39 Salen Ln

Bella Vista, AR 72715

$409,000D

3 bd · 3.0 ba · 2,520 sqft · Built 1983 · SingleFamily · Active · 102 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,031/mo
• Mortgage (P&I): −$2,145
• Tax + insurance: −$319
• HOA: −$40
• Vac / Maint / Mgmt: −$637
• Net cashflow: $-109/mo
• Annual: $-1,310/yr
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• 1% rule: 0.74%
• Cash to close: $114,520

Investor read

• This is a 3-bed/3.0-bath single-family listed at $409k.
• 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).
• It's been on market 102 days — a 9% lower offer ($372k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $303k (25.9% below list) — sets the bar for 1% rule.
• 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.
• 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).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• 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.
• This rent runs 44% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.