mo	$294,000	$201	61
813 NW Evans Cir	0.49mi	3/2.0 (-1)	1,243 (-6%)	3mo	$260,000	$209	60
709 NW 64th Ave	0.35mi	3/2.0 (-1)	1,467 (+11%)	2mo	$277,000	$189	59
100 NW 67th Ave	0.71mi	3/2.0 (-1)	1,415 (+7%)	1mo	$256,225	$181	49
717 NW 69th Ave	0.56mi	4/2.0	1,514 (+15%)	3mo	$292,000	$193	47
825 NW 67th Ave	0.57mi	3/2.0 (-1)	1,451 (+10%)	6mo	$275,000	$190	47
716 NW 71st Ave	0.68mi	3/2.0 (-1)	1,433 (+9%)	4mo	$250,000	$174	46
808 NW 68th Ave	0.59mi	3/2.0 (-1)	1,148 (-13%)	1mo	$260,000	$226	45
813 NW 69th Ave	0.62mi	3/2.0 (-1)	1,193 (-10%)	7mo	$253,500	$212	45

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: 19.2%
• Equity multiple: 2.56×
• Total profit: $119,785
• Equity at exit: $247,742

10-year hold

• IRR: 17.3%
• Equity multiple: 5.73×
• Total profit: $364,529
• Equity at exit: $534,265

Cash invested: $77,000 (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 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 710
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$200 /mo · $2,399/yr
• Insurance: −$115
• HOA: −$25
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-400

Break-even live

Break-even rent $2,255

Max offer price $204,373

Occupancy floor —

Sensitivity live

Price	-10% $-244	-5% $-322	+0% $-400	+5% $-478	+10% $-555
Rent	-10% $-538	-5% $-469	+0% $-400	+5% $-331	+10% $-262
Rate	-1.0pp $-261	-0.5pp $-330	base $-400	+0.5pp $-471	+1.0pp $-544

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6002 NW Meade St Bentonville, AR	3.0	2.0	1860	$1,825	$0.98	25d	1	0.06mi
6005 NW Hoover St Bentonville, AR	4.0	2.0	1433	$1,595	$1.11	16d	1	0.14mi
424 NW 59 Ave Bentonville, AR	3.0	2.0	1782	$2,150	$1.21	15d	1	0.20mi
6103 NW McClellen St Bentonville, AR	4.0	2.0	1433	$1,795	$1.25	25d	1	0.22mi
523 NW 68th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.43mi
313 NW 65th Ave Bentonville, AR	3.0	2.0	1250	$1,450	$1.16	25d	1	0.44mi
511 NW 68th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	23d	1	0.47mi
6603 NW Altus St Bentonville, AR	3.0	2.0	1251	$1,495	$1.20	25d	1	0.47mi
6607 NW Altus St Bentonville, AR	3.0	2.0	1256	$1,450	$1.15	25d	1	0.48mi
500 NW 69th Ave Unit 6812 Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	23d	1	0.48mi
500 NW 69th Ave Unit 6810 Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.48mi
864 NW Evans Cir Bentonville, AR	4.0	2.0	1497	$1,650	$1.10	25d	1	0.49mi
6600 NW Altus St Highfill, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.49mi
521 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.50mi
6810 NW Trevy St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.50mi
525 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.51mi
535 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	23d	1	0.51mi
6807 NW Toby St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.51mi
523 NW 69th Ave Highfill, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.51mi
6619 NW Altus St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	25d	1	0.51mi
6605 NW Vandergriff St Bentonville, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.52mi
613 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.52mi
617 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.53mi
615 NW 69th Ave Highfill, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.53mi
6813 NW Toby St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.53mi
500 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	23d	1	0.54mi
500 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,445	$1.11	15d	8	0.54mi
6608 NW Vandergriff St Highfill, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.55mi
817 NW 67th Ave Bentonville, AR	3.0	2.0	1311	$1,595	$1.22	25d	1	0.56mi
632 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	25d	1	0.57mi
514 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	25d	1	0.58mi
111 NW 63rd Ave Bentonville, AR	2.0–4.0	2.0	1116	$1,725	$1.55	15d	19	0.59mi
6307 NW Kathleen St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	25d	1	0.61mi
6503 NW Kathleen St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	25d	1	0.63mi
210 NW 67th Ave Bentonville, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.63mi
6500 NW Kathleen St Bentonville, AR	3.0	2.0	1250	$1,450	$1.16	25d	1	0.65mi
6502 NW Kathleen St Bentonville, AR	3.0	2.0	1250	$1,495	$1.20	25d	1	0.65mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 26 events

1. 2026-06-22
   statusdays on market $275,000 Pending 83 DOM
2. 2026-06-18
   days on market $275,000 Active 82 DOM
3. 2026-06-17
   days on market $275,000 Active 81 DOM
4. 2026-06-15
   days on market $275,000 Active 79 DOM
5. 2026-06-14
   days on market $275,000 Active 77 DOM
6. 2026-06-10
   days on market $275,000 Active 74 DOM
7. 2026-06-09
   days on market $275,000 Active 73 DOM
8. 2026-06-09
   price $275,000 Active 72 DOM
9. 2026-06-08
   days on market $280,000 Active 72 DOM
10. 2026-06-07
    days on market $280,000 Active 71 DOM
11. 2026-06-05
    days on market $280,000 Active 68 DOM
12. 2026-06-03
    days on market $280,000 Active 67 DOM
13. 2026-06-02
    days on market $280,000 Active 66 DOM
14. 2026-06-01
    days on market $280,000 Active 65 DOM
15. 2026-05-31
    days on market $280,000 Active 64 DOM
16. 2026-05-31
    days on market $280,000 Active 63 DOM
17. 2026-05-19
    price $280,000
18. 2026-04-30
    price $285,000
19. 2026-04-30
    status Active
20. 2026-04-15
    status Pending
21. 2026-03-12
    listed $295,000 Active
22. 2021-06-24
    soldstatus $225,000
23. 2021-06-23
    soldstatus $225,000 233-char remark

    Show marketing remark (233 chars)

    Enjoy all that Bentonville has to offer in this never been lived in before four bedroom two bath 1433 sq ft home! Secluded 4th bedroom could easily turn into a home office if needed. Taxes subject to change based on new construction.

24. 2021-06-03
    listed $215,000 233-char remark

    Show marketing remark (233 chars)

    Enjoy all that Bentonville has to offer in this never been lived in before four bedroom two bath 1433 sq ft home! Secluded 4th bedroom could easily turn into a home office if needed. Taxes subject to change based on new construction.

25. 2021-05-07
    soldstatus $171,684 467-char remark

    Show marketing remark (467 chars)

    Enjoy an open living, dining and kitchen space in this brand new four bedroom, two bathroom plan series. With a spacious master suite, including a walk-in closet and a double vanity in the master bath, comfort will never be compromised in the 1400-4 Series. The utility room is conveniently nestled among bedrooms, making laundry less of a hassle, and the secluded 4th bedroom is perfect for an office or a playroom. Taxes subject to change based on new construction.

26. 2020-12-11
    listed $169,814 467-char remark

    Show marketing remark (467 chars)

    Enjoy an open living, dining and kitchen space in this brand new four bedroom, two bathroom plan series. With a spacious master suite, including a walk-in closet and a double vanity in the master bath, comfort will never be compromised in the 1400-4 Series. The utility room is conveniently nestled among bedrooms, making laundry less of a hassle, and the secluded 4th bedroom is perfect for an office or a playroom. Taxes subject to change based on new construction.

ⓘ 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: $2,399 · $200/mo
• Projected year-2 tax: $2,399 · $200/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $20,990
• − Mortgage interest: −$15,404
• − Property taxes: −$2,399
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − HOA: −$300
• − Depreciation: −$8,000
• Taxable loss: −$9,847
• Est. tax savings @ 24.0%: +$2,363
• After-tax cash flow: $-2,434/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 — Highfill

• Score: 67/100
• State rank: #97
• US rank: #10302

Category grades

Amenities F Commute F Cost of living A+ 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: Highfill, 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

+64.9% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $280,000 NWARMLS
• 2026-04-30 Price Changed $285,000 NWARMLS
• 2026-04-30 Relisted — NWARMLS
• 2026-04-15 Pending — NWARMLS
• 2026-03-12 Listed $295,000 NWARMLS
• 2021-06-24 Sold (Public Records) $225,000 Public Records
• 2021-06-23 Sold (MLS) $225,000 NWARMLS
• 2021-06-03 Listed $215,000 NWARMLS
• 2021-05-07 Sold (MLS) $171,684 NWARMLS
• 2020-12-11 Listed $169,814 NWARMLS

Property tax history

+66.5%/yr

Latest (2025): $2,399 · +10.5% YoY. Source: county tax records.