5408 SW Remington Rd · Bentonville, AR 72713

$298,000

3 bd · 2.0 ba · 1,204 sqft · SingleFamily public records · 12 Days on market

Built 2009 10,018 sqft lot Est $281k · 6% over

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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 +6.4/30.0
• Schools +5.2/10.0
• ARV discount +4.7/15.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• 1% rule +0.5/10.0

Listing remarks MLS

Well maintained and updated 3 bedroom 2 bath home on a large lot. The home features a split floor plan for added privacy. White kitchen cabinets to compliment granite countertops, subway tile backsplash with a farmhouse sink and custom styled herringbone brick tile. Through the house you will find warm brown LVP floors in the master, bathrooms, and living area. LVP and tile completed in 2019. Barn door added in master for the entrance into the bathroom. Walnut shelves accent the bathrooms, laundry room, kitchen, and living room. In the living room you will find an accented white shiplap wall. The large back yard is perfect for entertaining or playing with a pergola covered back patio and a shed for storage or as a playhouse. Subdivision is located close to Bentonville Schools and the Bentonville Community Center.

Key facts

• 0.23 acre lot
• Garage
• Built 2009

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $-517 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (30.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (44.6% below list).
• Recommended offer: $165k (44.6% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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; 690 active listings in the ZIP; 15 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 17% 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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 $257k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,133 (44.6% 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: 0.55% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.44%
• DSCR: 0.67
• GRM: 15.0

CMA / ARV

• ARV (on-the-fly): $280,532
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5408 SW Remington Rd	0.00mi	3/2.0	1,204 (0%)	0mo	$280,000	$233	100
5307 SW Remington Rd	0.06mi	3/2.0	1,202 (-0%)	13mo	$280,000	$233	86
5412 SW Ashfield Dr	0.06mi	3/2.0	1,218 (+1%)	13mo	$260,000	$213	84
3107 SW Wentworth Ave	0.11mi	3/2.0	1,240 (+3%)	9mo	$269,900	$218	83
3109 SW Wentworth Ave	0.11mi	3/2.0	1,250 (+4%)	11mo	$300,000	$240	79
5406 SW Cherry Creek Rd	0.19mi	3/2.0	1,157 (-4%)	7mo	$263,000	$227	79
2807 SW Greensprings Rd	0.12mi	3/2.0	1,121 (-7%)	7mo	$264,000	$236	77
5401 SW Remington Rd	0.05mi	3/2.0	1,221 (+1%)	22mo	$261,000	$214	77
3201 SW Greensprings Rd	0.07mi	3/2.0	1,077 (-10%)	5mo	$271,500	$252	75
5409 Cherry Creek Rd	0.22mi	3/2.0	1,148 (-5%)	14mo	$280,000	$244	70
3108 SW Wentworth Ave	0.14mi	3/2.0	1,345 (+12%)	13mo	$300,000	$223	63
3104 Wentworth Ave	0.12mi	3/2.5	1,339 (+11%)	16mo	$298,500	$223	60

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: 18.5%
• Equity multiple: 2.50×
• Total profit: $125,002
• Equity at exit: $268,462

10-year hold

• IRR: 16.8%
• Equity multiple: 5.63×
• Total profit: $386,087
• Equity at exit: $578,948

Cash invested: $83,440 (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: 690
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$1,563
• Tax from tax record: −$135 /mo · $1,620/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-517

Break-even live

Break-even rent $2,306

Max offer price $206,612

Occupancy floor —

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5302 SW Monaco Ln Bentonville, AR	3.0	2.0	1202	$1,550	$1.29	23d	1	0.11mi
2800 SW Arbor Rd Bentonville, AR	3.0	2.0	1344	$1,700	$1.26	14d	1	0.92mi
2413 SW Arbor Rd Bentonville, AR	3.0	2.5	1350	$1,700	$1.26	23d	1	0.94mi
2405 SW Arbor Rd Bentonville, AR	3.0	2.5	1350	$1,700	$1.26	14d	1	0.95mi
3201 SW Harbin Ave Bentonville, AR	1.0–2.0	1.0–2.0	810	$1,250	$1.54	14d	9	1.00mi
5806 SW Crozier Cir Bentonville, AR	1.0–2.0	1.0–2.0	945	$1,452	$1.54	14d	25	1.05mi
6611 SW Warrington Rd Bentonville, AR	3.0	2.0	1353	$1,700	$1.26	14d	1	1.08mi
3205 SW Windrift Ave Unit 1 Bentonville, AR	3.0	2.0	1487	$1,400	$0.94	14d	1	1.19mi
3002 SW Deerfield Blvd Unit 1 Bentonville, AR	3.0	2.0	1286	$1,400	$1.09	14d	1	1.28mi
3006 SW Deerfield Blvd Unit 2 Bentonville, AR	3.0	2.0	1487	$1,500	$1.01	23d	1	1.28mi
4404 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	23d	1	1.28mi
4405 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	23d	1	1.29mi
2904 SW Amberwood Ave Unit 2 Bentonville, AR	3.0	2.0	1300	$1,400	$1.08	23d	1	1.33mi
2900 SW Amberwood Ave Unit 2 Bentonville, AR	3.0	2.0	1300	$1,500	$1.15	23d	1	1.34mi
2900 SW Amberwood Ave Bentonville, AR	3.0	2.0	1300	$1,500	$1.15	23d	1	1.34mi

Listing history 16 events

1. 2026-04-07
   status Pending
2. 2026-03-26
   listed $298,000 Active
3. 2022-03-09
   soldstatus $257,000
4. 2022-03-08
   soldstatus $257,000 Closed 824-char remark

   Show marketing remark (824 chars)

   Well maintained and updated 3 bedroom 2 bath home on a large lot. The home features a split floor plan for added privacy. White kitchen cabinets to compliment granite countertops, subway tile backsplash with a farmhouse sink and custom styled herringbone brick tile. Through the house you will find warm brown LVP floors in the master, bathrooms, and living area. LVP and tile completed in 2019. Barn door added in master for the entrance into the bathroom. Walnut shelves accent the bathrooms, laundry room, kitchen, and living room. In the living room you will find an accented white shiplap wall. The large back yard is perfect for entertaining or playing with a pergola covered back patio and a shed for storage or as a playhouse. Subdivision is located close to Bentonville Schools and the Bentonville Community Center.

5. 2022-02-22
   status Pending 824-char remark

   Show marketing remark (824 chars)

   Well maintained and updated 3 bedroom 2 bath home on a large lot. The home features a split floor plan for added privacy. White kitchen cabinets to compliment granite countertops, subway tile backsplash with a farmhouse sink and custom styled herringbone brick tile. Through the house you will find warm brown LVP floors in the master, bathrooms, and living area. LVP and tile completed in 2019. Barn door added in master for the entrance into the bathroom. Walnut shelves accent the bathrooms, laundry room, kitchen, and living room. In the living room you will find an accented white shiplap wall. The large back yard is perfect for entertaining or playing with a pergola covered back patio and a shed for storage or as a playhouse. Subdivision is located close to Bentonville Schools and the Bentonville Community Center.

6. 2022-02-18
   listed $220,000 Active 824-char remark

   Show marketing remark (824 chars)

   Well maintained and updated 3 bedroom 2 bath home on a large lot. The home features a split floor plan for added privacy. White kitchen cabinets to compliment granite countertops, subway tile backsplash with a farmhouse sink and custom styled herringbone brick tile. Through the house you will find warm brown LVP floors in the master, bathrooms, and living area. LVP and tile completed in 2019. Barn door added in master for the entrance into the bathroom. Walnut shelves accent the bathrooms, laundry room, kitchen, and living room. In the living room you will find an accented white shiplap wall. The large back yard is perfect for entertaining or playing with a pergola covered back patio and a shed for storage or as a playhouse. Subdivision is located close to Bentonville Schools and the Bentonville Community Center.

7. 2017-09-14
   soldstatus $145,000
8. 2017-09-11
   soldstatus $138,000 43-char remark

   Show marketing remark (43 chars)

   FSBO some information may not be available.

9. 2017-09-11
   listed $138,000 43-char remark

   Show marketing remark (43 chars)

   FSBO some information may not be available.

10. 2015-12-30
    soldstatus $118,000
11. 2015-12-29
    soldstatus $118,000
12. 2015-11-11
    listed $120,000
13. 2013-10-01
    soldstatus $110,000
14. 2013-09-27
    soldstatus $109,900
15. 2013-08-12
    listed $109,900
16. 2006-07-25
    soldstatus $3,450,000

ⓘ 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: $1,620 · $135/mo
• Projected year-2 tax: $1,907 · $159/mo
• Expected delta: +$288/yr (+$24/mo · 17.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 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: $19,816
• − Mortgage interest: −$16,693
• − Property taxes: −$1,620
• − Insurance: −$1,490
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$8,669
• Taxable loss: −$11,826
• Est. tax savings @ 24.0%: +$2,838
• After-tax cash flow: $-3,370/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: 67,689
• 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

-91.4% since first listed

16 events — show timeline

• 2026-04-07 Pending — NWARMLS
• 2026-03-26 Listed $298,000 NWARMLS
• 2022-03-09 Sold (Public Records) $257,000 Public Records
• 2022-03-08 Sold (MLS) $257,000 NWARMLS
• 2022-02-22 Pending — NWARMLS
• 2022-02-18 Listed $220,000 NWARMLS
• 2017-09-14 Sold (Public Records) $145,000 Public Records
• 2017-09-11 Listed $138,000 NWARMLS
• 2017-09-11 Sold (MLS) $138,000 NWARMLS
• 2015-12-30 Sold (Public Records) $118,000 Public Records
• 2015-12-29 Sold (MLS) $118,000 NWARMLS
• 2015-11-11 Listed $120,000 NWARMLS
• 2013-10-01 Sold (Public Records) $110,000 Public Records
• 2013-09-27 Sold (MLS) $109,900 NWARMLS
• 2013-08-12 Listed $109,900 NWARMLS
• 2006-07-25 Sold (Public Records) $3,450,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,620 · +1.1% YoY. Source: county tax records.