3 Darten Cir · Bella Vista, AR 72714

$479,000

4 bd · 2.0 ba · 1,835 sqft · SingleFamily public records · 74 Days on market

Built 2023 0.44 ac lot Est $385k · 24% over $40/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).

• Cash flow +8.0/30.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautiful new construction with the ultra rare large 3 car garage. Modern style custom home that's been meticulously taken care of and looking for a new family to love it. Open floor plan with solid surface wood floors throughout all living areas. Upon opening the door you're welcomed by an open floor plan and large window beaming lots of natural light throughout. Living room features a floor to ceiling rock fireplace with custom built in cabinets anchoring each side. The gorgeous modern kitchen features a large quartz island that seconds as a bar and hangout area for entertaining, stainless appliances and custom cabinets. Big primary bedroom features an outstanding en-suite with modern rectangle tub with his and hers vanities on each side, full custom tiled shower and big walk-in-closet. Split floorplan with two good-sized bedrooms and a bathroom on the other side of the home as well as a 4th bedroom, currently being used as an office, at the front of home. Relax on the deck out back and enjoy sounds of nature.

Key facts

• Modern construction
• 3-car garage
• Large lot

Tags

• LARGE LOT
• 3-CAR GARAGE
• MODERN CONSTRUCTION
• GENEROUS SPACE

Property features AI

Finance

• HOA & community: Homeowners association (Bella Vista POA); $40 monthly association fee; Community amenities: biking, clubhouse, dock, fitness center, golf, playground, recreation area, sauna, tennis courts, pool, trails/paths, shopping, near fire station and hospital, park

Exterior

• Parking: Attached garage with garage door opener; 3 covered spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Propane available; Public water; Sewer available
• Home design: Single-story; Resale (less than 25 years old)
• Construction: Cedar, Masonite and rock exterior; Architectural shingle roof; Crawlspace and slab foundation
• Exterior features: Concrete driveway; Deck; Pool (community); Community spa; Cul-de-sac lot; Landscaped; Near park; Public road frontage; Paved road

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Microwave; Range hood; Disposal; Plumbed for ice maker; ENERGY STAR qualified appliances; Quartz counters; Eat-in kitchen; Pantry
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Attic; Built-in features; Ceiling fan(s); Eat-in kitchen; Pantry; Programmable thermostat; Quartz counters; Storage; Window treatments; Blinds
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $479k.

Deal economics

• At list price, monthly cash flow is $-490 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $392k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $331k (31.0% below list).
• Recommended offer: $331k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: 484 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 38% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($3k loan paydown + $7k appreciation (1.4% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($450k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.

Risks & watch-outs

• 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 $330,684 (31.0% 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 74 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.80
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $385,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Overton Dr	0.06mi	4/2.0	1,831 (-0%)	4mo	$384,000	$210	94
5 Mawnan Cir	0.10mi	4/2.5	1,673 (-9%)	6mo	$379,950	$227	74
3 Naworth Ln	0.32mi	3/2.5 (-1)	1,817 (-1%)	4mo	$405,000	$223	73
6 Penzance Dr	0.28mi	3/2.0 (-1)	1,933 (+5%)	2mo	$486,000	$251	72
22 Lundy Ln	0.31mi	3/2.0 (-1)	1,895 (+3%)	5mo	$440,500	$232	71
1 Penzance Dr	0.32mi	3/2.0 (-1)	1,762 (-4%)	7mo	$335,000	$190	68
17 Cumbrian Dr	0.23mi	3/2.0 (-1)	1,652 (-10%)	1mo	$305,000	$185	66
3 Clun Ln	0.31mi	4/2.0	2,017 (+10%)	4mo	$423,500	$210	65
11 Penwith Ln	0.45mi	4/2.0	1,607 (-12%)	2mo	$350,000	$218	57
3 Cambria Pl	0.71mi	3/2.0 (-1)	1,742 (-5%)	2mo	$340,000	$195	52
4 Edenhall Ln	0.56mi	4/2.0	2,057 (+12%)	2mo	$425,000	$207	52
8 Wreay Ln	0.70mi	4/2.0	1,652 (-10%)	7mo	$347,000	$210	45

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: -1.9%
• Equity multiple: 0.90×
• Total profit: $-13,236
• Equity at exit: $173,187

10-year hold

• IRR: 2.9%
• Equity multiple: 1.37×
• Total profit: $49,301
• Equity at exit: $237,816

Cash invested: $134,120 (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: 484
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $3,307 medium
• Mortgage (P&I): −$2,512
• Tax from tax record: −$351 /mo · $4,209/yr
• Insurance: −$200
• HOA: −$40
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $-490

Break-even live

Break-even rent $3,927

Max offer price $392,463

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-354	+0% $-490	+5% $-625	+10% $-761
Rent	-10% $-751	-5% $-620	+0% $-490	+5% $-359	+10% $-229
Rate	-1.0pp $-249	-0.5pp $-368	base $-490	+0.5pp $-614	+1.0pp $-740

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: $119,750
• Closing costs: $14,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Mawnan Ln Unit 1297040P Bella Vista, AR	5.0	3.0	2507	$5,460	$2.18	22d	1	0.23mi
27 Shropshire Dr Bella Vista, AR	3.0	3.0	1822	$2,250	$1.23	15d	1	0.38mi
20 Annette Ln Bella Vista, AR	3.0	2.0	1520	$1,650	$1.09	15d	1	0.56mi
1 Dent Ln Bella Vista, AR	4.0	2.0	2215	$2,850	$1.29	15d	1	0.65mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 31 events

1. 2026-06-22
   days on market $479,000 Active 74 DOM
2. 2026-06-18
   days on market $479,000 Active 71 DOM
3. 2026-06-17
   days on market $479,000 Active 70 DOM
4. 2026-06-15
   days on market $479,000 Active 68 DOM
5. 2026-06-14
   days on market $479,000 Active 66 DOM
6. 2026-06-10
   days on market $479,000 Active 63 DOM
7. 2026-06-09
   days on market $479,000 Active 62 DOM
8. 2026-06-08
   days on market $479,000 Active 61 DOM
9. 2026-06-07
   days on market $479,000 Active 60 DOM
10. 2026-06-05
    days on market $479,000 Active 57 DOM
11. 2026-06-03
    days on market $479,000 Active 56 DOM
12. 2026-06-02
    days on market $479,000 Active 55 DOM
13. 2026-06-01
    days on market $479,000 Active 54 DOM
14. 2026-05-31
    days on market $479,000 Active 53 DOM
15. 2026-05-31
    days on market $479,000 Active 52 DOM
16. 2026-04-08
    listed $479,000 Active
17. 2025-07-06
    historical $2,750
18. 2025-07-06
    listed $2,750
19. 2025-07-01
    historical $2,900
20. 2025-06-30
    listed $2,900
21. 2024-05-06
    soldstatus $439,000
22. 2024-05-01
    soldstatus $439,000 Closed 1027-char remark

    Show marketing remark (1027 chars)

    Beautiful new construction with the ultra rare large 3 car garage. Modern style custom home that's been meticulously taken care of and looking for a new family to love it. Open floor plan with solid surface wood floors throughout all living areas. Upon opening the door you're welcomed by an open floor plan and large window beaming lots of natural light throughout. Living room features a floor to ceiling rock fireplace with custom built in cabinets anchoring each side. The gorgeous modern kitchen features a large quartz island that seconds as a bar and hangout area for entertaining, stainless appliances and custom cabinets. Big primary bedroom features an outstanding en-suite with modern rectangle tub with his and hers vanities on each side, full custom tiled shower and big walk-in-closet. Split floorplan with two good-sized bedrooms and a bathroom on the other side of the home as well as a 4th bedroom, currently being used as an office, at the front of home. Relax on the deck out back and enjoy sounds of nature.

23. 2024-03-18
    status Pending 1027-char remark

    Show marketing remark (1027 chars)

    Beautiful new construction with the ultra rare large 3 car garage. Modern style custom home that's been meticulously taken care of and looking for a new family to love it. Open floor plan with solid surface wood floors throughout all living areas. Upon opening the door you're welcomed by an open floor plan and large window beaming lots of natural light throughout. Living room features a floor to ceiling rock fireplace with custom built in cabinets anchoring each side. The gorgeous modern kitchen features a large quartz island that seconds as a bar and hangout area for entertaining, stainless appliances and custom cabinets. Big primary bedroom features an outstanding en-suite with modern rectangle tub with his and hers vanities on each side, full custom tiled shower and big walk-in-closet. Split floorplan with two good-sized bedrooms and a bathroom on the other side of the home as well as a 4th bedroom, currently being used as an office, at the front of home. Relax on the deck out back and enjoy sounds of nature.

24. 2024-03-07
    price $439,000 1027-char remark

    Show marketing remark (1027 chars)

    Beautiful new construction with the ultra rare large 3 car garage. Modern style custom home that's been meticulously taken care of and looking for a new family to love it. Open floor plan with solid surface wood floors throughout all living areas. Upon opening the door you're welcomed by an open floor plan and large window beaming lots of natural light throughout. Living room features a floor to ceiling rock fireplace with custom built in cabinets anchoring each side. The gorgeous modern kitchen features a large quartz island that seconds as a bar and hangout area for entertaining, stainless appliances and custom cabinets. Big primary bedroom features an outstanding en-suite with modern rectangle tub with his and hers vanities on each side, full custom tiled shower and big walk-in-closet. Split floorplan with two good-sized bedrooms and a bathroom on the other side of the home as well as a 4th bedroom, currently being used as an office, at the front of home. Relax on the deck out back and enjoy sounds of nature.

25. 2024-02-28
    price $448,700 1027-char remark

    Show marketing remark (1027 chars)

    Beautiful new construction with the ultra rare large 3 car garage. Modern style custom home that's been meticulously taken care of and looking for a new family to love it. Open floor plan with solid surface wood floors throughout all living areas. Upon opening the door you're welcomed by an open floor plan and large window beaming lots of natural light throughout. Living room features a floor to ceiling rock fireplace with custom built in cabinets anchoring each side. The gorgeous modern kitchen features a large quartz island that seconds as a bar and hangout area for entertaining, stainless appliances and custom cabinets. Big primary bedroom features an outstanding en-suite with modern rectangle tub with his and hers vanities on each side, full custom tiled shower and big walk-in-closet. Split floorplan with two good-sized bedrooms and a bathroom on the other side of the home as well as a 4th bedroom, currently being used as an office, at the front of home. Relax on the deck out back and enjoy sounds of nature.

26. 2023-12-15
    listed $450,000 Active 1027-char remark

    Show marketing remark (1027 chars)

    Beautiful new construction with the ultra rare large 3 car garage. Modern style custom home that's been meticulously taken care of and looking for a new family to love it. Open floor plan with solid surface wood floors throughout all living areas. Upon opening the door you're welcomed by an open floor plan and large window beaming lots of natural light throughout. Living room features a floor to ceiling rock fireplace with custom built in cabinets anchoring each side. The gorgeous modern kitchen features a large quartz island that seconds as a bar and hangout area for entertaining, stainless appliances and custom cabinets. Big primary bedroom features an outstanding en-suite with modern rectangle tub with his and hers vanities on each side, full custom tiled shower and big walk-in-closet. Split floorplan with two good-sized bedrooms and a bathroom on the other side of the home as well as a 4th bedroom, currently being used as an office, at the front of home. Relax on the deck out back and enjoy sounds of nature.

27. 2021-10-20
    soldstatus $8,500
28. 2021-03-08
    soldstatus $20,000 462-char remark

    Show marketing remark (462 chars)

    Build your forever home on this fabulous sewered lot. Perfect location for easy access into Bentonville or Missouri. This lot is in the Bentonville Schools district. Enjoy all the wonderful amenities Bella Vista has to offer. Hike and Bike on nearly 100 miles of 5-star trails. There are seven uniquely designed golf courses to enjoy or relax on one of the seven lakes where you can enjoy boating, kayaking, and fishing. Need a builder for that home? I can help.

29. 2021-01-30
    listed $17,000 462-char remark

    Show marketing remark (462 chars)

    Build your forever home on this fabulous sewered lot. Perfect location for easy access into Bentonville or Missouri. This lot is in the Bentonville Schools district. Enjoy all the wonderful amenities Bella Vista has to offer. Hike and Bike on nearly 100 miles of 5-star trails. There are seven uniquely designed golf courses to enjoy or relax on one of the seven lakes where you can enjoy boating, kayaking, and fishing. Need a builder for that home? I can help.

30. 2004-08-06
    soldstatus $5,818
31. 2004-08-06
    soldstatus $5,000

ⓘ 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: $4,209 · $351/mo
• Projected year-2 tax: $4,209 · $351/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 3/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,682
• − Mortgage interest: −$26,831
• − Property taxes: −$4,209
• − Insurance: −$2,395
• − Repairs & maintenance: −$3,175
• − Management: −$3,175
• − HOA: −$480
• − Depreciation: −$13,935
• Taxable loss: −$14,517
• Est. tax savings @ 24.0%: +$3,484
• After-tax cash flow: $-2,394/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

+8133.1% since first listed

16 events — show timeline

• 2026-04-08 Listed $479,000 NWARMLS
• 2025-07-06 Rental Removed $2,750 Avail
• 2025-07-06 Listed for Rent $2,750 Avail
• 2025-07-01 Rental Removed $2,900 Avail
• 2025-06-30 Listed for Rent $2,900 Avail
• 2024-05-06 Sold (Public Records) $439,000 Public Records
• 2024-05-01 Sold (MLS) $439,000 NWARMLS
• 2024-03-18 Pending — NWARMLS
• 2024-03-07 Price Changed $439,000 NWARMLS
• 2024-02-28 Price Changed $448,700 NWARMLS
• 2023-12-15 Listed $450,000 NWARMLS
• 2021-10-20 Sold (Public Records) $8,500 Public Records
• 2021-03-08 Sold (MLS) $20,000 NWARMLS
• 2021-01-30 Listed $17,000 NWARMLS
• 2004-08-06 Sold (Public Records) $5,000 Public Records
• 2004-08-06 Sold (Public Records) $5,818 Public Records

Property tax history

+52.3%/yr

Latest (2025): $4,209 · -1.7% YoY. Source: county tax records.