4212 SW Comstock Ave · Bentonville, AR 72713

$389,900

4 bd · 3.0 ba · 2,440 sqft · SingleFamily public records · 75 Days on market

Built 2017 0.28 ac lot Est $622k · 37% under $27/mo HOA · 1% of rent

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +1.1/10.0

Listing remarks MLS

Great 4 bed 2.5 bath house located in Bentonville School District with a 2-10 HBW

Key facts

• Dual vanity
• Upgraded dishwasher
• 0.28 acre lot

Tags

• UPGRADED PERGO FLOORING
• ENHANCED LED FLUSH LIGHTING
• CEILING FANS THROUGHOUT
• DUAL VANITY
• UPGRADED CLOSET FEATURES
• UPGRADED DISHWASHER

Property features AI

Finance

• HOA & community: HOA Living association; Association fee $320 annually; Association fee covers structure maintenance; Community playground; Nearby schools; Park access; Shopping nearby; Sidewalks

Exterior

• Parking: Attached garage; Asphalt driveway; Garage door opener; 2 covered parking spaces
• Utilities: Electricity available
• Home design: Two-story home; Resale (less than 25 years old)
• Construction: Vinyl siding; Architectural shingle roof; Slab foundation
• Exterior features: Patio; Outbuilding; Storage; Workshop; Back yard fencing; Privacy wood fence; Landscaped lot; Corner lot; City lot; Subdivision; Near park; Central business district; Shared road frontage; Industrial park nearby

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Pantry; Eat-in kitchen
• Flooring: Laminate flooring; Simulated wood flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Pantry; Walk-in closets; Multiple living areas; Bonus room; Living room; Media room
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-532 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (38.9% below list).
• Recommended offer: $238k (38.9% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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; 710 active listings in the ZIP; 11 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).

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $39k 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
• 2 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 $198k; list at $390k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $238,180 (38.9% 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 75 days. Have you received any prior offers? Is the seller open to a 39% 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 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: 0.61% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.85%
• DSCR: 0.74
• GRM: 13.6

CMA / ARV

• ARV (on-the-fly): $622,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6106 SW Sumter Rd	0.06mi	4/2.5	2,644 (+8%)	7mo	$360,000	$136	75
3601 SW Daybreak Blvd	0.48mi	4/3.5	2,310 (-5%)	2mo	$545,000	$236	65
3704 SW Sunbeam Ave	0.41mi	3/2.5 (-1)	2,310 (-5%)	2mo	$515,000	$223	64
3602 SW Starburst Ave	0.55mi	4/2.5	2,545 (+4%)	2mo	$685,000	$269	64
6507 First Light St	0.60mi	4/2.5	2,515 (+3%)	4mo	$689,000	$274	61
7004 SW Chalkstone Rd	0.54mi	4/2.5	2,362 (-3%)	9mo	$365,000	$155	60
6803 SW Chalkstone Rd	0.43mi	4/2.5	2,658 (+9%)	6mo	$385,000	$145	58
6307 Luster Rd	0.42mi	4/3.0	2,163 (-11%)	7mo	$550,000	$254	56
6703 SW Ambient St	0.52mi	4/3.0	2,742 (+12%)	2mo	$700,000	$255	53
3506 SW Scoggins Rd	0.67mi	3/2.0 (-1)	2,250 (-8%)	1mo	$668,800	$297	46
3409 SW Awakening Ave	0.68mi	3/3.5 (-1)	2,718 (+11%)	2mo	$723,000	$266	40
3504 SW Scoggins Rd	0.67mi	3/2.0 (-1)	2,250 (-8%)	9mo	$650,000	$289	39

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: 19.5%
• Equity multiple: 2.58×
• Total profit: $172,246
• Equity at exit: $351,253

10-year hold

• IRR: 17.5%
• Equity multiple: 5.79×
• Total profit: $522,502
• Equity at exit: $757,490

Cash invested: $109,172 (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: 13.6×

Monthly cashflow live

• Estimated rent: $2,382 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$179 /mo · $2,152/yr
• Insurance: −$162
• HOA: −$27
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-532

Break-even live

Break-even rent $3,055

Max offer price $295,953

Occupancy floor —

Sensitivity live

Price	-10% $-311	-5% $-421	+0% $-532	+5% $-642	+10% $-753
Rent	-10% $-720	-5% $-626	+0% $-532	+5% $-438	+10% $-344
Rate	-1.0pp $-335	-0.5pp $-433	base $-532	+0.5pp $-633	+1.0pp $-736

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6706 SW Whitmarsh Rd Bentonville, AR	4.0	2.0	1657	$1,695	$1.02	23d	1	0.37mi
6801 SW Chestnut Hill Rd Bentonville, AR	4.0	2.0	1652	$1,750	$1.06	25d	1	0.38mi
6804 SW Chalkstone Rd Bentonville, AR	4.0	2.0	1650	$1,885	$1.14	16d	1	0.45mi
6304 SW Luna Ln Bentonville, AR	4.0	3.0	2396	$2,650	$1.11	25d	1	0.46mi
4205 SW Lenox Ave Bentonville, AR	4.0	2.0	1652	$1,850	$1.12	25d	1	0.49mi
3800 SW Mistletoe Ave Unit 1221819P Bentonville, AR	3.0	2.0	1593	$5,861	$3.68	15d	1	1.12mi
3306 SW Rosemont Ave Bentonville, AR	4.0	3.0	2500	$3,200	$1.28	25d	1	1.18mi
4503 SW Elderwood St Bentonville, AR	4.0	2.5	2150	$3,200	$1.49	25d	1	1.19mi
4302 SW Lilly St Bentonville, AR	4.0	2.0	2101	$2,500	$1.19	16d	1	1.37mi
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	16d	1	1.41mi
4203 S 88th St Bentonville, AR	4.0	3.0	3087	$6,000	$1.94	16d	1	1.44mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 22 events

1. 2026-06-22
   days on market $389,900 Active 75 DOM
2. 2026-06-18
   days on market $389,900 Active 72 DOM
3. 2026-06-17
   days on market $389,900 Active 71 DOM
4. 2026-06-15
   days on market $389,900 Active 69 DOM
5. 2026-06-14
   days on market $389,900 Active 67 DOM
6. 2026-06-10
   days on market $389,900 Active 64 DOM
7. 2026-06-09
   days on market $389,900 Active 63 DOM
8. 2026-06-08
   days on market $389,900 Active 62 DOM
9. 2026-06-07
   days on market $389,900 Active 61 DOM
10. 2026-06-05
    days on market $389,900 Active 58 DOM
11. 2026-06-03
    days on market $389,900 Active 57 DOM
12. 2026-06-02
    days on market $389,900 Active 56 DOM
13. 2026-06-01
    days on market $389,900 Active 55 DOM
14. 2026-05-31
    days on market $389,900 Active 54 DOM
15. 2026-05-31
    days on market $389,900 Active 53 DOM
16. 2026-05-11
    price $389,900
17. 2026-04-07
    listed $399,900 Active
18. 2026-01-13
    price $405,000
19. 2025-12-01
    price $413,000
20. 2025-10-21
    price $419,000
21. 2017-10-13
    soldstatus $198,210 81-char remark

    Show marketing remark (81 chars)

    Great 4 bed 2.5 bath house located in Bentonville School District with a 2-10 HBW

22. 2017-07-09
    listed $199,360 81-char remark

    Show marketing remark (81 chars)

    Great 4 bed 2.5 bath house located in Bentonville School District with a 2-10 HBW

ⓘ 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: $2,152 · $179/mo
• Projected year-2 tax: $2,495 · $208/mo
• Expected delta: +$344/yr (+$29/mo · 16.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,582
• − Mortgage interest: −$21,840
• − Property taxes: −$2,152
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − HOA: −$324
• − Depreciation: −$11,343
• Taxable loss: −$13,600
• Est. tax savings @ 24.0%: +$3,264
• After-tax cash flow: $-3,118/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: 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

+95.6% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $389,900 NWARMLS
• 2026-04-07 Listed $399,900 NWARMLS
• 2026-01-13 Price Changed $405,000 NWARMLS
• 2025-12-01 Price Changed $413,000 NWARMLS
• 2025-10-21 Price Changed $419,000 NWARMLS
• 2017-10-13 Sold (MLS) $198,210 NWARMLS
• 2017-07-09 Listed $199,360 NWARMLS

Property tax history

-1.2%/yr

Latest (2025): $2,152 · -3.5% YoY. Source: county tax records.