39 Salen Ln · Bella Vista, AR 72715

$409,000

3 bd · 3.0 ba · 2,520 sqft · SingleFamily public records · 102 Days on market

Built 1983 0.38 ac lot $162/sqft · 10% below area Est $452k · 10% under $40/mo HOA · 1% of rent

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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 +11.8/30.0
• ARV discount +11.8/15.0
• Schools +4.0/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked among the trees on Salen Lane, this fully updated 3-bed, 2.5-bath home offers privacy, modern finishes, and great value in Bella Vista. Inside you'll find new luxury vinyl plank flooring, freshly painted cabinets, granite countertops, stainless steel appliances, and fresh interior paint throughout. Both bathrooms have been fully remodeled with new tile floors, tiled stand-up showers, and new sinks and fixtures. The spacious upstairs living room includes a mini bar and built-in storage. The walkout basement has it's own exterior entrance to the backyard - ideal for guests or flexible living space and features a second living room, two bedrooms, and a full bathroom. Enjoy a rear deck overlooking the woods with no rear neighbors. A newer roof, graveled yard, and a matching storage shed complete the property. Bella Vista POA amenities include pools, tennis courts, trails, and scenic fishing lakes.

Key facts

• Updated home
• Granite countertops
• Remodeled bathrooms

Tags

• UPDATED HOME
• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• REMODELED BATHROOMS
• TILED STAND-UP SHOWERS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $409k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $390k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (25.9% below list).
• Recommended offer: $303k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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+, crime A; Watch: amenities F, commute F, health & safety F.
• Gravette School District (rural): math 49% / reading 45% proficiency, ranked #26 of 238 in AR (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glenn Duffy Elementary School (530 students, 42% FRL); Gravette Middle School (math 59% / reading 54%, grade B, #17 of 201 statewide, top 8%, 486 students, 35% FRL); Gravette High School (math 38% / reading 44%, grade F, #43 of 292 statewide, top 15%, 616 students, 33% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 838 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 44% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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

• It's been on market 102 days — a 9% lower offer ($372k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $245k; list at $409k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $303,108 (25.9% 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 102 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (median comp): $452,383
• List price: $409,000
• Delta: -9.59%
• 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
52 Morvan Dr	0.34mi	4/3.0 (+1)	2,530 (+0%)	4mo	$540,000	$213	75
22 May Ln	0.46mi	3/3.0	2,710 (+8%)	4mo	$560,000	$207	62
17 Sable Dr	0.69mi	3/2.5	2,465 (-2%)	2mo	$675,000	$274	61
5 Daviot Ln	0.53mi	3/2.0	2,344 (-7%)	1mo	$530,000	$226	59
22 Cromarty Ln	0.65mi	3/2.5	2,594 (+3%)	6mo	$725,000	$279	58
49 Allison Dr	0.57mi	3/2.5	2,600 (+3%)	13mo	$415,000	$160	55
47 Eriboll Ln	0.33mi	3/2.5	2,178 (-14%)	8mo	$522,000	$240	53
5 Brims Ness Ln	0.57mi	3/2.5	2,300 (-9%)	8mo	$539,900	$235	51
52 May Ln	0.55mi	3/2.5	2,793 (+11%)	13mo	$441,400	$158	44
20 Kelaen Dr	0.74mi	3/2.5	2,802 (+11%)	3mo	$739,000	$264	42
17 May Ln	0.44mi	3/2.0	2,190 (-13%)	14mo	$473,800	$216	42
42 Sable Dr	0.61mi	4/3.0 (+1)	2,801 (+11%)	11mo	$490,000	$175	38

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-73,379
• Equity at exit: $60,983

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-73,468
• Equity at exit: $35,363

Cash invested: $114,520 (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 72715

• Home prices YoY: -6.6%
• Active inventory: 838
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,031 high
• Mortgage (P&I): −$2,145
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$170
• HOA: −$40
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $-109

Break-even live

Break-even rent $3,169

Max offer price $389,720

Occupancy floor 99%

Sensitivity live

Price	-10% $122	-5% $7	+0% $-109	+5% $-225	+10% $-341
Rent	-10% $-349	-5% $-229	+0% $-109	+5% $11	+10% $130
Rate	-1.0pp $97	-0.5pp $-5	base $-109	+0.5pp $-215	+1.0pp $-323

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Scotsdale Pl Unit 1257580P Bella Vista, AR	3.0	2.0	2066	$2,793	$1.35	23d	1	0.70mi
79 Sherlock Dr Bella Vista, AR	3.0	2.0	2082	$1,875	$0.90	25d	1	0.76mi
28 McKenzie Dr Bella Vista, AR	3.0	2.0	1750	$2,400	$1.37	16d	1	0.80mi
1 Marykirk Ln Unit 1221821P Bella Vista, AR	4.0	3.0	3035	$8,057	$2.65	25d	1	0.83mi
7 Dundonald Ln Bella Vista, AR	3.0	2.0	1870	$2,500	$1.34	16d	1	0.86mi
47 Glasgow Dr Bella Vista, AR	3.0	2.0	1870	$2,550	$1.36	16d	1	1.07mi
32 Cheviot Ln Unit 1221944P Bella Vista, AR	4.0	3.0	3282	$10,332	$3.15	45d	1	1.20mi
7 Prestwick Ln Bella Vista, AR	3.0	2.5	1764	$1,950	$1.11	16d	1	1.39mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-21
   days on market $409,000 Active 102 DOM
2. 2026-06-18
   days on market $409,000 Active 99 DOM
3. 2026-06-17
   price $409,000 Active 98 DOM
4. 2026-06-17
   days on market $419,000 Active 98 DOM
5. 2026-06-16
   days on market $419,000 Active 97 DOM
6. 2026-06-15
   days on market $419,000 Active 96 DOM
7. 2026-06-14
   days on market $419,000 Active 94 DOM
8. 2026-06-13
   days on market $419,000 Active 93 DOM
9. 2026-06-10
   days on market $419,000 Active 91 DOM
10. 2026-06-09
    days on market $419,000 Active 90 DOM
11. 2026-06-08
    days on market $419,000 Active 89 DOM
12. 2026-06-07
    days on market $419,000 Active 88 DOM
13. 2026-06-05
    days on market $419,000 Active 85 DOM
14. 2026-06-03
    days on market $419,000 Active 84 DOM
15. 2026-06-02
    days on market $419,000 Active 83 DOM
16. 2026-06-01
    days on market $419,000 Active 82 DOM
17. 2026-05-31
    days on market $419,000 Active 81 DOM
18. 2026-05-31
    days on market $419,000 Active 80 DOM
19. 2026-04-29
    price $429,000 913-char remark

    Show marketing remark (913 chars)

    Tucked among the trees on Salen Lane, this fully updated 3-bed, 2.5-bath home offers privacy, modern finishes, and great value in Bella Vista. Inside you'll find new luxury vinyl plank flooring, freshly painted cabinets, granite countertops, stainless steel appliances, and fresh interior paint throughout. Both bathrooms have been fully remodeled with new tile floors, tiled stand-up showers, and new sinks and fixtures. The spacious upstairs living room includes a mini bar and built-in storage. The walkout basement has it's own exterior entrance to the backyard - ideal for guests or flexible living space and features a second living room, two bedrooms, and a full bathroom. Enjoy a rear deck overlooking the woods with no rear neighbors. A newer roof, graveled yard, and a matching storage shed complete the property. Bella Vista POA amenities include pools, tennis courts, trails, and scenic fishing lakes.

20. 2026-04-15
    price $439,000 913-char remark

    Show marketing remark (913 chars)

    Tucked among the trees on Salen Lane, this fully updated 3-bed, 2.5-bath home offers privacy, modern finishes, and great value in Bella Vista. Inside you'll find new luxury vinyl plank flooring, freshly painted cabinets, granite countertops, stainless steel appliances, and fresh interior paint throughout. Both bathrooms have been fully remodeled with new tile floors, tiled stand-up showers, and new sinks and fixtures. The spacious upstairs living room includes a mini bar and built-in storage. The walkout basement has it's own exterior entrance to the backyard - ideal for guests or flexible living space and features a second living room, two bedrooms, and a full bathroom. Enjoy a rear deck overlooking the woods with no rear neighbors. A newer roof, graveled yard, and a matching storage shed complete the property. Bella Vista POA amenities include pools, tennis courts, trails, and scenic fishing lakes.

21. 2026-03-11
    listed $449,000 Active 913-char remark

    Show marketing remark (913 chars)

    Tucked among the trees on Salen Lane, this fully updated 3-bed, 2.5-bath home offers privacy, modern finishes, and great value in Bella Vista. Inside you'll find new luxury vinyl plank flooring, freshly painted cabinets, granite countertops, stainless steel appliances, and fresh interior paint throughout. Both bathrooms have been fully remodeled with new tile floors, tiled stand-up showers, and new sinks and fixtures. The spacious upstairs living room includes a mini bar and built-in storage. The walkout basement has it's own exterior entrance to the backyard - ideal for guests or flexible living space and features a second living room, two bedrooms, and a full bathroom. Enjoy a rear deck overlooking the woods with no rear neighbors. A newer roof, graveled yard, and a matching storage shed complete the property. Bella Vista POA amenities include pools, tennis courts, trails, and scenic fishing lakes.

22. 2025-12-17
    soldstatus $245,000
23. 2025-12-15
    soldstatus $245,000 Closed 705-char remark

    Show marketing remark (705 chars)

    Calling all investors! This spacious 2,520 sq ft property offers incredible potential with two full levels of living space in a prime Bella Vista location. The main floor features the primary suite, an open living area, and kitchen, while the walk-out basement level adds two additional bedrooms, a second living space, a dedicated office area, and a bonus room—perfect for expanded rental income or multi-generational living. This home is a fixer-upper and is being sold AS-IS. No repairs or seller credits will be offered. With its generous square footage and flexible layout, this property is an excellent opportunity for investors, flippers, or buyers looking to build equity through renovation.

24. 2025-12-04
    status Pending 705-char remark

    Show marketing remark (705 chars)

    Calling all investors! This spacious 2,520 sq ft property offers incredible potential with two full levels of living space in a prime Bella Vista location. The main floor features the primary suite, an open living area, and kitchen, while the walk-out basement level adds two additional bedrooms, a second living space, a dedicated office area, and a bonus room—perfect for expanded rental income or multi-generational living. This home is a fixer-upper and is being sold AS-IS. No repairs or seller credits will be offered. With its generous square footage and flexible layout, this property is an excellent opportunity for investors, flippers, or buyers looking to build equity through renovation.

25. 2025-12-02
    listed $250,000 Active 705-char remark

    Show marketing remark (705 chars)

    Calling all investors! This spacious 2,520 sq ft property offers incredible potential with two full levels of living space in a prime Bella Vista location. The main floor features the primary suite, an open living area, and kitchen, while the walk-out basement level adds two additional bedrooms, a second living space, a dedicated office area, and a bonus room—perfect for expanded rental income or multi-generational living. This home is a fixer-upper and is being sold AS-IS. No repairs or seller credits will be offered. With its generous square footage and flexible layout, this property is an excellent opportunity for investors, flippers, or buyers looking to build equity through renovation.

26. 2005-06-20
    soldstatus $131,000

ⓘ 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: $1,781 · $148/mo
• Projected year-2 tax: $2,618 · $218/mo
• Expected delta: +$836/yr (+$70/mo · 47.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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: $36,373
• − Mortgage interest: −$22,910
• − Property taxes: −$1,781
• − Insurance: −$2,045
• − Repairs & maintenance: −$2,910
• − Management: −$2,910
• − HOA: −$480
• − Depreciation: −$11,898
• Taxable loss: −$8,561
• Est. tax savings @ 24.0%: +$2,055
• After-tax cash flow: $745/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: Gravette School District
• NCES district ID: 0506840
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $50,964
• Composite: 40.41/100
• National rank: #3728
• State rank: #26 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

+227.5% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $429,000 NWARMLS
• 2026-04-15 Price Changed $439,000 NWARMLS
• 2026-03-11 Listed $449,000 NWARMLS
• 2025-12-17 Sold (Public Records) $245,000 Public Records
• 2025-12-15 Sold (MLS) $245,000 NWARMLS
• 2025-12-04 Pending — NWARMLS
• 2025-12-02 Listed $250,000 NWARMLS
• 2005-06-20 Sold (Public Records) $131,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,781 · +9.9% YoY. Source: county tax records.