1 Elder Ln · Bella Vista, AR 72714

$429,000

3 bd · 2.5 ba · 2,167 sqft · SingleFamily public records · 78 Days on market

Built 2001 0.34 ac lot Est $470k · 9% under

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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).

• ARV discount +11.4/15.0
• Cash flow +9.1/30.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks MLS

This home is not your typical Bella Vista home. A single story 3 bedroom plus an office that has gorgeous view outside. Split floorplan with hardwood flooring in kitchen, entry, office & formal dining. Crown molding, treyed ceilings and many upgrades. Brand new carpet, paint and granite with stainless appliances, professional landscape, less than 1/2 mile to golf, tennis, swimming pool, putt putt and metfield county club.

Key facts

• Walk-in closets
• Formal dining area
• Dedicated office

Tags

• CORNER LOT
• DEDICATED OFFICE
• JACK-AND-JILL BATH
• WALK-IN CLOSETS
• SPACIOUS LIVING ROOM
• FORMAL DINING AREA

Property features AI

Finance

• HOA & community: Bella Vista Village association (monthly fee); Community amenities include clubhouse, fitness center, golf, playground, park, pool, recreation area, tennis courts and trails/paths

Exterior

• Parking: Attached garage; 3 covered spaces
• Security: Security system; Smoke detectors
• Utilities: Electricity available; Propane
• Home design: Single-story home; Faces east
• Construction: Brick and vinyl siding construction; Architectural shingle roof; Slab foundation; Built on a cleared, landscaped, level city lot close to clubhouse
• Exterior features: Concrete driveway; Patio; Outbuilding; Community pool

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Microwave hood fan; Disposal; Electric water heater
• Bedrooms: Includes spaces used as Library and Office
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Attic; Ceiling fans; Eat-in kitchen; Pantry; Programmable thermostat; Quartz counters; Split bedroom layout; Storage; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $429k.

Deal economics

• At list price, monthly cash flow is $-330 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $371k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (32.1% below list).
• Recommended offer: $291k (32.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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; 4 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).
• This rent runs 34% 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 $9k of equity ($3k loan paydown + $6k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($403k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask is 16089% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $220k; list at $429k implies a 95% gain — meaningful room to come down on a strong offer.

Recommended offer $291,273 (32.1% 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 78 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $470,239
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Portland Cir	0.03mi	3/2.0	2,263 (+4%)	4mo	$430,000	$190	86
3 Morganshire Dr	0.39mi	3/2.5	2,170 (+0%)	3mo	$494,900	$228	79
2 Haworth Cir	0.27mi	3/2.0	2,050 (-5%)	1mo	$445,000	$217	76
16 Elder Ln	0.11mi	3/2.5	1,960 (-10%)	8mo	$409,900	$209	72
1 Brecknock Cir	0.35mi	4/2.0 (+1)	1,997 (-8%)	0mo	$460,000	$230	63
3 Harrington Ln	0.71mi	3/2.0	2,216 (+2%)	1mo	$491,750	$222	60
7 Carole Rae Ln	0.60mi	4/2.0 (+1)	2,095 (-3%)	5mo	$523,750	$250	55
2 Morganshire Dr	0.37mi	3/3.5	2,463 (+14%)	8mo	$475,000	$193	50
2 Granshire Ln	0.75mi	3/2.0	1,905 (-12%)	0mo	$405,000	$213	43
17 Duxford Cir	0.63mi	3/2.0	1,902 (-12%)	7mo	$345,000	$181	42
1 Ila Ln	0.70mi	4/3.0 (+1)	2,375 (+10%)	2mo	$556,800	$234	42
25 Metfield Dr	0.71mi	3/2.0	1,894 (-13%)	6mo	$359,900	$190	39

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: -0.8%
• Equity multiple: 0.96×
• Total profit: $-5,000
• Equity at exit: $155,109

10-year hold

• IRR: 3.8%
• Equity multiple: 1.49×
• Total profit: $58,696
• Equity at exit: $212,992

Cash invested: $120,120 (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: 475
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,913 medium
• Mortgage (P&I): −$2,250
• Tax from tax record: −$202 /mo · $2,427/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-330

Break-even live

Break-even rent $3,330

Max offer price $370,763

Occupancy floor —

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Granshire Dr Unit 1237423P Bella Vista, AR	3.0	2.0	1840	$3,703	$2.01	14d	1	0.25mi
12 Sunderland Dr Bella Vista, AR	3.0	2.0	1650	$1,700	$1.03	23d	1	0.88mi
53 Skipton Dr Bella Vista, AR	4.0	2.0	1607	$2,600	$1.62	14d	1	1.15mi
1 Sandy Ln Bella Vista, AR	3.0	2.0	1640	$1,950	$1.19	14d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $429,000 Active 78 DOM
2. 2026-06-17
   days on market $429,000 Active 77 DOM
3. 2026-06-15
   days on market $429,000 Active 75 DOM
4. 2026-06-14
   days on market $429,000 Active 73 DOM
5. 2026-06-10
   days on market $429,000 Active 70 DOM
6. 2026-06-09
   days on market $429,000 Active 69 DOM
7. 2026-06-08
   days on market $429,000 Active 68 DOM
8. 2026-06-07
   pricedays on market $429,000 Active 67 DOM
9. 2026-06-05
   days on market $444,000 Active 64 DOM
10. 2026-06-03
    days on market $444,000 Active 63 DOM
11. 2026-06-02
    days on market $444,000 Active 62 DOM
12. 2026-06-01
    days on market $444,000 Active 61 DOM
13. 2026-05-31
    days on market $444,000 Active 60 DOM
14. 2026-05-31
    days on market $444,000 Active 59 DOM
15. 2026-05-19
    price $444,000
16. 2026-05-12
    listed $2,650
17. 2026-04-01
    listed $455,000 Active
18. 2017-07-24
    soldstatus $220,000
19. 2017-07-20
    soldstatus $220,000 431-char remark

    Show marketing remark (431 chars)

    This home is not your typical Bella Vista home. A single story 3 bedroom plus an office that has gorgeous view outside. Split floorplan with hardwood flooring in kitchen, entry, office & formal dining. Crown molding, treyed ceilings and many upgrades. Brand new carpet, paint and granite with stainless appliances, professional landscape, less than 1/2 mile to golf, tennis, swimming pool, putt putt and metfield county club.

20. 2017-06-07
    listed $220,000 431-char remark

    Show marketing remark (431 chars)

    This home is not your typical Bella Vista home. A single story 3 bedroom plus an office that has gorgeous view outside. Split floorplan with hardwood flooring in kitchen, entry, office & formal dining. Crown molding, treyed ceilings and many upgrades. Brand new carpet, paint and granite with stainless appliances, professional landscape, less than 1/2 mile to golf, tennis, swimming pool, putt putt and metfield county club.

21. 2005-03-14
    soldstatus $210,000

ⓘ 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: $2,427 · $202/mo
• Projected year-2 tax: $2,746 · $229/mo
• Expected delta: +$319/yr (+$27/mo · 13.1%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,953
• − Mortgage interest: −$24,031
• − Property taxes: −$2,427
• − Insurance: −$2,145
• − Repairs & maintenance: −$2,796
• − Management: −$2,796
• − Depreciation: −$12,480
• Taxable loss: −$11,722
• Est. tax savings @ 24.0%: +$2,813
• After-tax cash flow: $-1,143/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

+111.4% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $444,000 NWARMLS
• 2026-05-12 Listed for Rent $2,650 TURBOTENANT
• 2026-04-01 Listed $455,000 NWARMLS
• 2017-07-24 Sold (Public Records) $220,000 Public Records
• 2017-07-20 Sold (MLS) $220,000 NWARMLS
• 2017-06-07 Listed $220,000 NWARMLS
• 2005-03-14 Sold (Public Records) $210,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,427 · +2.3% YoY. Source: county tax records.