8 Rettendon Ln · Bella Vista, AR 72714

$269,000

3 bd · 2.0 ba · 1,448 sqft · SingleFamily public records · 3 Days on market

Built 2005 0.29 ac lot Est $321k · 16% under

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Why this score? — see what drove the C 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 +14.8/30.0
• ARV discount +14.8/15.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• DSCR +4.5/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked into the heart of Bella Vista, 8 Rettendon Ln offers the lifestyle buyers are moving to Northwest Arkansas for. Located moments from the Greenway and some of Bella Vista’s most sought-after mountain biking and walking trails, this home places outdoor adventure right outside your door. Spend your mornings on the golf course just around the corner, afternoons exploring nearby lakes and parks, and evenings relaxing in the peaceful wooded setting this property provides. Inside, you’ll find a warm and inviting layout with spacious living areas, a fireplace, and large windows that bring in natural light and tree-lined views. The eat-in kitchen and back deck create the perfect s

Key facts

• Eat-in kitchen
• Nearby lakes
• Walking trails

Tags

• MOUNTAIN BIKING TRAILS
• WALKING TRAILS
• GOLF COURSE
• NEARBY LAKES
• PEACEFUL WOODED SETTING
• EAT-IN KITCHEN

Property features AI

Finance

• HOA & community: Monthly association fee; Community offers biking, parks, trails/paths, and proximity to schools

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Fire alarm; Smoke detectors
• Utilities: Electricity available; Public water; Septic available (septic tank)
• Home design: Single-story home; Architectural shingle roof; Brick and vinyl siding
• Construction: Block foundation with crawlspace
• Exterior features: Concrete driveway; Deck; City lot; Near park; Subdivision; Wooded lot; Public road frontage

Interior

• Kitchen: Electric cooktop; Electric water heater
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Blinds on windows; Eat-in kitchen; Walk-in closets; Window treatments
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $74 ($885/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 $228k (15.3% below list).
• Recommended offer: $228k (15.3% 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: 475 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.4% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $75k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $135k; list at $269k implies a 99% gain — meaningful room to come down on a strong offer.

Recommended offer $227,771 (15.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.85% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $321,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Rettendon Ln	0.00mi	3/2.0	1,448 (0%)	0mo	$285,000	$197	100
127 Rillington Dr	0.26mi	3/2.0	1,455 (+0%)	6mo	$285,000	$196	83
8 Slaggford Ln	0.12mi	3/2.0	1,528 (+6%)	4mo	$385,000	$252	82
17 Ettington Ln	0.39mi	3/2.0	1,508 (+4%)	0mo	$335,000	$222	74
12 Sunderland Dr	0.56mi	3/2.0	1,446 (-0%)	7mo	$301,000	$208	68
8 Merritt Dr	0.30mi	3/2.0	1,535 (+6%)	10mo	$350,000	$228	68
2 Reighton Dr	0.21mi	3/2.0	1,598 (+10%)	9mo	$410,000	$257	65
5 Ettington Ln	0.42mi	3/2.0	1,317 (-9%)	1mo	$299,000	$227	64
4 Bewcastle Ln	0.12mi	3/2.0	1,638 (+13%)	10mo	$320,000	$195	64
35 Witherby Dr	0.53mi	3/2.0	1,661 (+15%)	0mo	$360,000	$217	50
1 Constance Cir	0.74mi	3/2.0	1,302 (-10%)	10mo	$310,000	$238	40
31 Headley Dr	0.73mi	3/2.0	1,254 (-13%)	10mo	$259,300	$207	35

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

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.20×
• Total profit: $14,783
• Equity at exit: $97,259

10-year hold

• IRR: 7.9%
• Equity multiple: 2.00×
• Total profit: $75,628
• Equity at exit: $133,554

Cash invested: $75,320 (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 72714

• Home prices YoY: 0.5%
• Active inventory: 475
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$203 /mo · $2,434/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $74

Break-even live

Break-even rent $2,184

Max offer price $269,000

Occupancy floor 92%

Sensitivity live

Price	-10% $226	-5% $150	+0% $74	+5% $-2	+10% $-79
Rent	-10% $-106	-5% $-16	+0% $74	+5% $164	+10% $254
Rate	-1.0pp $209	-0.5pp $142	base $74	+0.5pp $4	+1.0pp $-67

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Sunderland Dr Bella Vista, AR	3.0	2.0	1650	$1,700	$1.03	24d	1	0.57mi
30 Lunsford Ln Unit 1241312P Bella Vista, AR	2.0	2.0	1119	$1,842	$1.65	15d	1	0.58mi
15 Mills Dr Bella Vista, AR	3.0	2.0	1844	$1,950	$1.06	15d	1	0.91mi
14 Harrington Ln Unit 1241318P Bella Vista, AR	2.0	2.0	1044	$2,578	$2.47	14d	1	0.93mi
10 Granshire Dr Unit 1237423P Bella Vista, AR	3.0	2.0	1840	$3,703	$2.01	15d	1	1.14mi

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-05-15
   listed $269,000 Active
3. 2005-04-13
   soldstatus $135,000

ⓘ 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: $2,434 · $203/mo
• Projected year-2 tax: $2,434 · $203/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 · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,333
• − Mortgage interest: −$15,068
• − Property taxes: −$2,434
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$7,825
• Taxable loss: −$3,714
• Est. tax savings @ 24.0%: +$891
• After-tax cash flow: $1,777/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): 14,350
• Household income: $103,125
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 61.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% 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: ▲ 1.38%
• Current HPI: 307.5796
• 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

+99.3% since first listed

3 events — show timeline

• 2026-05-18 Pending — NWARMLS
• 2026-05-15 Listed $269,000 NWARMLS
• 2005-04-13 Sold (Public Records) $135,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,434 · +9.8% YoY. Source: county tax records.