1126 Oakview Cv · Benton, AR 72015

$194,900

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 75 Days on market

Built 2004 0.27 ac lot $155/sqft · at area comps Est $189k · 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 +14.9/30.0
• ARV discount +6.1/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and see this charming two-story home nestled in a quiet cul-de-sac, offering both privacy and minimal traffic. Inside you'll find a spacious and functional layout, an extended laundry room with both washer and dryer to convey, and updated with new stainless steel stove, microwave, and French door refrigerator in 2024. Buy this home, and simply move in! Schedule your private tour today.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 2004

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $58 ($692/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 $158k (19.1% below list).
• Recommended offer: $158k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $6k 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

• It's been on market 75 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $160k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,601 (19.1% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (median comp): $188,978
• List price: $194,900
• Delta: 3.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 Oak View Cv	0.02mi	3/2.0	1,125 (-11%)	2mo	$175,700	$156	80
1201 Ridgecrest Cv	0.18mi	3/2.0	1,321 (+5%)	6mo	$205,000	$155	78
1210 Ridgecrest Dr	0.21mi	3/2.0	1,381 (+10%)	2mo	$205,000	$148	72
3222 Silica Heights Dr	0.44mi	3/2.0	1,218 (-3%)	7mo	$205,000	$168	68
2709 Pinedale Cv	0.29mi	3/2.0	1,400 (+11%)	6mo	$187,000	$134	63
1803 S Chatfield Rd	0.37mi	2/1.0 (-1)	1,313 (+4%)	8mo	$25,000	$19	60
921 Athens Ln	0.69mi	3/2.0	1,232 (-2%)	7mo	$194,900	$158	58
816 Coral Cv	0.60mi	3/2.0	1,363 (+8%)	2mo	$215,000	$158	57
2002 Auburn Hills Dr	0.56mi	3/2.0	1,402 (+11%)	2mo	$219,000	$156	54
613 Adam’s Vineyard Rd	0.47mi	3/2.0	1,446 (+15%)	10mo	$210,000	$145	45
414 S Shady Ln	0.71mi	3/2.0	1,426 (+13%)	1mo	$215,000	$151	44
848 Cole Dr	0.66mi	3/2.0	1,097 (-13%)	10mo	$166,000	$151	39

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: -16.6%
• Equity multiple: 0.42×
• Total profit: $-31,503
• Equity at exit: $29,060

10-year hold

• IRR: -12.6%
• Equity multiple: 0.33×
• Total profit: $-36,804
• Equity at exit: $16,851

Cash invested: $54,572 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $58

Break-even live

Break-even rent $1,503

Max offer price $194,900

Occupancy floor 91%

Sensitivity live

Price	-10% $168	-5% $113	+0% $58	+5% $3	+10% $-53
Rent	-10% $-67	-5% $-5	+0% $58	+5% $120	+10% $182
Rate	-1.0pp $156	-0.5pp $107	base $58	+0.5pp $7	+1.0pp $-44

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Milburn Dr Benton, AR	3.0	2.0	1565	$1,800	$1.15	16d	1	0.48mi
1935 Auburn Hills Dr Benton, AR	4.0	2.0	1559	$1,650	$1.06	16d	1	0.61mi
1309 Country Oaks Dr Benton, AR	2.0	2.0	920	$950	$1.03	16d	1	0.61mi
1949 Auburn Hills Dr Benton, AR	4.0	2.0	1559	$1,653	$1.06	21d	1	0.63mi
1973 Auburn Hills Dr Benton, AR	4.0	2.0	1640	$1,650	$1.01	45d	1	0.68mi
415 S Shady Ln Benton, AR	3.0	2.0	1556	$1,675	$1.08	16d	1	0.70mi
1303 Gray St Benton, AR	2.0	1.5	1050	$1,200	$1.14	16d	1	0.97mi
1221 Cherry Ln Benton, AR	3.0	2.0	1329	$1,700	$1.28	45d	1	1.10mi
303 Stone Creek Dr Benton, AR	3.0	2.0	1508	$1,811	$1.20	45d	1	1.20mi
610 Houston Dr Benton, AR	3.0	2.0	1586	$1,506	$0.95	45d	1	1.38mi

Listing history 28 events

1. 2026-06-22
   days on market $194,900 Active 75 DOM
2. 2026-06-18
   days on market $194,900 Active 72 DOM
3. 2026-06-17
   days on market $194,900 Active 71 DOM
4. 2026-06-16
   days on market $194,900 Active 70 DOM
5. 2026-06-15
   days on market $194,900 Active 69 DOM
6. 2026-06-14
   days on market $194,900 Active 67 DOM
7. 2026-06-13
   days on market $194,900 Active 66 DOM
8. 2026-06-10
   days on market $194,900 Active 64 DOM
9. 2026-06-09
   days on market $194,900 Active 63 DOM
10. 2026-06-08
    days on market $194,900 Active 62 DOM
11. 2026-06-07
    days on market $194,900 Active 61 DOM
12. 2026-06-03
    days on market $194,900 Active 57 DOM
13. 2026-06-02
    days on market $194,900 Active 56 DOM
14. 2026-06-01
    days on market $194,900 Active 55 DOM
15. 2026-05-31
    days on market $194,900 Active 54 DOM
16. 2026-05-31
    days on market $194,900 Active 53 DOM
17. 2026-05-15
    price $194,900 393-char remark

    Show marketing remark (393 chars)

    Come and see this charming two-story home nestled in a quiet cul-de-sac, offering both privacy and minimal traffic. Inside you'll find a spacious and functional layout, an extended laundry room with both washer and dryer to convey, and updated with new stainless steel stove, microwave, and French door refrigerator in 2024. Buy this home, and simply move in! Schedule your private tour today.

18. 2026-04-07
    listed $199,900 New Listing 393-char remark

    Show marketing remark (393 chars)

    Come and see this charming two-story home nestled in a quiet cul-de-sac, offering both privacy and minimal traffic. Inside you'll find a spacious and functional layout, an extended laundry room with both washer and dryer to convey, and updated with new stainless steel stove, microwave, and French door refrigerator in 2024. Buy this home, and simply move in! Schedule your private tour today.

19. 2021-07-14
    soldstatus $160,000
20. 2021-07-08
    historical 306-char remark

    Show marketing remark (306 chars)

    GREAT STARTER HOME: Nice 3 bedroom/ 2.5 bathroom home ready for for it's owner! This home also have a nice kitchenette and also an expanded laundry room located between the garage and kitchen. Cozy corner fireplace. Cul-de-sac lot. Owner is providing a $1500.00 flooring allowance. Pease see AGENT REMARKS

21. 2021-07-07
    soldstatus $160,000 Sold 306-char remark

    Show marketing remark (306 chars)

    GREAT STARTER HOME: Nice 3 bedroom/ 2.5 bathroom home ready for for it's owner! This home also have a nice kitchenette and also an expanded laundry room located between the garage and kitchen. Cozy corner fireplace. Cul-de-sac lot. Owner is providing a $1500.00 flooring allowance. Pease see AGENT REMARKS

22. 2021-06-12
    historical Take Backups 306-char remark

    Show marketing remark (306 chars)

    GREAT STARTER HOME: Nice 3 bedroom/ 2.5 bathroom home ready for for it's owner! This home also have a nice kitchenette and also an expanded laundry room located between the garage and kitchen. Cozy corner fireplace. Cul-de-sac lot. Owner is providing a $1500.00 flooring allowance. Pease see AGENT REMARKS

23. 2021-05-29
    listed $160,000 New Listing 306-char remark

    Show marketing remark (306 chars)

    GREAT STARTER HOME: Nice 3 bedroom/ 2.5 bathroom home ready for for it's owner! This home also have a nice kitchenette and also an expanded laundry room located between the garage and kitchen. Cozy corner fireplace. Cul-de-sac lot. Owner is providing a $1500.00 flooring allowance. Pease see AGENT REMARKS

24. 2009-06-04
    soldstatus $110,000
25. 2009-05-28
    soldstatus $110,500
26. 2009-04-29
    historical
27. 2008-11-26
    listed $109,900
28. 2007-02-07
    soldstatus $105,000

ⓘ 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: $1,009 · $84/mo
• Projected year-2 tax: $1,247 · $104/mo
• Expected delta: +$238/yr (+$20/mo · 23.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 21 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: $18,912
• − Mortgage interest: −$10,917
• − Property taxes: −$1,009
• − Insurance: −$974
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$5,670
• Taxable loss: −$2,685
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $1,336/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

+85.6% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $194,900 CARMLS
• 2026-04-07 Listed $199,900 CARMLS
• 2021-07-14 Sold (Public Records) $160,000 Public Records
• 2021-07-08 Listing Removed — CARMLS
• 2021-07-07 Sold (MLS) $160,000 CARMLS
• 2021-06-12 Contingent — CARMLS
• 2021-05-29 Listed $160,000 CARMLS
• 2009-06-04 Sold (Public Records) $110,000 Public Records
• 2009-05-28 Sold (MLS) $110,500 CARMLS
• 2009-04-29 Listing Removed — CARMLS
• 2008-11-26 Listed $109,900 CARMLS
• 2007-02-07 Sold (Public Records) $105,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,009 · -9.0% YoY. Source: county tax records.