1803 SW Elington St · Bentonville, AR 72713

$329,000

3 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 1 Days on market

Built 2009 8,712 sqft lot Est $328k · 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).

• Appreciation +10.0/10.0
• ARV discount +7.4/15.0
• Cash flow +6.5/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• 1% rule +0.7/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 2-bath single-level home in the heart of Bentonville! Featuring a desirable split floor plan, this home offers privacy for the primary suite while maintaining an inviting open-concept living, dining, and kitchen area that's perfect for everyday living and entertaining. Step outside to enjoy the spacious backyard, providing plenty of room for play, pets, gardening, or simply relaxing outdoors. * NEW HVAC Few minutes from Downtown Bentonville, you'll enjoy easy access to local restaurants, shopping and the vibrant Bentonville square. You'll love being near Bentonville's renowned trail system, parks, and recreation opportunities. Plus, you're only a sho

Key facts

• Spacious backyard
• Split floor plan
• 8,712 sq ft lot

Tags

• SPLIT FLOOR PLAN
• SPACIOUS BACKYARD
• NEAR BENTONVILLE TRAIL SYSTEM

Property features AI

Finance

• HOA & community: Association fee billed monthly

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Security system; Smoke detectors
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story; Brick exterior; Slab foundation; Fiberglass shingle roof
• Construction: Built with brick construction
• Exterior features: Covered patio/porch; Concrete driveway; Back yard fencing; Subdivision setting; Public road frontage

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Refrigerator; Plumbed for ice maker
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning; Gas water heater
• Interior features: Ceiling fans; Split-bedroom layout; Walk-in closet(s); Window treatments and blinds
• Laundry & utility: Washer hookup; Dryer hookup; Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-557 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (29.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (43.5% below list).
• Recommended offer: $186k (43.5% 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; 690 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,027 (43.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.57% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.26%
• DSCR: 0.68
• GRM: 14.7

CMA / ARV

• ARV (on-the-fly): $328,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2303 SW Huntwick Ave	0.26mi	3/2.0	1,573 (+0%)	2mo	$325,000	$207	86
1800 SW Sequoia St	0.03mi	3/2.0	1,746 (+11%)	4mo	$352,000	$202	77
1903 SW Stonegrove Rd	0.55mi	3/2.0	1,550 (-1%)	3mo	$300,000	$194	70
2402 SW 17th St	0.21mi	3/2.0	1,773 (+13%)	6mo	$295,000	$166	63
2009 SW Poppy St	0.54mi	3/2.5	1,550 (-1%)	10mo	$344,000	$222	62
1210 SW Apache Dr	0.55mi	3/2.0	1,507 (-4%)	8mo	$285,000	$189	62
1809 Mayflower Rd	0.46mi	3/2.0	1,734 (+10%)	1mo	$600,000	$346	60
3301 Stonepoint Ave	0.72mi	3/2.0	1,532 (-2%)	2mo	$320,188	$209	60
2205 SW Worthington Ave	0.35mi	4/2.0 (+1)	1,768 (+13%)	2mo	$377,999	$214	55
3106 Warberry Ave	0.59mi	3/2.0	1,438 (-8%)	8mo	$312,000	$217	52
1903 SW Candlewood St	0.44mi	3/2.0	1,800 (+15%)	11mo	$390,000	$217	46
1202 SW Eventide St	0.66mi	4/2.0 (+1)	1,797 (+14%)	9mo	$325,000	$181	33

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: 18.6%
• Equity multiple: 2.51×
• Total profit: $138,796
• Equity at exit: $296,389

10-year hold

• IRR: 16.9%
• Equity multiple: 5.64×
• Total profit: $427,736
• Equity at exit: $639,175

Cash invested: $92,120 (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: 690
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$165 /mo · $1,975/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-557

Break-even live

Break-even rent $2,566

Max offer price $230,532

Occupancy floor —

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 SW Cypress St Bentonville, AR	3.0	2.0	2073	$2,200	$1.06	23d	1	0.07mi
1902 SW Fremont St Bentonville, AR	3.0	2.0	1805	$1,700	$0.94	14d	1	0.16mi
2315 SW 17th St Bentonville, AR	3.0	2.0	1810	$1,650	$0.91	21d	1	0.17mi
1907 SW Columbus Rd Bentonville, AR	3.0	2.0	1744	$1,750	$1.00	14d	1	0.25mi
2505 SW 20th St Bentonville, AR	3.0	2.0	1559	$1,750	$1.12	23d	1	0.28mi
1600 SW Thorton St Bentonville, AR	3.0	2.0	1454	$2,200	$1.51	23d	1	0.31mi
2703 SW Ledbury Cv Bentonville, AR	4.0	2.0	1808	$2,195	$1.21	23d	1	0.38mi
2206 SW Endurance Way Bentonville, AR	3.0	2.0–2.5	1388	$3,445	$2.48	14d	1	0.50mi
1801 SW Stonegrove Rd Bentonville, AR	3.0	2.5	1940	$1,900	$0.98	23d	1	0.56mi
3104 SW Riverstone Ave Bentonville, AR	3.0	2.5	1650	$1,900	$1.15	23d	1	0.60mi
2400 SW Fireblaze Ave Bentonville, AR	1.0–2.0	1.0–2.0	818	$1,170	$1.43	23d	1	0.63mi
2911 SW Hampshire Ave Unit 2911 Bentonville, AR	3.0	2.5	1895	$2,100	$1.11	14d	1	0.66mi
2607 SW 10th St Bentonville, AR	3.0	2.0	1295	$1,650	$1.27	23d	1	0.66mi
3211 SW Stonepoint Ave Bentonville, AR	3.0	3.0	1629	$2,025	$1.24	23d	1	0.70mi
2312 SW Morris St Bentonville, AR	3.0	2.0	1188	$1,350	$1.14	14d	1	0.70mi
911 SW Cheyenne Dr Bentonville, AR	3.0	2.0	1388	$1,700	$1.22	23d	1	0.74mi
3104 SW Riverstone Rd Bentonville, AR	3.0	2.5	1831	$1,900	$1.04	23d	1	0.80mi
3414 SW Vel Mews Bentonville, AR	3.0	2.5	1350	$1,500	$1.11	23d	1	0.85mi
3428 SW Vel Mews Bentonville, AR	3.0	2.0	1736	$1,495	$0.86	23d	1	0.88mi
3007 SW Gumleaf Rd Bentonville, AR	4.0	2.0	1741	$2,000	$1.15	14d	1	0.96mi
2900 SW Amberwood Ave Unit 2 Bentonville, AR	3.0	2.0	1300	$1,500	$1.15	23d	1	1.11mi
2900 SW Amberwood Ave Bentonville, AR	3.0	2.0	1300	$1,500	$1.15	23d	1	1.11mi
1806 SW D St Unit 1221910P Bentonville, AR	3.0	2.0	1625	$5,996	$3.69	14d	1	1.12mi
2904 SW Amberwood Ave Unit 2 Bentonville, AR	3.0	2.0	1300	$1,400	$1.08	23d	1	1.12mi
3705 SW Hansom Loop Bentonville, AR	3.0	2.5	1903	$1,800	$0.95	23d	1	1.12mi
3706 SW Hansom Loop Bentonville, AR	3.0	2.0	1486	$1,700	$1.14	23d	1	1.14mi
1709 E Centerton Blvd Centerton, AR	1.0–2.0	1.0–2.0	969	$2,400	$2.48	14d	27	1.16mi
3002 SW Deerfield Blvd Unit 1 Bentonville, AR	3.0	2.0	1286	$1,400	$1.09	14d	1	1.18mi
3703 SW Carriageway Ave Bentonville, AR	3.0	2.0	1376	$1,550	$1.13	14d	1	1.19mi
501 SW Duke Ave Unit 1221919P Bentonville, AR	3.0	2.0	1722	$4,245	$2.47	14d	1	1.19mi
3006 SW Deerfield Blvd Unit 2 Bentonville, AR	3.0	2.0	1487	$1,500	$1.01	23d	1	1.20mi
3806 SW Hansom Loop Bentonville, AR	3.0	2.0	1890	$1,800	$0.95	23d	1	1.22mi
3501 SW Davinci Blvd Bentonville, AR	3.0	2.0	1720	$1,950	$1.13	14d	1	1.24mi
3100 SW Windrift Ave Bentonville, AR	3.0	2.5	1622	$1,500	$0.92	21d	1	1.25mi
422 Red Robin St Unit 422 Centerton, AR	3.0	2.0	1290	$1,550	$1.20	14d	1	1.28mi
533 Vee St Centerton, AR	3.0	2.0	1250	$1,550	$1.24	14d	1	1.28mi
501 SW 11th St Unit A Bentonville, AR	2.0	1.0	1050	$1,150	$1.10	21d	1	1.28mi
3200 SW Windrift Ave Unit 1 Bentonville, AR	3.0	2.5	1622	$1,500	$0.92	21d	1	1.29mi
3702 SW Capstone Ct Bentonville, AR	3.0	2.0	1588	$1,875	$1.18	23d	1	1.32mi
3607 SW Birchton Ave Bentonville, AR	4.0	2.0	2025	$2,500	$1.23	23d	1	1.32mi

Listing history 2 events

1. 2026-06-14
   remarks 699-char remark
2. 2026-06-14
   listed $329,000 Pending 1 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: $1,975 · $165/mo
• Projected year-2 tax: $2,106 · $175/mo
• Expected delta: +$130/yr (+$11/mo · 6.6%)

ⓘ 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 5/10 Major 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,323
• − Mortgage interest: −$18,429
• − Property taxes: −$1,975
• − Insurance: −$1,645
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$9,571
• Taxable loss: −$12,869
• Est. tax savings @ 24.0%: +$3,089
• After-tax cash flow: $-3,600/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

• 2026-06-14 Pending — NWARMLS
• 2026-06-11 Listed $329,000 NWARMLS

Property tax history

+2.3%/yr

Latest (2025): $1,975 · +1.9% YoY. Source: county tax records.