810 Post Way · Cave Springs, AR 72718

$675,000

5 bd · 3.5 ba · 2,438 sqft · SingleFamily public records · 1 Days on market

Built 2023 9,583 sqft lot Est $588k · 15% over $50/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +6.1/30.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• ARV discount +0.8/15.0
• DSCR +0.4/10.0

Listing remarks MLS

This is a TBB Kensington Floor Plan.

Key facts

• Gourmet kitchen
• Local trails
• Private retreat

Tags

• GOURMET KITCHEN
• OPEN-CONCEPT LAYOUT
• PRIVATE RETREAT
• ENTERTAINER'S PARADISE
• PRIME LOCATION
• LOCAL TRAILS

Property features AI

Finance

• Other: Association fee specifics available through agent
• Financial info: Financial details not provided
• HOA & community: Homeowners association with annual fee of $600; Community amenities include playground, pool, and park

Exterior

• Parking: Attached garage; Garage with garage door opener; 3 covered parking spaces
• Security: No specific security features listed
• Utilities: Public water; Septic (septic tank) available; Electricity available; Natural gas available; Cable available
• Home design: 2 stories; Brick construction; Architectural shingle roof; Slab foundation
• Construction: Built with brick; Architectural shingle roof; Slab foundation
• Exterior features: Concrete driveway; Covered patio; Partial fencing; Community pool; City lot; Landscaped yard; Near park; Located in a subdivision; Public road frontage

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Range hood; Disposal; Refrigerator; Pantry; Quartz countertops; Eat-in kitchen
• Bedrooms: Bedrooms information not provided
• Flooring: Carpet; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Gas heating; Central air conditioning (electric)
• Interior features: Attic; Built-in features; Ceiling fans; Eat-in kitchen; Pantry; Quartz counters; Storage; Walk-in closets; Window treatments (blinds and drapes)
• Laundry & utility: Washer hookup; Dryer hookup; Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $675k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $453k (32.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $389k (42.4% below list).
• Recommended offer: $389k (42.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#41 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, schools D, 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: 112 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $72k of equity ($5k loan paydown + $68k 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 ~$116k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $541k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $388,766 (42.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.58% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.98%
• DSCR: 0.64
• GRM: 14.5

CMA / ARV

• ARV (on-the-fly): $587,558
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 Post Way	0.04mi	4/2.5 (-1)	2,477 (+2%)	0mo	$615,000	$248	86
5900 S 67th St	0.36mi	4/3.0 (-1)	2,473 (+1%)	0mo	$560,000	$226	74
6201 Tumbler Rdg	0.42mi	4/3.0 (-1)	2,403 (-1%)	1mo	$575,000	$239	71
807 Bellmara Cir	0.56mi	4/3.0 (-1)	2,510 (+3%)	2mo	$581,000	$231	60
1013 Charing Cross	0.53mi	4/2.5 (-1)	2,531 (+4%)	0mo	$570,000	$225	60
906 Charing Cross	0.69mi	4/3.0 (-1)	2,425 (-0%)	2mo	$587,000	$242	58
6614 W Braebourne Dr	0.52mi	4/2.0 (-1)	2,344 (-4%)	1mo	$575,000	$245	58
626 Millwood	0.22mi	4/2.5 (-1)	2,097 (-14%)	2mo	$564,000	$269	56
1425 S Hampton Xing	0.53mi	4/2.5 (-1)	2,264 (-7%)	1mo	$529,000	$234	54
5601 65th St	0.49mi	4/3.5 (-1)	2,718 (+12%)	1mo	$595,000	$219	52
5500 Lanshire Dr	0.67mi	4/2.5 (-1)	2,341 (-4%)	3mo	$605,000	$258	51
5603 Lakewood Dr	0.73mi	4/3.0 (-1)	2,700 (+11%)	0mo	$649,900	$241	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.52×
• Total profit: $287,439
• Equity at exit: $608,093

10-year hold

• IRR: 17.3%
• Equity multiple: 5.81×
• Total profit: $909,105
• Equity at exit: $1,311,377

Cash invested: $189,000 (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 72718

• Home prices YoY: 14.1%
• Active inventory: 112
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $3,888 high
• Mortgage (P&I): −$3,540
• Tax from tax record: −$457 /mo · $5,482/yr
• Insurance: −$281
• HOA: −$50
• Vacancy / Maint / Mgmt: −$816
• Net cashflow: $-1,257

Break-even live

Break-even rent $5,478

Max offer price $453,012

Occupancy floor —

Sensitivity live

Price	-10% $-875	-5% $-1,066	+0% $-1,257	+5% $-1,448	+10% $-1,639
Rent	-10% $-1,564	-5% $-1,410	+0% $-1,257	+5% $-1,103	+10% $-950
Rate	-1.0pp $-917	-0.5pp $-1,085	base $-1,257	+0.5pp $-1,432	+1.0pp $-1,609

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6502 W Hearth Falls Dr Unit 1221804P Rogers, AR	4.0	2.5	2443	$6,688	$2.74	16d	1	0.55mi
6508 W Stone Lake Dr Unit 1221824P Rogers, AR	4.0	2.5	2271	$7,860	$3.46	16d	1	0.62mi
5313 S Stone Bay Ct Rogers, AR	4.0	3.0	2110	$3,300	$1.56	16d	1	0.85mi
6505 S 50th St Rogers, AR	4.0	2.0	1630	$1,850	$1.13	16d	1	0.94mi
6613 W Valley View Rd Rogers, AR	4.0	2.5	2475	$3,000	$1.21	25d	1	0.98mi
6683 W Valley View Rd Rogers, AR	4.0	2.5	2477	$3,500	$1.41	25d	1	1.03mi
4608 W Quelinda Dr Rogers, AR	4.0	3.0	2859	$3,000	$1.05	25d	1	1.19mi
507 Ashwood St Lowell, AR	5.0	3.5	2352	$2,395	$1.02	15d	1	1.28mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 2 events

1. 2026-06-15
   remarks 498-char remark
2. 2026-06-15
   listed $675,000 Active 1 DOM

ⓘ 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: $5,482 · $457/mo
• Projected year-2 tax: $5,482 · $457/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 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: $46,652
• − Mortgage interest: −$37,810
• − Property taxes: −$5,482
• − Insurance: −$3,375
• − Repairs & maintenance: −$3,732
• − Management: −$3,732
• − HOA: −$600
• − Depreciation: −$19,636
• Taxable loss: −$27,717
• Est. tax savings @ 24.0%: +$6,652
• After-tax cash flow: $-8,428/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 — Cave Springs

• Score: 71/100
• State rank: #41
• US rank: #6981

Category grades

Amenities F Commute F Cost of living C- 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: Cave Springs, AR
• City population: 5,528
• Population (ZIP): 5,528

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 (69%)
• Race & ethnicity: White 69% Two or more races 25% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 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: ▲ 41.26%
• Current HPI: 334.6594
• Rent YoY: —
• Metro: —
• 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

+31.5% since first listed

4 events — show timeline

• 2026-06-15 Listed $675,000 NWARMLS
• 2023-09-28 Sold (MLS) $540,895 NWARMLS
• 2023-09-12 Delisted — NWARMLS
• 2023-09-12 Listed $513,165 NWARMLS

Property tax history

+201.4%/yr

Latest (2025): $5,482 · -1.2% YoY. Source: county tax records.