10 Brightling Ln · Bella Vista, AR 72715

$180,000

2 bd · 2.0 ba · 816 sqft · SingleFamily public records · 91 Days on market

Built 1972 0.26 ac lot Est $183k · at est. $40/mo HOA · 3% 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 +14.7/30.0
• ARV discount +8.2/15.0
• Schools +5.2/10.0
• DSCR +4.5/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a super-cute flip with big upside? This home has great bones, a smart layout, and tons of potential—just waiting for a little love to truly shine. Enjoy plenty of closets, a generously sized laundry room, and a rare-for-the-area 1-car garage. Location is a huge win: just minutes from trailheads and Lake Avalon, the only Bella Vista lake with a sandy beach for swimming and relaxing. Outdoor lovers will appreciate the nearby world-class trail biking, with a planned bike lift close by—adding exciting future value and convenience. Whether you’re an investor or a buyer ready to create something special, this is a fun opportunity in an unbeatable setting. (Fixer-uppe

Key facts

• 0.26 acre lot
• Garage
• Community pool

Tags

• GENEROUSLY SIZED LAUNDRY ROOM
• RARE-FOR-THE-AREA 1-CAR GARAGE
• MINUTES FROM TRAILHEADS
• SANDY BEACH FOR SWIMMING

Property features AI

Finance

• HOA & community: Bella Vista POA; $40 monthly association fee (includes association management); Community amenities: clubhouse, pool, fitness center, tennis courts, playground, sauna, docks, trails/paths, biking, lake access; near fire station and hospital; park

Exterior

• Parking: Attached garage with garage door opener (1 covered space)
• Utilities: Electricity available; Public water; Septic available (septic tank)
• Home design: Single-story; Frame construction with wood siding; Architectural shingle roof; Crawlspace foundation; Residential zoning
• Construction: Frame construction; Wood siding; Architectural shingle roof; Crawlspace foundation
• Exterior features: Concrete driveway; Deck; Near Lake Avalon; Cleared lot; Cul-de-sac lot; City lot; Near park; Subdivision setting; Sloped lot; Paved public/shared road frontage

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: Bedroom on main level (11'10" x 10'2"); Additional main level room (11'10" x 9'10")
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump)
• Interior features: Attic; Storage
• Laundry & utility: Utility room on main level (13'10" x 5'3")

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $46 ($550/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (19.4% below list).
• Recommended offer: $145k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 838 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $180k implies a 89% gain — meaningful room to come down on a strong offer.

Recommended offer $144,994 (19.4% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.81% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $182,784
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Gillingham Dr	0.51mi	2/1.0	836 (+2%)	11mo	$187,000	$224	59
10 Bridgeport Ln	0.57mi	2/1.0	836 (+2%)	15mo	$186,000	$222	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-26,314
• Equity at exit: $26,839

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-19,425
• Equity at exit: $15,563

Cash invested: $50,400 (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 72715

• Home prices YoY: -6.6%
• Active inventory: 838
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$75
• HOA: −$40
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $46

Break-even live

Break-even rent $1,392

Max offer price $180,000

Occupancy floor 92%

Sensitivity live

Price	-10% $148	-5% $97	+0% $46	+5% $-5	+10% $-56
Rent	-10% $-69	-5% $-11	+0% $46	+5% $103	+10% $160
Rate	-1.0pp $136	-0.5pp $92	base $46	+0.5pp $-1	+1.0pp $-48

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Cottage Ln Bella Vista, AR	2.0	1.5	873	$1,140	$1.31	16d	40	1.17mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 5 events

1. 2026-05-06
   status Pending
2. 2026-04-10
   price $180,000
3. 2026-02-04
   listed $200,000 Active
4. 2007-05-01
   soldstatus $95,000
5. 2004-05-17
   soldstatus $60,000

ⓘ 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: $488 · $41/mo
• Projected year-2 tax: $1,152 · $96/mo
• Expected delta: +$664/yr (+$55/mo · 136.1%)

ⓘ 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 ≥105°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: $17,399
• − Mortgage interest: −$10,083
• − Property taxes: −$488
• − Insurance: −$900
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − HOA: −$480
• − Depreciation: −$5,236
• Taxable loss: −$2,572
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $1,167/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): 17,288
• Household income: $82,447
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 107.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 12% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% 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: ▼ -21.53%
• Current HPI: 304.946
• 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

+200.0% since first listed

5 events — show timeline

• 2026-05-06 Pending — NWARMLS
• 2026-04-10 Price Changed $180,000 NWARMLS
• 2026-02-04 Listed $200,000 NWARMLS
• 2007-05-01 Sold (Public Records) $95,000 Public Records
• 2004-05-17 Sold (Public Records) $60,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $488 · -8.3% YoY. Source: county tax records.