19 Worcester Dr · Bella Vista, AR 72714

$229,999

2 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 37 Days on market

Built 1977 Est $237k · 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).

• ARV discount +8.9/15.0
• Cash flow +8.7/30.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Motivated Seller! Great starter home on Bella Vista's east side. This adorable home features a screened in porch that over looks the wooded, secluded yard. New roof with architectural singles, furnace, laminate floors, and paint throughout within the last 3 years. Walk in closets, open living and dining area all sitting on a corner lot makes this home the perfect (and affordable!) choice for a first time home buyer. Sitting room on Master has it's own closet, could be potential third bedroom.

Key facts

• Screened in porch
• Laminate floors
• Paint throughout

Tags

• SCREENED IN PORCH
• WOODED SECLUDED YARD
• NEW ROOF
• FURNACE
• LAMINATE FLOORS
• PAINT THROUGHOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (23.2% below list).
• Recommended offer: $177k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: 475 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 + $3k appreciation (1.4% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $118k; list at $230k implies a 94% gain — meaningful room to come down on a strong offer.

Recommended offer $176,618 (23.2% 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 37 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.77% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $237,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Tenbury Ln	0.13mi	2/1.0	1,239 (-1%)	4mo	$163,500	$132	87
18 Worcester Dr	0.13mi	2/2.0	1,320 (+6%)	2mo	$254,000	$192	81
30 Worcester Dr	0.11mi	2/2.0	1,121 (-10%)	0mo	$213,000	$190	76
6 Redditch Ln	0.36mi	2/1.5	1,262 (+1%)	9mo	$245,000	$194	73
2 Teme Ln	0.24mi	2/2.0	1,104 (-12%)	3mo	$170,000	$154	66
3 Sudbury Ln	0.34mi	3/2.0 (+1)	1,200 (-4%)	6mo	$275,000	$229	66
24 Evesham Ln	0.42mi	3/1.5 (+1)	1,168 (-6%)	10mo	$212,000	$182	57
9 Bishampton Ln	0.11mi	3/2.5 (+1)	1,416 (+14%)	9mo	$329,000	$232	56
7 Woodbridge Dr	0.53mi	2/2.0	1,104 (-12%)	4mo	$185,000	$168	50
4 Ipswich Dr	0.54mi	3/2.0 (+1)	1,352 (+8%)	6mo	$212,000	$157	48
11 Fowey Ln	0.67mi	3/2.0 (+1)	1,336 (+7%)	4mo	$260,000	$195	47
3 Leicester Dr	0.63mi	2/2.0	1,104 (-12%)	3mo	$175,000	$159	47

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: -1.1%
• Equity multiple: 0.94×
• Total profit: $-3,678
• Equity at exit: $83,158

10-year hold

• IRR: 3.6%
• Equity multiple: 1.46×
• Total profit: $29,629
• Equity at exit: $114,191

Cash invested: $64,400 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-194

Break-even live

Break-even rent $2,012

Max offer price $201,900

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Bewdley Cir Bella Vista, AR	3.0	2.0	1104	$1,650	$1.49	14d	1	0.24mi

Listing history 21 events

1. 2026-06-18
   days on market $229,999 Active 37 DOM
2. 2026-06-17
   days on market $229,999 Active 36 DOM
3. 2026-06-15
   days on market $229,999 Active 34 DOM
4. 2026-06-14
   days on market $229,999 Active 32 DOM
5. 2026-06-10
   days on market $229,999 Active 29 DOM
6. 2026-06-09
   days on market $229,999 Active 28 DOM
7. 2026-06-08
   days on market $229,999 Active 27 DOM
8. 2026-06-07
   days on market $229,999 Active 26 DOM
9. 2026-06-05
   days on market $229,999 Active 23 DOM
10. 2026-06-03
    days on market $229,999 Active 22 DOM
11. 2026-06-02
    days on market $229,999 Active 21 DOM
12. 2026-06-01
    days on market $229,999 Active 20 DOM
13. 2026-05-31
    days on market $229,999 Active 19 DOM
14. 2026-05-31
    days on market $229,999 Active 18 DOM
15. 2026-05-12
    listed $229,999 Active
16. 2019-04-02
    soldstatus $118,500
17. 2019-03-29
    soldstatus $118,500 497-char remark

    Show marketing remark (497 chars)

    Motivated Seller! Great starter home on Bella Vista's east side. This adorable home features a screened in porch that over looks the wooded, secluded yard. New roof with architectural singles, furnace, laminate floors, and paint throughout within the last 3 years. Walk in closets, open living and dining area all sitting on a corner lot makes this home the perfect (and affordable!) choice for a first time home buyer. Sitting room on Master has it's own closet, could be potential third bedroom.

18. 2018-10-26
    listed $127,900 497-char remark

    Show marketing remark (497 chars)

    Motivated Seller! Great starter home on Bella Vista's east side. This adorable home features a screened in porch that over looks the wooded, secluded yard. New roof with architectural singles, furnace, laminate floors, and paint throughout within the last 3 years. Walk in closets, open living and dining area all sitting on a corner lot makes this home the perfect (and affordable!) choice for a first time home buyer. Sitting room on Master has it's own closet, could be potential third bedroom.

19. 2017-09-25
    soldstatus $106,975
20. 2017-09-21
    soldstatus $106,975 440-char remark

    Show marketing remark (440 chars)

    Welcome Home to this wonderful Bella Vista Cottage on a corner lot with beautiful trees. New Roof with 30 yr Architectural Shingles, New flooring in Kitchen, Dining, & Living rooms. Freshly painted Interior and Exterior. Large Open Living/Dining area. There is a bonus room with closet. Large Walk In Closets in both bedrooms. Storage in carport and under home. Enjoy your coffee on the screened in porch and enjoy your beautiful yard.

21. 2017-07-17
    listed $104,975 440-char remark

    Show marketing remark (440 chars)

    Welcome Home to this wonderful Bella Vista Cottage on a corner lot with beautiful trees. New Roof with 30 yr Architectural Shingles, New flooring in Kitchen, Dining, & Living rooms. Freshly painted Interior and Exterior. Large Open Living/Dining area. There is a bonus room with closet. Large Walk In Closets in both bedrooms. Storage in carport and under home. Enjoy your coffee on the screened in porch and enjoy your beautiful yard.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,194
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$6,691
• Taxable loss: −$6,371
• Est. tax savings @ 24.0%: +$1,529
• After-tax cash flow: $-801/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

+119.1% since first listed

7 events — show timeline

• 2026-05-12 Listed $229,999 FSBO.com
• 2019-04-02 Sold (Public Records) $118,500 Public Records
• 2019-03-29 Sold (MLS) $118,500 NWARMLS
• 2018-10-26 Listed $127,900 NWARMLS
• 2017-09-25 Sold (Public Records) $106,975 Public Records
• 2017-09-21 Sold (MLS) $106,975 NWARMLS
• 2017-07-17 Listed $104,975 NWARMLS

Property tax history

-2.3%/yr

Latest (2025): $386 · -19.6% YoY. Source: county tax records.