1961 Auburn Hills Dr · Benton, AR 72015

$223,900

3 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 82 Days on market

Built 2022 6,098 sqft lot $141/sqft · 13% below area Est $239k · 6% under

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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 +10.9/30.0
• ARV discount +10.4/15.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME! This home is move in ready! Offering 1470 square feet of modern, thoughtfully designed living space. This 3 bedroom, 2 bathroom home features an inviting open floorpan that seamlessly connects the living, dining, and kitchen areas- perfect for both everyday living or entertaining. The Kitchen is the heart of the home, boasting sleek finishes, ample cabinets and a spacious layout that flows effortlessly into the main living area filled with natural light. The split-bedroom design provides privacy, with a comfortable primary suite featuring a private bath and a generous closet with additional storage with shelving in the bathroom. Enjoy the convenience of a newer construction , built in 2022, low maintenance living. The refrigerator, washer and dryer, outdoor cameras, all convey with the home adding extra value and making your move even easier! Additional upgrades are flooring, added upper cabinets in laundry, extra lighting with dimmers throughout home, floored attic for storage, shelves added to linen closet in primary suite. Entire video surveillance conveys! This home offers the perfect blend of comfort and style in a move in ready package

Key facts

• Generous closet
• Open floorpan
• Private bath

Tags

• OPEN FLOORPAN
• SPACIOUS LAYOUT
• SPLIT-BEDROOM DESIGN
• PRIVATE BATH
• GENEROUS CLOSET
• NEWER CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (26.3% below list).
• Recommended offer: $165k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in Benton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#119 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Benton School District (suburban): math 51% / reading 43% proficiency, ranked #25 of 238 in AR (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 195 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $165,069 (26.3% 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 82 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.86%
• DSCR: 0.92
• GRM: 11.3

CMA / ARV

• ARV (median comp): $239,423
• List price: $223,900
• Delta: -6.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1815 Milburn Dr	0.15mi	3/2.0	1,610 (+2%)	1mo	$249,900	$155	89
1998 Milburn Dr	0.07mi	3/2.0	1,528 (-4%)	4mo	$235,000	$154	87
1936 Auburn Hills Dr	0.09mi	3/2.0	1,633 (+3%)	8mo	$225,000	$138	84
116 Austin Ln	0.35mi	3/2.0	1,603 (+1%)	3mo	$200,000	$125	80
110 Austin Ln	0.35mi	3/2.0	1,542 (-3%)	6mo	$205,000	$133	75
2002 Auburn Hills Dr	0.14mi	3/2.0	1,402 (-12%)	1mo	$219,000	$156	73
1969 Auburn Hls	0.03mi	3/2.0	1,432 (-10%)	13mo	$215,000	$150	72
1507 Chatfield Rd	0.55mi	3/2.0	1,556 (-2%)	7mo	$185,000	$119	66
1802 Bennett	0.25mi	2/1.0 (-1)	1,428 (-10%)	12mo	$142,500	$100	53
2709 Pinedale Cv	0.58mi	3/2.0	1,400 (-12%)	6mo	$187,000	$134	48
1224 Chatfield	0.64mi	4/2.0 (+1)	1,732 (+9%)	4mo	$180,000	$104	46
2423 S Chatfield Rd	0.49mi	4/2.0 (+1)	1,802 (+14%)	7mo	$99,000	$55	43

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.26×
• Total profit: $-46,232
• Equity at exit: $33,384

10-year hold

• IRR: -21.4%
• Equity multiple: -0.00×
• Total profit: $-62,958
• Equity at exit: $19,359

Cash invested: $62,692 (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 72015

• Home prices YoY: -11.1%
• Rents YoY: 0.7%
• Active inventory: 195
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$1,174
• Tax from tax record: −$134 /mo · $1,607/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-97

Break-even live

Break-even rent $1,774

Max offer price $206,707

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: $55,975
• Closing costs: $6,717
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1949 Auburn Hills Dr Benton, AR	4.0	2.0	1559	$1,653	$1.06	19d	1	0.04mi
1973 Auburn Hills Dr Benton, AR	4.0	2.0	1640	$1,650	$1.01	43d	1	0.06mi
1935 Auburn Hills Dr Benton, AR	4.0	2.0	1559	$1,650	$1.06	14d	1	0.09mi
1804 Milburn Dr Benton, AR	3.0	2.0	1565	$1,800	$1.15	14d	1	0.15mi
1303 Gray St Benton, AR	2.0	1.5	1050	$1,200	$1.14	14d	1	0.99mi
420 Algood St Benton, AR	4.0	2.0	1890	$1,995	$1.06	43d	1	1.16mi
1221 Cherry Ln Benton, AR	3.0	2.0	1329	$1,700	$1.28	43d	1	1.24mi
415 S Shady Ln Benton, AR	3.0	2.0	1556	$1,675	$1.08	14d	1	1.32mi
609 S 2nd St Benton, AR	3.0	2.0	1248	$1,295	$1.04	43d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $223,900 Active 82 DOM
2. 2026-06-17
   days on market $223,900 Active 81 DOM
3. 2026-06-16
   days on market $223,900 Active 80 DOM
4. 2026-06-15
   days on market $223,900 Active 79 DOM
5. 2026-06-14
   days on market $223,900 Active 77 DOM
6. 2026-06-13
   days on market $223,900 Active 76 DOM
7. 2026-06-10
   days on market $223,900 Active 74 DOM
8. 2026-06-09
   days on market $223,900 Active 73 DOM
9. 2026-06-08
   days on market $223,900 Active 72 DOM
10. 2026-06-07
    statusdays on market $223,900 Active 71 DOM
11. 2026-06-03
    days on market $223,900 Price Change 67 DOM
12. 2026-06-02
    days on market $223,900 Price Change 66 DOM
13. 2026-06-01
    days on market $223,900 Price Change 65 DOM
14. 2026-05-31
    days on market $223,900 Price Change 64 DOM
15. 2026-05-31
    pricestatusdays on market $223,900 Price Change 63 DOM
16. 2026-05-07
    price $225,900 1175-char remark

    Show marketing remark (1175 chars)

    WELCOME HOME! This home is move in ready! Offering 1470 square feet of modern, thoughtfully designed living space. This 3 bedroom, 2 bathroom home features an inviting open floorpan that seamlessly connects the living, dining, and kitchen areas- perfect for both everyday living or entertaining. The Kitchen is the heart of the home, boasting sleek finishes, ample cabinets and a spacious layout that flows effortlessly into the main living area filled with natural light. The split-bedroom design provides privacy, with a comfortable primary suite featuring a private bath and a generous closet with additional storage with shelving in the bathroom. Enjoy the convenience of a newer construction , built in 2022, low maintenance living. The refrigerator, washer and dryer, outdoor cameras, all convey with the home adding extra value and making your move even easier! Additional upgrades are flooring, added upper cabinets in laundry, extra lighting with dimmers throughout home, floored attic for storage, shelves added to linen closet in primary suite. Entire video surveillance conveys! This home offers the perfect blend of comfort and style in a move in ready package

17. 2026-04-28
    price $228,900 1175-char remark

    Show marketing remark (1175 chars)

    WELCOME HOME! This home is move in ready! Offering 1470 square feet of modern, thoughtfully designed living space. This 3 bedroom, 2 bathroom home features an inviting open floorpan that seamlessly connects the living, dining, and kitchen areas- perfect for both everyday living or entertaining. The Kitchen is the heart of the home, boasting sleek finishes, ample cabinets and a spacious layout that flows effortlessly into the main living area filled with natural light. The split-bedroom design provides privacy, with a comfortable primary suite featuring a private bath and a generous closet with additional storage with shelving in the bathroom. Enjoy the convenience of a newer construction , built in 2022, low maintenance living. The refrigerator, washer and dryer, outdoor cameras, all convey with the home adding extra value and making your move even easier! Additional upgrades are flooring, added upper cabinets in laundry, extra lighting with dimmers throughout home, floored attic for storage, shelves added to linen closet in primary suite. Entire video surveillance conveys! This home offers the perfect blend of comfort and style in a move in ready package

18. 2026-04-03
    price $230,000 1175-char remark

    Show marketing remark (1175 chars)

    WELCOME HOME! This home is move in ready! Offering 1470 square feet of modern, thoughtfully designed living space. This 3 bedroom, 2 bathroom home features an inviting open floorpan that seamlessly connects the living, dining, and kitchen areas- perfect for both everyday living or entertaining. The Kitchen is the heart of the home, boasting sleek finishes, ample cabinets and a spacious layout that flows effortlessly into the main living area filled with natural light. The split-bedroom design provides privacy, with a comfortable primary suite featuring a private bath and a generous closet with additional storage with shelving in the bathroom. Enjoy the convenience of a newer construction , built in 2022, low maintenance living. The refrigerator, washer and dryer, outdoor cameras, all convey with the home adding extra value and making your move even easier! Additional upgrades are flooring, added upper cabinets in laundry, extra lighting with dimmers throughout home, floored attic for storage, shelves added to linen closet in primary suite. Entire video surveillance conveys! This home offers the perfect blend of comfort and style in a move in ready package

19. 2026-03-31
    price $235,000 1175-char remark

    Show marketing remark (1175 chars)

    WELCOME HOME! This home is move in ready! Offering 1470 square feet of modern, thoughtfully designed living space. This 3 bedroom, 2 bathroom home features an inviting open floorpan that seamlessly connects the living, dining, and kitchen areas- perfect for both everyday living or entertaining. The Kitchen is the heart of the home, boasting sleek finishes, ample cabinets and a spacious layout that flows effortlessly into the main living area filled with natural light. The split-bedroom design provides privacy, with a comfortable primary suite featuring a private bath and a generous closet with additional storage with shelving in the bathroom. Enjoy the convenience of a newer construction , built in 2022, low maintenance living. The refrigerator, washer and dryer, outdoor cameras, all convey with the home adding extra value and making your move even easier! Additional upgrades are flooring, added upper cabinets in laundry, extra lighting with dimmers throughout home, floored attic for storage, shelves added to linen closet in primary suite. Entire video surveillance conveys! This home offers the perfect blend of comfort and style in a move in ready package

20. 2026-03-28
    listed $239,900 New Listing 1175-char remark

    Show marketing remark (1175 chars)

    WELCOME HOME! This home is move in ready! Offering 1470 square feet of modern, thoughtfully designed living space. This 3 bedroom, 2 bathroom home features an inviting open floorpan that seamlessly connects the living, dining, and kitchen areas- perfect for both everyday living or entertaining. The Kitchen is the heart of the home, boasting sleek finishes, ample cabinets and a spacious layout that flows effortlessly into the main living area filled with natural light. The split-bedroom design provides privacy, with a comfortable primary suite featuring a private bath and a generous closet with additional storage with shelving in the bathroom. Enjoy the convenience of a newer construction , built in 2022, low maintenance living. The refrigerator, washer and dryer, outdoor cameras, all convey with the home adding extra value and making your move even easier! Additional upgrades are flooring, added upper cabinets in laundry, extra lighting with dimmers throughout home, floored attic for storage, shelves added to linen closet in primary suite. Entire video surveillance conveys! This home offers the perfect blend of comfort and style in a move in ready package

21. 2022-12-16
    soldstatus $199,900 Sold 317-char remark

    Show marketing remark (317 chars)

    Rausch Coleman Ross Floorplan. New Construction 3 bed/2 bath home. This gorgeous home features an open kitchen that overlooks into an immaculate kitchen. Large master bedroom with a walk in closet to die for! Desirable colors & options are pre-picked for this home. Seller provides a 2-10 Home Buyer's Warranty.

22. 2022-11-18
    status Under Contract 317-char remark

    Show marketing remark (317 chars)

    Rausch Coleman Ross Floorplan. New Construction 3 bed/2 bath home. This gorgeous home features an open kitchen that overlooks into an immaculate kitchen. Large master bedroom with a walk in closet to die for! Desirable colors & options are pre-picked for this home. Seller provides a 2-10 Home Buyer's Warranty.

23. 2022-11-12
    price $199,900 317-char remark

    Show marketing remark (317 chars)

    Rausch Coleman Ross Floorplan. New Construction 3 bed/2 bath home. This gorgeous home features an open kitchen that overlooks into an immaculate kitchen. Large master bedroom with a walk in closet to die for! Desirable colors & options are pre-picked for this home. Seller provides a 2-10 Home Buyer's Warranty.

24. 2022-10-13
    listed $208,900 New Listing 317-char remark

    Show marketing remark (317 chars)

    Rausch Coleman Ross Floorplan. New Construction 3 bed/2 bath home. This gorgeous home features an open kitchen that overlooks into an immaculate kitchen. Large master bedroom with a walk in closet to die for! Desirable colors & options are pre-picked for this home. Seller provides a 2-10 Home Buyer's Warranty.

ⓘ 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: $1,607 · $134/mo
• Projected year-2 tax: $1,607 · $134/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: $19,808
• − Mortgage interest: −$12,542
• − Property taxes: −$1,607
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$6,513
• Taxable loss: −$5,143
• Est. tax savings @ 24.0%: +$1,234
• After-tax cash flow: $66/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: Benton School District
• NCES district ID: 0502960
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $51,870
• Composite: 40.52/100
• National rank: #3707
• State rank: #25 of 238 in AR

Livability — Benton

• Score: 66/100
• State rank: #119
• US rank: #11460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton, AR
• County: Saline County · 77,216 people
• City population: 58,767
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 28,712
• Household income: $66,107
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 439.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 3% Vietnamese 0%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.11%
• Current HPI: 234.4644
• Rent YoY: ▲ 0.73%
• Metro: Little Rock-North Little Rock-Conway, 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

+8.1% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $225,900 CARMLS
• 2026-04-28 Price Changed $228,900 CARMLS
• 2026-04-03 Price Changed $230,000 CARMLS
• 2026-03-31 Price Changed $235,000 CARMLS
• 2026-03-28 Listed $239,900 CARMLS
• 2022-12-16 Sold (MLS) $199,900 CARMLS
• 2022-11-18 Pending — CARMLS
• 2022-11-12 Price Changed $199,900 CARMLS
• 2022-10-13 Listed $208,900 CARMLS

Property tax history

-14.7%/yr

Latest (2025): $1,607 · -5.9% YoY. Source: county tax records.