2 Ryde Ln · Bella Vista, AR 72715

$250,000

3 bd · 2.0 ba · 1,387 sqft · SingleFamily public records · 81 Days on market

Built 1988 0.35 ac lot $180/sqft · 12% below area Est $285k · 12% under

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Why this score? — see what drove the C- 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 +16.9/30.0
• ARV discount +13.1/15.0
• DSCR +5.3/10.0
• Schools +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3BR/2BA home on a fairly level cul-de-sac lot in Bella Vista! Nestled among mature shade trees, you are steps from world-class hiking and mountain biking trails. Enjoy easy access to Lake Windsor and Lake Avalon for kayaking, fishing, and boating. Amazing community amenities include premium golf courses, tennis, pickleball, clubhouses, and local shopping. Perfect for outdoor enthusiasts seeking a serene setting with an active lifestyle. Note: Tenant occupied through 8/31/26. Your adventure starts here!

Key facts

• Cul-de-sac lot
• Lake windsor
• Premium golf courses

Tags

• CUL-DE-SAC LOT
• MATURE SHADE TREES
• LAKE WINDSOR
• LAKE AVALON
• COMMUNITY AMENITIES
• PREMIUM GOLF COURSES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/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 $217k (13.1% below list).
• Recommended offer: $217k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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+, crime A; Watch: amenities F, commute F, health & safety F.
• Gravette School District (rural): math 49% / reading 45% proficiency, ranked #26 of 238 in AR (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glenn Duffy Elementary School (530 students, 42% FRL); Gravette Middle School (math 59% / reading 54%, grade B, #17 of 201 statewide, top 8%, 486 students, 35% FRL); Gravette High School (math 38% / reading 44%, grade F, #43 of 292 statewide, top 15%, 616 students, 33% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 838 active listings in the ZIP; 7 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).
• This rent runs 32% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $97k; list at $250k implies a 158% gain — meaningful room to come down on a strong offer.

Recommended offer $217,223 (13.1% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 13% 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. 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. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 9.6

CMA / ARV

• ARV (median comp): $285,409
• List price: $250,000
• Delta: -12.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Cheddar Cir	0.14mi	2/2.5 (-1)	1,325 (-4%)	2mo	$317,500	$240	77
2 Ventnor Cir	0.29mi	3/2.0	1,436 (+4%)	4mo	$264,000	$184	77
40 Dulverton Dr	0.33mi	3/2.0	1,417 (+2%)	6mo	$253,900	$179	76
14 Thetford Dr	0.31mi	2/2.0 (-1)	1,280 (-8%)	2mo	$245,000	$191	66
2 Hindon Ln	0.41mi	2/1.5 (-1)	1,316 (-5%)	1mo	$205,000	$156	64
9 Cawston Dr	0.49mi	3/2.0	1,315 (-5%)	9mo	$264,000	$201	61
118 Mayfair Dr	0.65mi	3/2.0	1,404 (+1%)	9mo	$307,000	$219	60
18 Gillingham Dr	0.70mi	3/2.0	1,420 (+2%)	4mo	$272,000	$192	60
28 Clevedon Cir	0.31mi	2/2.0 (-1)	1,266 (-9%)	9mo	$225,000	$178	58
41 Wandsworth Dr	0.54mi	3/2.0	1,520 (+10%)	2mo	$330,000	$217	57
5 Thetford Dr	0.29mi	2/2.0 (-1)	1,244 (-10%)	10mo	$260,000	$209	56
73 Wandsworth Dr	0.64mi	3/2.0	1,500 (+8%)	8mo	$337,500	$225	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-30,000
• Equity at exit: $37,276

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-12,801
• Equity at exit: $21,615

Cash invested: $70,000 (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 72715

• Home prices YoY: -6.6%
• Active inventory: 838
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$135 /mo · $1,616/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $166

Break-even live

Break-even rent $1,962

Max offer price $250,000

Occupancy floor 87%

Sensitivity live

Price	-10% $308	-5% $237	+0% $166	+5% $95	+10% $25
Rent	-10% $-5	-5% $80	+0% $166	+5% $252	+10% $338
Rate	-1.0pp $292	-0.5pp $230	base $166	+0.5pp $101	+1.0pp $36

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Yarmouth Dr Bella Vista, AR	2.0	2.0	1237	$2,100	$1.70	15d	1	0.23mi
9 Hartlepool Dr Bella Vista, AR	3.0	2.0	1264	$1,500	$1.19	45d	1	0.44mi
9 Purfleet Dr Unit 1366492P Bella Vista, AR	3.0	2.0	1625	$3,392	$2.09	15d	1	0.71mi
26 Purfleet Dr Bella Vista, AR	3.0	2.0	1276	$1,575	$1.23	16d	1	0.79mi
4 Tilbury Ln Bella Vista, AR	3.0	2.5	1742	$1,850	$1.06	15d	1	0.82mi
6 Connie Ln Bella Vista, AR	3.0	2.0	1440	$2,250	$1.56	25d	1	1.33mi
2 Fryer Ln Bella Vista, AR	2.0	2.0	1567	$2,200	$1.40	23d	1	1.47mi

Listing history 20 events

1. 2026-06-21
   days on market $250,000 Active 81 DOM
2. 2026-06-18
   days on market $250,000 Active 78 DOM
3. 2026-06-17
   days on market $250,000 Active 77 DOM
4. 2026-06-16
   days on market $250,000 Active 76 DOM
5. 2026-06-15
   days on market $250,000 Active 75 DOM
6. 2026-06-14
   days on market $250,000 Active 73 DOM
7. 2026-06-13
   days on market $250,000 Active 72 DOM
8. 2026-06-10
   days on market $250,000 Active 70 DOM
9. 2026-06-09
   days on market $250,000 Active 69 DOM
10. 2026-06-08
    days on market $250,000 Active 68 DOM
11. 2026-06-07
    days on market $250,000 Active 67 DOM
12. 2026-06-05
    days on market $250,000 Active 64 DOM
13. 2026-06-03
    days on market $250,000 Active 63 DOM
14. 2026-06-02
    days on market $250,000 Active 62 DOM
15. 2026-06-01
    days on market $250,000 Active 61 DOM
16. 2026-05-31
    days on market $250,000 Active 60 DOM
17. 2026-05-31
    days on market $250,000 Active 59 DOM
18. 2026-04-28
    price $250,000 516-char remark

    Show marketing remark (516 chars)

    Charming 3BR/2BA home on a fairly level cul-de-sac lot in Bella Vista! Nestled among mature shade trees, you are steps from world-class hiking and mountain biking trails. Enjoy easy access to Lake Windsor and Lake Avalon for kayaking, fishing, and boating. Amazing community amenities include premium golf courses, tennis, pickleball, clubhouses, and local shopping. Perfect for outdoor enthusiasts seeking a serene setting with an active lifestyle. Note: Tenant occupied through 8/31/26. Your adventure starts here!

19. 2026-04-01
    listed $249,729 Active 516-char remark

    Show marketing remark (516 chars)

    Charming 3BR/2BA home on a fairly level cul-de-sac lot in Bella Vista! Nestled among mature shade trees, you are steps from world-class hiking and mountain biking trails. Enjoy easy access to Lake Windsor and Lake Avalon for kayaking, fishing, and boating. Amazing community amenities include premium golf courses, tennis, pickleball, clubhouses, and local shopping. Perfect for outdoor enthusiasts seeking a serene setting with an active lifestyle. Note: Tenant occupied through 8/31/26. Your adventure starts here!

20. 2004-10-25
    soldstatus $97,000

ⓘ 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: $1,616 · $135/mo
• Projected year-2 tax: $1,616 · $135/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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: $26,067
• − Mortgage interest: −$14,004
• − Property taxes: −$1,616
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$7,273
• Taxable loss: −$2,246
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $2,534/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: Gravette School District
• NCES district ID: 0506840
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $50,964
• Composite: 40.41/100
• National rank: #3728
• State rank: #26 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): 17,288
• Household income: $82,447
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 107.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 12% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% 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: ▼ -21.53%
• Current HPI: 304.946
• 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

+157.7% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $250,000 NWARMLS
• 2026-04-01 Listed $249,729 NWARMLS
• 2004-10-25 Sold (Public Records) $97,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,616 · +9.9% YoY. Source: county tax records.