6718 SW Dignity Ave · Bentonville, AR 72713

$269,000

3 bd · 3.0 ba · 1,430 sqft · Townhouse · 38 Days on market

Built 2026 5,662 sqft lot Est $240k · 12% over

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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).

• Appreciation +10.0/10.0
• Cash flow +6.6/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks

Introducing The Elmstead, a beautiful two-story duplex located in a vibrant, new community. This modern home offers 3 spacious bedrooms and 3 bathrooms, featuring a flexible layout that suits a variety of lifestyles. Upstairs, you'll find the serene master suite, complete with a private bathroom and ample closet space. An additional bedroom and bathroom are also located upstairs, providing comfort and privacy for family or guests. The lower level features a third bedroom with its own full bathroom, perfect for visitors, a home office, or a private retreat. The open-concept living area on the main floor is perfect for both relaxing and entertaining. The well-appointed kitchen includes modern

Key facts

• Built 2026
• Listed 38 days

Property features AI

Finance

• HOA & community: Monthly association fee; Community near schools and park

Exterior

• Parking: Attached covered parking (1 space)
• Security: Smoke detector(s)
• Utilities: Electricity available; Public sewer; Public water
• Home design: 2 stories; New construction; Slab foundation
• Construction: Brick and vinyl siding exterior; Architectural shingle roof; Has home warranty
• Exterior features: Concrete driveway; Porch; Landscaped yard; Near park; Located in a subdivision; Shared road frontage

Interior

• Kitchen: Dishwasher; Electric range; Plumbed for ice maker
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Pantry; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $269k.

Deal economics

• At list price, monthly cash flow is $-438 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (33.1% below list).
• Recommended offer: $180k (33.1% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.6% in Bentonville — 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 83/100 on livability (#2 in AR, #864 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities 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: Rents flat; 710 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,837 (33.1% 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 38 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.67% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.98%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $240,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6614 SW Dignity Ave	0.00mi	3/3.0	1,430 (0%)	1mo	$260,600	$182	99
6810 SW Dignity Ave	0.00mi	3/3.0	1,430 (0%)	2mo	$239,900	$168	98
6808 SW Dignity Ave	0.04mi	3/3.0	1,430 (0%)	3mo	$260,600	$182	96
6618 SW Dignity Ave	0.00mi	3/2.5	1,599 (+12%)	1mo	$264,000	$165	77
6616 SW Dignity Ave	0.00mi	3/2.5	1,599 (+12%)	1mo	$265,000	$166	77
6802 SW Dignity Ave	0.01mi	3/2.5	1,599 (+12%)	2mo	$267,800	$167	76
6800 SW Dignity Ave	0.02mi	3/2.5	1,599 (+12%)	2mo	$267,800	$167	76
6902 SW Dignity Ave	0.06mi	3/2.5	1,599 (+12%)	3mo	$268,800	$168	73
6908 SW Dignity Ave	0.05mi	3/2.5	1,599 (+12%)	3mo	$270,000	$169	73
6608 SW Memphis Ave	0.10mi	3/2.5	1,599 (+12%)	0mo	$268,800	$168	73
3405 SW Endearment St	0.13mi	3/2.5	1,599 (+12%)	1mo	$260,000	$163	71
3403 SW Endearment St	0.12mi	3/2.5	1,599 (+12%)	2mo	$259,900	$163	71

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

Projected returns pro-forma

10.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.51×
• Total profit: $114,014
• Equity at exit: $242,337

10-year hold

• IRR: 16.9%
• Equity multiple: 5.64×
• Total profit: $349,380
• Equity at exit: $522,608

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 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 710
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-438

Break-even live

Break-even rent $2,353

Max offer price $205,579

Occupancy floor —

Sensitivity live

Price	-10% $-252	-5% $-345	+0% $-438	+5% $-531	+10% $-624
Rent	-10% $-580	-5% $-509	+0% $-438	+5% $-367	+10% $-296
Rate	-1.0pp $-303	-0.5pp $-370	base $-438	+0.5pp $-508	+1.0pp $-579

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6802 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	25d	1	0.04mi
6800 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	16d	1	0.05mi
6812 Memphis Bentonville, AR	3.0	2.5	1599	$1,550	$0.97	25d	1	0.12mi
6604 SW Dignity Ave Bentonville, AR	3.0	3.0	1430	$1,550	$1.08	16d	1	0.14mi
221 Williams Ct Bentonville, AR	3.0	2.0	1410	$1,725	$1.22	25d	1	0.15mi
231 Palm St Bentonville, AR	3.0	2.0	1828	$2,050	$1.12	25d	1	0.26mi
4301 SW Pawhuska St Bentonville, AR	3.0	2.0	1782	$1,980	$1.11	25d	1	0.73mi
621-623 Cosmos St Centerton, AR	3.0	2.0	1475	$1,795	$1.22	16d	1	0.78mi
5805 SW Teppee Ave Bentonville, AR	4.0	2.5	1854	$2,145	$1.16	25d	1	0.82mi
5809 SW Macasin Ave Bentonville, AR	4.0	2.0	1745	$2,100	$1.20	25d	1	0.88mi
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	16d	1	1.08mi
831 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.16mi
840 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.16mi
830 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.17mi
860 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.18mi
841 Tennessee Ave Bentonville, AR	2.0	2.5	1250	$1,640	$1.31	25d	1	1.18mi
891 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.19mi
931 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.21mi
890 Tennessee Ave Bentonville, AR	3.0	2.5	1250	$1,595	$1.28	23d	1	1.22mi
831 Ventnor Ave Bentonville, AR	3.0	2.0	1100	$1,525	$1.39	25d	1	1.23mi
821 Arctic Ave Bentonville, AR	2.0	2.0	1250	$1,726	$1.38	25d	1	1.24mi
830 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	23d	1	1.24mi
861 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	25d	1	1.25mi
820 Boardwalk Ave Bentonville, AR	3.0	2.0	1100	$1,450	$1.32	25d	1	1.25mi
1021 States Ave Bentonville, AR	2.0	2.5	1250	$1,850	$1.48	16d	1	1.25mi
860 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	25d	1	1.25mi
881 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,550	$1.24	25d	1	1.26mi
1020 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.26mi
840 Boardwalk Ave Bentonville, AR	2.0	2.5	1100	$1,465	$1.33	25d	1	1.26mi
1031 Kentucky Ave Bentonville, AR	3.0	2.0	1100	$1,700	$1.55	25d	1	1.29mi
1060 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.29mi
1040 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.29mi
1050 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.29mi
1061 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.29mi
1061 Kentucky Ave Bentonville, AR	3.0	2.5	1250	$1,550	$1.24	25d	1	1.31mi
1090 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.31mi
1091 Indiana Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.31mi
1080 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.31mi
960 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,750	$1.40	25d	1	1.32mi
501 E Centerton Blvd Centerton, AR	1.0–2.0	1.0–2.0	835	$1,292	$1.55	16d	25	1.36mi

Listing history 2 events

1. 2026-05-11
   status Pending
2. 2026-04-03
   listed $269,000 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,580
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$7,825
• Taxable loss: −$10,146
• Est. tax savings @ 24.0%: +$2,435
• After-tax cash flow: $-2,824/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 — Bentonville

• Score: 83/100
• State rank: #2
• US rank: #864

Category grades

Amenities F Commute B+ Cost of living B- Crime B+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bentonville, AR
• County: Benton County · 259,241 people
• City population: 67,689
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 28,999
• Household income: $119,853
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 508.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 54% Asian 20% Two or more races 16% Hispanic / Latino 11% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 8% Spanish 6% Other Indo-European 5%

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: ▲ 10.77%
• Current HPI: 319.3081
• Rent YoY: ▲ 0.39%
• 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

2 events — show timeline

• 2026-05-11 Pending — NWARMLS
• 2026-04-03 Listed $269,000 NWARMLS