24 Billingsley Dr · Bella Vista, AR 72715

$265,000

2 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 8 Days on market

Built 1972 0.28 ac lot Est $280k · 5% 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 +13.2/30.0
• ARV discount +9.8/15.0
• Schools +5.2/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

$2,650 provided towards buyer's closing costs with use of preferred lender!! New this! New that! Welcome home to this recently updated 2 bedroom/2 full bathroom home with large bedrooms and ample living space. Brand new high efficiency heat pump in 2026. ALL new septic system in 2025 including tank, box, and lateral lines. New roof 2024. New LVP flooring in all common areas, new interior and exterior paint, 2 covered decks in front, open uncovered deck in back with private access from primary ensuite, an extra patio area perfect for grilling, a workshop of 154 sqft ready for your personal touch. Wood beams in the living room along with a wood burning fireplace. This home is a retreat waitin

Key facts

• Covered decks
• New septic system
• Open uncovered deck

Tags

• HIGH EFFICIENCY HEAT PUMP
• NEW SEPTIC SYSTEM
• NEW ROOF
• NEW LVP FLOORING
• COVERED DECKS
• OPEN UNCOVERED DECK

Property features AI

Finance

• HOA & community: Bella Vista POA (monthly association); Community features include biking, clubhouse, dock, fitness center, golf, playground, tennis courts, parks, pool, shopping, and trails/paths

Exterior

• Parking: Attached carport; 1 covered parking space; Has carport
• Security: Smoke detector(s)
• Utilities: Electricity available; Public water; Septic available (septic tank)
• Home design: Single-story home; Crawlspace foundation; Has view
• Construction: Rock and wood siding exterior; Architectural shingle roof; 25 years or older
• Exterior features: Covered patio/deck; Patio; Concrete driveway; Outbuilding; Workshop; Partial fencing; Views; Wooded setting; Near park; City lot

Interior

• Kitchen: Eat-in kitchen (9 x 8); Dishwasher; Electric range; Microwave; Microwave hood fan; Electric water heater
• Bedrooms: Main level bedroom (15 x 13)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central cooling (electric, heat pump)
• Interior features: Double pane vinyl windows; Fireplace insert in living room (wood burning); Smoke detector(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-4 ($-48/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (25.3% below list).
• Recommended offer: $198k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 827 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $94k; list at $265k implies a 182% gain — meaningful room to come down on a strong offer.

Recommended offer $197,841 (25.3% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.75% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $279,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Billingsley Dr	0.00mi	2/2.0	1,344 (0%)	0mo	$270,000	$201	98
4 Billingsley Ln	0.11mi	3/3.0 (+1)	1,416 (+5%)	1mo	$290,000	$205	74
2 Arnold Ln	0.63mi	2/2.0	1,344 (0%)	0mo	$249,900	$186	69
2 Munster Dr	0.48mi	3/2.0 (+1)	1,309 (-3%)	3mo	$309,800	$237	64
8 Wootton Dr	0.62mi	2/2.0	1,314 (-2%)	7mo	$250,000	$190	60
11 Sheneman Dr	0.41mi	2/2.0	1,511 (+12%)	9mo	$315,000	$208	51
18 Duvall Ln	0.48mi	2/2.0	1,152 (-14%)	6mo	$250,000	$217	47
12 Arnold Ln	0.66mi	3/2.0 (+1)	1,416 (+5%)	8mo	$327,000	$231	46
29 Knighton Dr	0.74mi	3/2.0 (+1)	1,276 (-5%)	5mo	$280,000	$219	46
68 Hope Dr	0.73mi	3/2.0 (+1)	1,416 (+5%)	6mo	$288,000	$203	45
7 Bradford Dr	0.67mi	2/2.0	1,500 (+12%)	4mo	$300,000	$200	44
13 Swanage Dr	0.60mi	3/2.0 (+1)	1,512 (+12%)	5mo	$345,000	$228	40

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-43,328
• Equity at exit: $39,512

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-38,596
• Equity at exit: $22,912

Cash invested: $74,200 (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: 827
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,978 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-4

Break-even live

Break-even rent $1,983

Max offer price $264,295

Occupancy floor 95%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Tilbury Ln Bella Vista, AR	3.0	2.5	1742	$1,850	$1.06	14d	1	0.65mi
26 Purfleet Dr Bella Vista, AR	3.0	2.0	1276	$1,575	$1.23	14d	1	0.67mi
9 Purfleet Dr Unit 1366492P Bella Vista, AR	3.0	2.0	1625	$3,392	$2.09	14d	1	0.75mi
20 Annette Ln Bella Vista, AR	3.0	2.0	1520	$1,650	$1.09	14d	1	0.76mi
9 Hartlepool Dr Bella Vista, AR	3.0	2.0	1264	$1,500	$1.19	44d	1	1.22mi
27 Shropshire Dr Bella Vista, AR	3.0	3.0	1822	$2,250	$1.23	14d	1	1.42mi

Listing history 3 events

1. 2026-05-05
   status Pending
2. 2026-04-21
   listed $265,000 Active
3. 2004-12-09
   soldstatus $94,000

ⓘ 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: $802 · $67/mo
• Projected year-2 tax: $1,696 · $141/mo
• Expected delta: +$894/yr (+$75/mo · 111.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 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: $23,741
• − Mortgage interest: −$14,844
• − Property taxes: −$802
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$7,709
• Taxable loss: −$4,738
• Est. tax savings @ 24.0%: +$1,137
• After-tax cash flow: $1,089/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): 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

+181.9% since first listed

3 events — show timeline

• 2026-05-05 Pending — NWARMLS
• 2026-04-21 Listed $265,000 NWARMLS
• 2004-12-09 Sold (Public Records) $94,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $802 · -3.4% YoY. Source: county tax records.