717 Cannon Cv · Cave Springs, AR 72718

$685,000

5 bd · 3.5 ba · 2,690 sqft · SingleFamily public records · 8 Days on market

Built 2024 0.28 ac lot Est $659k · at est. $44/mo HOA · 1% of rent

---

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 +6.3/30.0
• ARV discount +5.7/15.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.6/10.0

Listing remarks MLS

This Home is a Kensington "B". Beautiful 2 Story 4 Bedroom 31/2 baths with Custom Cabinets to Ceiling (Painted White), 3 CM Quartz Countertops in Kitchen and Kitchen Island. Free Standing Tub in Master. Enlarged Game Room and Rear Patio. 3 Car Garage.

Key facts

• Gas cooktop
• Covered back patio
• Neighborhood pool

Tags

• GAS COOKTOP
• OVERSIZED WALK-IN PANTRY
• IN-GROUND TORNADO SHELTER
• COVERED BACK PATIO
• DETACHED BACKYARD STUDIO
• NEIGHBORHOOD POOL

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Association fee $525 annually; Community amenities: playground, pool, tennis courts, curbs, park, sidewalks

Exterior

• Parking: Attached garage with garage door opener; 3 covered parking spaces
• Security: Storm shelter; Smoke detectors
• Utilities: Public sewer; Electricity available; Natural gas available; High-speed internet available; Cable available
• Home design: Two-story house; Subdivision setting; Public paved road access
• Construction: Brick and concrete construction; Architectural shingle roof; Block and slab foundation; Built on 0.28 acre lot; Landscaped yard; Near park
• Exterior features: Concrete driveway; Covered patio; Community pool; Storm shelter; Smoke detectors

Interior

• Kitchen: Countertop appliances; Dishwasher; Gas cooktop; Disposal; Microwave; Plumbed for ice maker; Gas water heater
• Bedrooms: Bonus room
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Ceiling fans; Pantry; Quartz counters; Double pane vinyl windows; Family room fireplace with gas log
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $685k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $468k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $405k (40.9% below list).
• Recommended offer: $405k (40.9% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 3.4% in Cave Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#41 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, schools D, 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: 111 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $73k of equity ($5k loan paydown + $68k 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 ~$118k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Recommended offer $404,727 (40.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.59% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.69%
• DSCR: 0.66
• GRM: 14.1

CMA / ARV

• ARV (on-the-fly): $659,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5900 S 67th St	0.21mi	4/3.0 (-1)	2,473 (-8%)	0mo	$560,000	$226	70
1010 Chancery Ln	0.33mi	4/3.5 (-1)	2,857 (+6%)	2mo	$679,000	$238	68
816 Post Way	0.24mi	4/2.5 (-1)	2,477 (-8%)	0mo	$615,000	$248	66
1013 Charing Cross	0.33mi	4/2.5 (-1)	2,531 (-6%)	0mo	$570,000	$225	66
5601 65th St	0.60mi	4/3.5 (-1)	2,718 (+1%)	1mo	$595,000	$219	65
807 Bellmara Cir	0.39mi	4/3.0 (-1)	2,510 (-7%)	2mo	$581,000	$231	62
6414 S 63rd St	0.54mi	4/3.0 (-1)	2,830 (+5%)	1mo	$707,000	$250	59
5605 S Chadwick Dr	0.67mi	4/2.5 (-1)	2,650 (-2%)	2mo	$689,500	$260	56
6406 S 62nd St	0.51mi	4/3.5 (-1)	3,000 (+12%)	1mo	$745,000	$248	51
6201 Tumbler Rdg	0.57mi	4/3.0 (-1)	2,403 (-11%)	1mo	$575,000	$239	48
6617 W Inverness Dr	0.55mi	4/3.0 (-1)	2,995 (+11%)	2mo	$835,000	$279	47
6614 W Braebourne Dr	0.46mi	4/2.0 (-1)	2,344 (-13%)	1mo	$575,000	$245	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.54×
• Total profit: $294,646
• Equity at exit: $617,102

10-year hold

• IRR: 17.4%
• Equity multiple: 5.84×
• Total profit: $929,002
• Equity at exit: $1,330,804

Cash invested: $191,800 (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 72718

• Home prices YoY: 14.1%
• Active inventory: 111
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $4,047 high
• Mortgage (P&I): −$3,592
• Tax from tax record: −$505 /mo · $6,060/yr
• Insurance: −$285
• HOA: −$44
• Vacancy / Maint / Mgmt: −$850
• Net cashflow: $-1,229

Break-even live

Break-even rent $5,603

Max offer price $467,838

Occupancy floor —

Sensitivity live

Price	-10% $-842	-5% $-1,035	+0% $-1,229	+5% $-1,423	+10% $-1,617
Rent	-10% $-1,549	-5% $-1,389	+0% $-1,229	+5% $-1,069	+10% $-910
Rate	-1.0pp $-884	-0.5pp $-1,055	base $-1,229	+0.5pp $-1,407	+1.0pp $-1,587

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: $171,250
• Closing costs: $20,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6502 W Hearth Falls Dr Unit 1221804P Rogers, AR	4.0	2.5	2443	$6,688	$2.74	14d	1	0.63mi
6508 W Stone Lake Dr Unit 1221824P Rogers, AR	4.0	2.5	2271	$7,860	$3.46	15d	1	0.68mi
5313 S Stone Bay Ct Rogers, AR	4.0	3.0	2110	$3,300	$1.56	15d	1	0.90mi
6613 W Valley View Rd Rogers, AR	4.0	2.5	2475	$3,000	$1.21	24d	1	1.02mi
6683 W Valley View Rd Rogers, AR	4.0	2.5	2477	$3,500	$1.41	24d	1	1.06mi
507 Ashwood St Lowell, AR	5.0	3.5	2352	$2,395	$1.02	14d	1	1.41mi
4608 W Quelinda Dr Rogers, AR	4.0	3.0	2859	$3,000	$1.05	24d	1	1.42mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 7 events

1. 2026-06-19
   price $685,000 Active 8 DOM
2. 2026-06-18
   days on market $694,000 Active 8 DOM
3. 2026-06-17
   days on market $694,000 Active 7 DOM
4. 2026-06-16
   days on market $694,000 Active 6 DOM
5. 2026-06-15
   days on market $694,000 Active 5 DOM
6. 2026-06-14
   remarks 693-char remark
7. 2026-06-14
   listed $694,000 Active 3 DOM

ⓘ 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: $6,060 · $505/mo
• Projected year-2 tax: $6,060 · $505/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $48,567
• − Mortgage interest: −$38,371
• − Property taxes: −$6,060
• − Insurance: −$3,425
• − Repairs & maintenance: −$3,885
• − Management: −$3,885
• − HOA: −$528
• − Depreciation: −$19,927
• Taxable loss: −$27,515
• Est. tax savings @ 24.0%: +$6,604
• After-tax cash flow: $-8,148/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 — Cave Springs

• Score: 71/100
• State rank: #41
• US rank: #6981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cave Springs, AR
• City population: 5,528
• Population (ZIP): 5,528

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 (69%)
• Race & ethnicity: White 69% Two or more races 25% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 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: ▲ 41.26%
• Current HPI: 334.6594
• Rent YoY: —
• Metro: —
• 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

+12.0% since first listed

5 events — show timeline

• 2026-06-11 Listed $694,000 NWARMLS
• 2024-02-23 Sold (MLS) $626,514 NWARMLS
• 2024-01-31 Pending — NWARMLS
• 2024-01-31 Price Changed $626,514 NWARMLS
• 2023-11-17 Listed $619,900 NWARMLS

Property tax history

+216.9%/yr

Latest (2025): $6,060 · -1.1% YoY. Source: county tax records.