44 Berkshire Dr · Bella Vista, AR 72714

$342,950

3 bd · 2.0 ba · 1,501 sqft · SingleFamily · 44 Days on market

Built 2026 0.30 ac lot Est $332k · 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 +8.0/30.0
• ARV discount +6.0/15.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

Welcome To Your Next Home At 44 Berkshire Dr In Bella Vista. Interior Selections Are Still Available So You Can Make It Yours From The Start! Tucked Into One Of NWA's Most Sought-After Communities With Mountain Bike Trails, Lake Access, And Endless Outdoor Adventure Steps From Your Door. Inside You'll Find Soaring Vaulted Ceilings With Stunning Beam Treatments In The Living Room, Custom Cabinetry, Quartz Countertops, Tile Backsplash, And Under-Cabinet Lighting Throughout The Kitchen — Plus Eat-In Dining And Bar Seating. The Primary Suite Impresses With Additional Beam Detail, Dual Vanities, Dual Closets, And A Full Custom Tile Shower. Storage Galore Throughout! Unwind On The Large Cov

Key facts

• Custom cabinetry
• Quartz countertops
• Lake access

Tags

• MOUNTAIN BIKE TRAILS
• LAKE ACCESS
• VAULTED CEILINGS
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH

Property features AI

Finance

• HOA & community: Monthly association fee; Community features include biking, lake access, and trails/paths

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Public water; Septic (septic tank) available
• Home design: Single-story; New construction; Brick and vinyl siding exterior; Architectural shingle roof
• Construction: Built as new construction; Slab foundation; Brick and vinyl siding; Architectural shingle roof; Home warranty included
• Exterior features: Concrete driveway; Covered deck/patio; Located in a subdivision; Paved public road frontage; Near Lake Ann

Interior

• Kitchen: Dishwasher; Electric range; Microwave with hood fan; Disposal; Plumbed for ice maker; Quartz counters; Pantry; Eat-in kitchen
• Bedrooms: Split bedrooms (bedroom locations vary within the single-level home)
• Flooring: Laminate; Simulated wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fan(s); Cathedral ceilings; Eat-in kitchen; Pantry; Quartz counters; Split bedroom layout; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $343k.

Deal economics

• At list price, monthly cash flow is $-343 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (25.2% below list).
• Recommended offer: $257k (25.2% 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; 6 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).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k 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 5, 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 44 days — a 3% lower offer ($333k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $256,553 (25.2% 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 44 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.75% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.29%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $331,721
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Theale Ln	0.18mi	3/2.0	1,585 (+6%)	10mo	$352,400	$222	74
14 Reading Ln	0.30mi	3/2.0	1,601 (+7%)	3mo	$350,300	$219	73
10 Windermere Ln	0.29mi	2/2.0 (-1)	1,468 (-2%)	9mo	$448,000	$305	70
2 Damerham Ln	0.36mi	3/2.0	1,451 (-3%)	10mo	$399,900	$276	69
10 Duddington Ln	0.37mi	3/2.0	1,614 (+8%)	4mo	$298,000	$185	67
10 Reading Ln	0.29mi	2/2.0 (-1)	1,374 (-8%)	10mo	$345,000	$251	58
5 Digby Ln	0.40mi	3/2.0	1,308 (-13%)	2mo	$292,000	$223	58
42 Cawood Dr	0.61mi	3/2.0	1,612 (+7%)	3mo	$339,950	$211	57
14 Pickering Dr	0.62mi	3/2.0	1,610 (+7%)	6mo	$335,000	$208	54
129 Granshire Dr	0.59mi	3/2.0	1,376 (-8%)	10mo	$304,000	$221	50
20 Wrongton Dr	0.49mi	3/2.0	1,725 (+15%)	10mo	$355,000	$206	44
18 Caxton Ln	0.65mi	2/2.0 (-1)	1,358 (-10%)	7mo	$283,000	$208	42

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: -1.8%
• Equity multiple: 0.91×
• Total profit: $-8,908
• Equity at exit: $123,997

10-year hold

• IRR: 3.0%
• Equity multiple: 1.38×
• Total profit: $36,788
• Equity at exit: $170,270

Cash invested: $96,026 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,566 high
• Mortgage (P&I): −$1,798
• Tax est. 1.5%: −$429 /mo · $5,144/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-343

Break-even live

Break-even rent $3,000

Max offer price $293,277

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-225	+0% $-343	+5% $-462	+10% $-580
Rent	-10% $-546	-5% $-445	+0% $-343	+5% $-242	+10% $-141
Rate	-1.0pp $-171	-0.5pp $-256	base $-343	+0.5pp $-432	+1.0pp $-523

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: $85,738
• Closing costs: $10,288
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Skipton Dr Bella Vista, AR	4.0	2.0	1607	$2,600	$1.62	16d	1	0.73mi
16 Stretford Dr Bella Vista, AR	4.0	3.0	2182	$3,500	$1.60	15d	1	1.21mi
7 Ulverston Dr Bella Vista, AR	3.0	2.0	2000	$1,900	$0.95	15d	1	1.30mi
10 Granshire Dr Unit 1237423P Bella Vista, AR	3.0	2.0	1840	$3,703	$2.01	16d	1	1.31mi
1 Sandy Ln Bella Vista, AR	3.0	2.0	1640	$1,950	$1.19	15d	1	1.32mi
30 Lunsford Ln Unit 1241312P Bella Vista, AR	2.0	2.0	1119	$1,842	$1.65	16d	1	1.40mi

Listing history 20 events

1. 2026-06-22
   days on market $342,950 Active 44 DOM
2. 2026-06-18
   days on market $342,950 Active 41 DOM
3. 2026-06-17
   days on market $342,950 Active 40 DOM
4. 2026-06-16
   days on market $342,950 Active 39 DOM
5. 2026-06-15
   days on market $342,950 Active 38 DOM
6. 2026-06-14
   days on market $342,950 Active 36 DOM
7. 2026-06-10
   days on market $342,950 Active 33 DOM
8. 2026-06-09
   days on market $342,950 Active 32 DOM
9. 2026-06-08
   days on market $342,950 Active 31 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    days on market $342,950 Active 30 DOM
12. 2026-06-05
    days on market $342,950 Active 27 DOM
13. 2026-06-03
    days on market $342,950 Active 26 DOM
14. 2026-06-02
    days on market $342,950 Active 25 DOM
15. 2026-06-01
    days on market $342,950 Active 24 DOM
16. 2026-05-31
    days on market $342,950 Active 23 DOM
17. 2026-05-31
    days on market $342,950 Active 22 DOM
18. 2026-05-17
    status Active
19. 2026-05-01
    status Pending
20. 2026-04-22
    listed $342,950 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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: $30,786
• − Mortgage interest: −$19,211
• − Property taxes: −$5,144
• − Insurance: −$1,715
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − Depreciation: −$9,977
• Taxable loss: −$10,186
• Est. tax savings @ 24.0%: +$2,445
• After-tax cash flow: $-1,675/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

3 events — show timeline

• 2026-05-17 Relisted — NWARMLS
• 2026-05-01 Pending — NWARMLS
• 2026-04-22 Listed $342,950 NWARMLS