304 NW 67th Ave · Highfill, AR 72713

$253,000

3 bd · 2.0 ba · 1,385 sqft · Other public records · 60 Days on market

Built 2024 3,920 sqft lot

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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 +7.5/15.0
• Cash flow +7.1/30.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.3/10.0

Listing remarks

Nearly new 2024-built Davidson plan in Bentonville's sought-after Woodward Park community — priced to move! This 3-bedroom, 2-bathroom townhouse-style duplex offers 1,415 sq ft of thoughtfully designed living space with low-maintenance appeal perfect for first-time buyers, downsizers, or investors. The open-concept layout connects a bright living area to the kitchen, featuring luxury vinyl plank floors, Energy Star appliances, and LED lighting throughout. The private master suite includes a generous walk-in closet. Enjoy outdoor living on the covered back patio — ideal for morning coffee or evening gatherings. One-car attached garage, concrete driveway, and architectural shingle

Key facts

• Private master suite
• Led lighting
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• LUXURY VINYL PLANK FLOORS
• ENERGY STAR APPLIANCES
• LED LIGHTING
• PRIVATE MASTER SUITE
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Monthly HOA/association fee; Community near schools and park

Exterior

• Parking: Attached garage; Garage door opener; 1 covered parking space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story; Resale (less than 25 years old)
• Construction: Brick and vinyl siding exterior; Architectural shingle roof; Slab foundation
• Exterior features: Concrete driveway; Covered patio/porch; TV antenna; Privacy wood fencing; Near park; Located in a subdivision; Paved, public/shared road frontage

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Disposal; ENERGY STAR qualified appliances; Electric water heater
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cathedral ceilings; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $253k.

Deal economics

• At list price, monthly cash flow is $-359 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (35.4% below list).
• Recommended offer: $163k (35.4% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.9% in Highfill — 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 (#97 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute 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; 710 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent is only 16% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($245k) is reasonable based on typical stale-listing flexibility.

Recommended offer $163,493 (35.4% 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 60 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 0.65% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.08%
• DSCR: 0.73
• GRM: 12.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.56×
• Total profit: $110,721
• Equity at exit: $227,922

10-year hold

• IRR: 17.4%
• Equity multiple: 5.75×
• Total profit: $336,334
• Equity at exit: $491,523

Cash invested: $70,840 (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: 710
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$1,327
• Tax from tax record: −$218 /mo · $2,618/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-359

Break-even live

Break-even rent $2,089

Max offer price $189,623

Occupancy floor —

Sensitivity live

Price	-10% $-216	-5% $-287	+0% $-359	+5% $-430	+10% $-502
Rent	-10% $-488	-5% $-423	+0% $-359	+5% $-294	+10% $-230
Rate	-1.0pp $-231	-0.5pp $-294	base $-359	+0.5pp $-424	+1.0pp $-491

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: $63,250
• Closing costs: $7,590
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6608 NW Vandergriff St Highfill, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.05mi
6605 NW Vandergriff St Bentonville, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.06mi
6619 NW Altus St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	25d	1	0.07mi
6600 NW Altus St Highfill, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.08mi
210 NW 67th Ave Bentonville, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.09mi
6607 NW Altus St Bentonville, AR	3.0	2.0	1256	$1,450	$1.15	25d	1	0.09mi
6603 NW Altus St Bentonville, AR	3.0	2.0	1251	$1,495	$1.20	25d	1	0.10mi
313 NW 65th Ave Bentonville, AR	3.0	2.0	1250	$1,450	$1.16	25d	1	0.15mi
6503 NW Kathleen St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	25d	1	0.20mi
6502 NW Kathleen St Bentonville, AR	3.0	2.0	1250	$1,495	$1.20	25d	1	0.22mi
6500 NW Kathleen St Bentonville, AR	3.0	2.0	1250	$1,450	$1.16	25d	1	0.23mi
6307 NW Kathleen St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	25d	1	0.24mi
111 NW 63rd Ave Bentonville, AR	2.0–4.0	2.0	1116	$1,610	$1.44	16d	19	0.27mi
424 NW 59 Ave Bentonville, AR	3.0	2.0	1782	$2,150	$1.21	16d	1	0.37mi
500 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,445	$1.11	16d	8	0.37mi
500 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	23d	1	0.37mi
6810 NW Trevy St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.39mi
521 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.43mi
523 NW 69th Ave Highfill, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.44mi
525 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.45mi
523 NW 68th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.45mi
6005 NW Hoover St Bentonville, AR	4.0	2.0	1433	$1,595	$1.11	16d	1	0.45mi
500 NW 69th Ave Unit 6810 Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.46mi
500 NW 69th Ave Unit 6812 Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	23d	1	0.46mi
535 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	23d	1	0.48mi
511 NW 68th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	23d	1	0.48mi
613 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.52mi
615 NW 69th Ave Highfill, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.53mi
617 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.54mi
6807 NW Toby St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.57mi
6002 NW Meade St Bentonville, AR	3.0	2.0	1860	$1,825	$0.98	25d	1	0.58mi
6813 NW Toby St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.59mi
632 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	25d	1	0.60mi
514 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	25d	1	0.63mi
6103 NW McClellen St Bentonville, AR	4.0	2.0	1433	$1,795	$1.25	25d	1	0.67mi
864 NW Evans Cir Bentonville, AR	4.0	2.0	1497	$1,650	$1.10	25d	1	0.70mi
817 NW 67th Ave Bentonville, AR	3.0	2.0	1311	$1,595	$1.22	25d	1	0.78mi

Listing history 17 events

1. 2026-06-22
   days on market $253,000 Active 60 DOM
2. 2026-06-18
   days on market $253,000 Active 57 DOM
3. 2026-06-17
   days on market $253,000 Active 56 DOM
4. 2026-06-16
   days on market $253,000 Active 55 DOM
5. 2026-06-15
   days on market $253,000 Active 54 DOM
6. 2026-06-14
   days on market $253,000 Active 52 DOM
7. 2026-06-10
   days on market $253,000 Active 49 DOM
8. 2026-06-09
   days on market $253,000 Active 48 DOM
9. 2026-06-08
   days on market $253,000 Active 47 DOM
10. 2026-06-07
    days on market $253,000 Active 46 DOM
11. 2026-06-05
    days on market $253,000 Active 43 DOM
12. 2026-06-03
    days on market $253,000 Active 42 DOM
13. 2026-06-02
    days on market $253,000 Active 41 DOM
14. 2026-06-01
    days on market $253,000 Active 40 DOM
15. 2026-05-31
    days on market $253,000 Active 39 DOM
16. 2026-05-31
    days on market $253,000 Active 38 DOM
17. 2026-04-22
    listed $253,000 Active

ⓘ 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: $2,618 · $218/mo
• Projected year-2 tax: $2,618 · $218/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: $19,619
• − Mortgage interest: −$14,172
• − Property taxes: −$2,618
• − Insurance: −$1,265
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$7,360
• Taxable loss: −$8,935
• Est. tax savings @ 24.0%: +$2,144
• After-tax cash flow: $-2,161/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 — Highfill

• Score: 67/100
• State rank: #97
• US rank: #10302

Category grades

Amenities F Commute F Cost of living A+ 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: Highfill, AR
• County: Benton County · 259,241 people
• 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

1 event — show timeline

• 2026-04-22 Listed $253,000 NWARMLS