1000 Kenwood · Benton, AR 72015

$179,900

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 13 Days on market

Built 1954 1.78 ac lot Est $171k · at est.

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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 +14.0/30.0
• ARV discount +5.3/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated home in Benton! Now offering 3 bedrooms and 2 full bathrooms, this property blends new updates with everyday comfort. Situated on a spacious lot, you'll enjoy plenty of room to spread out, along with a large shop featuring a convenient roll-up door- perfect for storage, hobbies, or a workshop. Located just minutes away from the interstate and local amenities, this home offers both privacy and convenience. Don't miss your chance to see it!

Key facts

• Spacious lot
• Updated home
• Roll-up door

Tags

• UPDATED HOME
• SPACIOUS LOT
• LARGE SHOP
• ROLL-UP DOOR
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $22 ($258/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 $136k (24.5% below list).
• Recommended offer: $136k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.4% in Benton — 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 66/100 on livability (#119 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Benton School District (suburban): math 51% / reading 43% proficiency, ranked #25 of 238 in AR (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benton Middle School (math 54% / reading 40%, grade D+, #46 of 201 statewide, top 24%, 1,367 students, 44% FRL).
• Market conditions: Rents flat; 203 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 446 units permitted in Saline County in 2024 (0 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.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $32k; list at $180k implies a 454% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,873 (24.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.76% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $171,360
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Heights Rd	0.23mi	2/1.0 (-1)	1,063 (-5%)	10mo	$126,000	$119	68
909 Palmer Ave	0.31mi	3/1.0	1,116 (-0%)	23mo	$110,000	$99	66
809 Palmer	0.33mi	3/2.0	1,056 (-6%)	10mo	$100,000	$95	63
721 W Narroway	0.48mi	3/1.5	1,260 (+12%)	2mo	$199,900	$159	53
914 & 918 Heights Rd	0.24mi	3/1.0	962 (-14%)	16mo	$225,000	$234	52
927 W Sevier St	0.69mi	3/1.0	1,176 (+5%)	14mo	$179,900	$153	48
308 N Olive	0.68mi	3/2.0	1,040 (-7%)	5mo	$172,000	$165	48

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-30,914
• Equity at exit: $26,824

10-year hold

• IRR: -14.2%
• Equity multiple: 0.26×
• Total profit: $-37,449
• Equity at exit: $15,554

Cash invested: $50,372 (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 72015

• Home prices YoY: -11.1%
• Rents YoY: 0.7%
• Active inventory: 203
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$943
• Tax from tax record: −$34 /mo · $402/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $22

Break-even live

Break-even rent $1,332

Max offer price $179,900

Occupancy floor 93%

Sensitivity live

Price	-10% $123	-5% $72	+0% $22	+5% $-29	+10% $-80
Rent	-10% $-86	-5% $-32	+0% $22	+5% $75	+10% $129
Rate	-1.0pp $112	-0.5pp $67	base $22	+0.5pp $-25	+1.0pp $-73

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 Sherris Ln Benton, AR	3.0	1.0	885	$1,225	$1.38	16d	1	0.14mi
907 Denver Benton, AR	3.0	1.0	980	$1,200	$1.22	25d	1	0.29mi
1908 Rio Grande Benton, AR	3.0	2.0	1226	$1,500	$1.22	16d	1	0.90mi
204 Dobbs St Benton, AR	3.0	1.5	1160	$1,375	$1.19	16d	1	0.93mi
624 Denton Benton, AR	2.0	1.0	1092	$1,200	$1.10	45d	1	1.01mi
724 S Main Benton, AR	2.0	1.0	868	$1,195	$1.38	45d	1	1.47mi
609 S 2nd St Benton, AR	3.0	2.0	1248	$1,295	$1.04	45d	1	1.49mi

Listing history 6 events

1. 2026-04-02
   status Under Contract
2. 2026-03-20
   listed $179,900 New Listing
3. 2024-03-29
   historical
4. 2024-03-28
   historical Take Backups
5. 2024-03-26
   listed $127,900 New Listing
6. 2015-05-11
   soldstatus $32,500

ⓘ 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: $402 · $34/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: +$749/yr (+$62/mo · 186.2%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $16,305
• − Mortgage interest: −$10,077
• − Property taxes: −$402
• − Insurance: −$900
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$5,233
• Taxable loss: −$2,916
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $958/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: Benton School District
• NCES district ID: 0502960
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $51,870
• Composite: 40.52/100
• National rank: #3707
• State rank: #25 of 238 in AR

Livability — Benton

• Score: 66/100
• State rank: #119
• US rank: #11460

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment B- Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton, AR
• County: Saline County · 77,216 people
• City population: 58,767
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 28,712
• Household income: $66,107
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 439.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 3% Vietnamese 0%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.11%
• Current HPI: 234.4644
• Rent YoY: ▲ 0.73%
• Metro: Little Rock-North Little Rock-Conway, 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

+453.5% since first listed

6 events — show timeline

• 2026-04-02 Pending — CARMLS
• 2026-03-20 Listed $179,900 CARMLS
• 2024-03-29 Listing Removed — CARMLS
• 2024-03-28 Contingent — CARMLS
• 2024-03-26 Listed $127,900 CARMLS
• 2015-05-11 Sold (Public Records) $32,500 Public Records

Property tax history

+10.6%/yr

Latest (2025): $402 · -19.9% YoY. Source: county tax records.