5 White Parish Ln · Bella Vista, AR 72714

$259,000

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 22 Days on market

Built 1997 0.31 ac lot Est $298k · 13% under $40/mo HOA · 2% of rent

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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 +18.9/30.0
• ARV discount +13.4/15.0
• DSCR +5.9/10.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE REDUCED! RD Eligible No Money Down Loan. Easy maintenance 3/2 home for the 1st timer to the retiree. Home features updated light fixtures in living area; awesome pantry and utility with extra storage and deck. Flat backyard. New roof 3 years ago. ,10 x 13 storage building. Home situated on dead end road with a lot of woods. Bring an offer!

Key facts

• Tennis
• Back deck
• 7 lakes

Tags

• FLAT FRONT YARD
• GENTLE BACKYARD SLOPE
• BACK DECK
• 7 GOLF COURSES
• 7 LAKES
• TENNIS

Property features AI

Finance

• HOA & community: Homeowners association with a $40 monthly fee; Association fee includes snow removal; Community features: biking, trails/paths

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s); Satellite dish
• Utilities: Electricity available
• Home design: Single-story; 25+ years old
• Construction: Block, concrete and vinyl siding construction; Asphalt shingle roof; Block foundation with crawlspace
• Exterior features: Concrete driveway; Deck; Porch; Outbuilding; Cleared lot; City lot; Hardwood trees; Subdivision; Public road frontage; Shared road frontage; Paved road

Interior

• Kitchen: Built-in range; Built-in oven; Electric cooktop; Electric oven; Microwave; Dishwasher; Disposal; Refrigerator; Plumbed for ice maker; Eat-in kitchen; Pantry
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Built-in features; Eat-in kitchen; Pantry; Storage; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/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 $234k (9.5% below list).
• Recommended offer: $234k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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+, schools A; Watch: amenities F, commute F, health & safety 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: 475 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $4k appreciation (1.4% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.
• Current owner paid $104k; list at $259k implies a 148% gain — meaningful room to come down on a strong offer.

Recommended offer $234,475 (9.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $297,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Dinton Ln	0.24mi	3/2.0	1,536 (+10%)	1mo	$339,900	$221	70
9 Whitton Ln	0.34mi	2/2.0 (-1)	1,350 (-3%)	5mo	$335,000	$248	70
48 Westbury Dr	0.18mi	3/2.0	1,549 (+11%)	5mo	$355,000	$229	69
11 Thirsk Ln	0.28mi	3/2.0	1,498 (+8%)	7mo	$320,000	$214	68
5 Mansfield Dr	0.41mi	3/2.0	1,519 (+9%)	2mo	$294,000	$194	64
4 Osmington Ln	0.67mi	3/2.0	1,445 (+4%)	3mo	$259,000	$179	60
7 Kenilworth Dr	0.62mi	2/2.0 (-1)	1,401 (+1%)	9mo	$280,000	$200	57
8 Kenilworth Dr	0.62mi	3/2.0	1,315 (-6%)	7mo	$170,000	$129	56
22 Lavendon Circle Dr	0.70mi	2/2.0 (-1)	1,508 (+8%)	1mo	$265,000	$176	48
2 Garland Ln	0.74mi	2/2.0 (-1)	1,264 (-9%)	1mo	$270,000	$214	44
1 Lynn Ln	0.69mi	2/2.0 (-1)	1,532 (+10%)	5mo	$315,000	$206	42
22 Dillow Cir	0.73mi	3/2.0	1,590 (+14%)	6mo	$340,000	$214	37

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

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.36×
• Total profit: $26,433
• Equity at exit: $93,644

10-year hold

• IRR: 10.8%
• Equity multiple: 2.37×
• Total profit: $99,031
• Equity at exit: $128,590

Cash invested: $72,520 (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 72714

• Home prices YoY: 0.5%
• Active inventory: 475
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,345 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$83 /mo · $996/yr
• Insurance: −$108
• HOA: −$40
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $263

Break-even live

Break-even rent $2,012

Max offer price $259,000

Occupancy floor 84%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Sibsey Cir Unit 1230868P Bella Vista, AR	3.0	2.0	1765	$3,469	$1.97	21d	1	0.61mi
1 Endon Cir Bella Vista, AR	2.0	1.5	1040	$1,295	$1.25	13d	1	0.85mi
4 Kemble Cir Bella Vista, AR	3.0	2.0	1376	$1,850	$1.34	23d	1	0.93mi
14 Harrington Ln Unit 1241318P Bella Vista, AR	2.0	2.0	1044	$2,578	$2.47	13d	1	1.04mi
15 Mills Dr Bella Vista, AR	3.0	2.0	1844	$1,950	$1.06	14d	1	1.11mi
30 Lunsford Ln Unit 1241312P Bella Vista, AR	2.0	2.0	1119	$1,842	$1.65	14d	1	1.43mi
10 Riordan Rd Unit 1221880P Bella Vista, AR	2.0	2.0	882	$4,248	$4.82	23d	1	1.50mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 7 events

1. 2026-05-22
   status Pending
2. 2026-04-30
   listed $259,000 Active
3. 2015-08-20
   soldstatus $104,500
4. 2015-08-14
   soldstatus $104,500 347-char remark

   Show marketing remark (347 chars)

   PRICE REDUCED! RD Eligible No Money Down Loan. Easy maintenance 3/2 home for the 1st timer to the retiree. Home features updated light fixtures in living area; awesome pantry and utility with extra storage and deck. Flat backyard. New roof 3 years ago. ,10 x 13 storage building. Home situated on dead end road with a lot of woods. Bring an offer!

5. 2015-01-30
   listed $104,987 347-char remark

   Show marketing remark (347 chars)

   PRICE REDUCED! RD Eligible No Money Down Loan. Easy maintenance 3/2 home for the 1st timer to the retiree. Home features updated light fixtures in living area; awesome pantry and utility with extra storage and deck. Flat backyard. New roof 3 years ago. ,10 x 13 storage building. Home situated on dead end road with a lot of woods. Bring an offer!

6. 2007-11-01
   soldstatus $98,000
7. 2000-05-15
   soldstatus $71,000

ⓘ 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: $996 · $83/mo
• Projected year-2 tax: $1,658 · $138/mo
• Expected delta: +$662/yr (+$55/mo · 66.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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: $28,137
• − Mortgage interest: −$14,508
• − Property taxes: −$996
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − HOA: −$480
• − Depreciation: −$7,535
• Taxable loss: −$1,178
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $3,442/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 — 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): 14,350
• Household income: $103,125
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 61.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% 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: ▲ 1.38%
• Current HPI: 307.5796
• 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

+264.8% since first listed

7 events — show timeline

• 2026-05-22 Pending — NWARMLS
• 2026-04-30 Listed $259,000 NWARMLS
• 2015-08-20 Sold (Public Records) $104,500 Public Records
• 2015-08-14 Sold (MLS) $104,500 NWARMLS
• 2015-01-30 Listed $104,987 NWARMLS
• 2007-11-01 Sold (Public Records) $98,000 Public Records
• 2000-05-15 Sold (Public Records) $71,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $996 · -1.8% YoY. Source: county tax records.