RC Bridgeport Plan · Benton, AR 72019

$218,900

4 bd · 2.0 ba · 1,496 sqft · SingleFamily · 464 Days on market

Excellent condition

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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 +10.5/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story home is designed to provide ample room to grow and entertain. Off the entry is a hallway leading to three versatile bedrooms centered around a convenient full-sized bathroom. At the back is a cohesive open layout shared between the spacious living room, intimate dining room and well-equipped kitchen. The owner's suite is a peaceful retreat with an attached bathroom and walk-in closet.

Key facts

• Attached bathroom
• Walk-in closet
• Open layout

Tags

• SINGLE-STORY HOME
• OPEN LAYOUT
• WELL-EQUIPPED KITCHEN
• ATTACHED BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $218,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $235,747.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (12.9% below list).
• Recommended offer: $191k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.4% in Benton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#119 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Benton School District (suburban): math 51% / reading 43% proficiency, ranked #25 of 238 in AR (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benton Middle School (math 54% / reading 40%, grade D+, #46 of 201 statewide, top 24%, 1,367 students, 44% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 326 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 446 units permitted in Saline County in 2024 (0 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 $7k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 464 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Recommended offer $190,744 (12.9% 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 464 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.81% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $235,747
• List price: $218,900
• Delta: -7.15%
• 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
3301 Wilshire Blvd	0.06mi	3/2.0 (-1)	1,528 (+2%)	0mo	$205,000	$134	88
6648 Hollywood Ave	0.19mi	4/2.0	1,470 (-2%)	2mo	$215,600	$147	86
6673 Hollywood Ave	0.19mi	4/2.0	1,470 (-2%)	2mo	$215,900	$147	86
3317 Wilshire Blvd	0.09mi	3/2.0 (-1)	1,538 (+3%)	2mo	$205,000	$133	85
2329 Bassett St	0.23mi	3/2.0 (-1)	1,523 (+2%)	0mo	$219,000	$144	81
2337 Bassett St	0.34mi	3/2.0 (-1)	1,422 (-5%)	0mo	$215,100	$151	71
5768 John Hancock Dr	0.42mi	3/2.0 (-1)	1,447 (-3%)	1mo	$225,000	$155	69
4828 Tall Grass Dr	0.17mi	3/2.0 (-1)	1,274 (-15%)	2mo	$160,000	$126	61
5704 John Hancock Dr	0.49mi	3/2.0 (-1)	1,606 (+7%)	2mo	$234,900	$146	58
5705 John Hancock Dr	0.46mi	3/2.0 (-1)	1,633 (+9%)	0mo	$232,000	$142	58
5455 Heritage Valley Dr	0.52mi	4/2.0	1,666 (+11%)	2mo	$230,000	$138	55
5515 Heritage Valley Dr	0.67mi	3/2.0 (-1)	1,424 (-5%)	2mo	$225,000	$158	54

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 · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.35×
• Total profit: $-42,982
• Equity at exit: $35,151

10-year hold

• IRR: -7.8%
• Equity multiple: 0.47×
• Total profit: $-34,722
• Equity at exit: $20,383

Cash invested: $66,009 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 26 under contract
• Months of supply: 3.2 mo (31%/mo absorbed)
• Median asking: $220,400 ($147/sqft)
• Median days on market: 108 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +7.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72019

• Home prices YoY: -12.2%
• Rents YoY: 4.5%
• Active inventory: 326
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,907 high
• Mortgage (P&I): −$1,236
• Tax est. 1.5%: −$295 /mo · $3,536/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-122

Break-even live

Break-even rent $2,062

Max offer price $218,048

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-41	+0% $-122	+5% $-204	+10% $-285
Rent	-10% $-273	-5% $-198	+0% $-122	+5% $-47	+10% $28
Rate	-1.0pp $-4	-0.5pp $-62	base $-122	+0.5pp $-183	+1.0pp $-246

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: $58,937
• Closing costs: $7,072
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3348 Wilshire Blvd Benton, AR	3.0	2.0	1633	$1,620	$0.99	93d	1	0.06mi
1056 Huntington Dr Bryant, AR	4.0	2.0	1470	$1,661	$1.13	15d	1	0.09mi
6016 Croft AVE Benton, AR	4.0	2.0	1496	$1,650	$1.10	15d	1	0.12mi
6648 Hollywood Ave Bryant, AR	4.0	2.0	1470	$2,003	$1.36	15d	1	0.17mi
5813 Heritage Heights Dr Benton, AR	4.0	2.0	1792	$1,881	$1.05	15d	1	0.71mi

Listing history 50 events

1. 2026-08-08
   days on market $218,900 Active 464 DOM
2. 2026-08-07
   days on market $218,900 Active 463 DOM
3. 2026-08-06
   days on market $218,900 Active 462 DOM
4. 2026-08-05
   days on market $218,900 Active 461 DOM
5. 2026-08-04
   days on market $218,900 Active 460 DOM
6. 2026-08-03
   days on market $218,900 Active 459 DOM
7. 2026-07-31
   days on market $218,900 Active 456 DOM
8. 2026-07-29
   days on market $218,900 Active 454 DOM
9. 2026-07-27
   days on market $218,900 Active 452 DOM
10. 2026-07-25
    days on market $218,900 Active 450 DOM
11. 2026-07-23
    days on market $218,900 Active 448 DOM
12. 2026-07-22
    days on market $218,900 Active 447 DOM
13. 2026-07-21
    days on market $218,900 Active 446 DOM
14. 2026-07-18
    days on market $218,900 Active 443 DOM
15. 2026-07-16
    days on market $218,900 Active 441 DOM
16. 2026-07-16
    days on market $218,900 Active 440 DOM
17. 2026-07-14
    days on market $218,900 Active 439 DOM
18. 2026-07-13
    days on market $218,900 Active 438 DOM
19. 2026-07-12
    days on market $218,900 Active 437 DOM
20. 2026-07-11
    days on market $218,900 Active 436 DOM
21. 2026-07-10
    days on market $218,900 Active 435 DOM
22. 2026-07-09
    days on market $218,900 Active 434 DOM
23. 2026-07-07
    days on market $218,900 Active 432 DOM
24. 2026-07-06
    days on market $218,900 Active 431 DOM
25. 2026-07-05
    days on market $218,900 Active 430 DOM
26. 2026-07-04
    days on market $218,900 Active 429 DOM
27. 2026-07-03
    days on market $218,900 Active 428 DOM
28. 2026-07-02
    days on market $218,900 Active 427 DOM
29. 2026-07-01
    days on market $218,900 Active 426 DOM
30. 2026-06-30
    days on market $218,900 Active 425 DOM
31. 2026-06-29
    days on market $218,900 Active 424 DOM
32. 2026-06-28
    days on market $218,900 Active 423 DOM
33. 2026-06-28
    days on market $218,900 Active 422 DOM
34. 2026-06-27
    days on market $218,900 Active 421 DOM
35. 2026-06-25
    days on market $218,900 Active 419 DOM
36. 2026-06-23
    days on market $218,900 Active 417 DOM
37. 2026-06-22
    days on market $218,900 Active 416 DOM
38. 2026-06-18
    days on market $218,900 Active 413 DOM
39. 2026-06-17
    days on market $218,900 Active 412 DOM
40. 2026-06-16
    days on market $218,900 Active 411 DOM
41. 2026-06-15
    days on market $218,900 Active 410 DOM
42. 2026-06-14
    days on market $218,900 Active 408 DOM
43. 2026-06-13
    days on market $218,900 Active 407 DOM
44. 2026-06-10
    days on market $218,900 Active 405 DOM
45. 2026-06-09
    days on market $218,900 Active 404 DOM
46. 2026-06-08
    days on market $218,900 Active 403 DOM
47. 2026-06-07
    days on market $218,900 Active 402 DOM
48. 2026-06-03
    days on market $218,900 Active 398 DOM
49. 2026-06-02
    days on market $218,900 Active 397 DOM
50. 2026-06-01
    days on market $218,900 Active 396 DOM

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

Taxation est. · year 1

• Rental income: $22,889
• − Mortgage interest: −$13,206
• − Property taxes: −$3,536
• − Insurance: −$1,179
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$6,858
• Taxable loss: −$5,552
• Est. tax savings @ 24.0%: +$1,332
• After-tax cash flow: $-135/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and functionality ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Ringgold Elementary School F AR #173/454 Nat'l #17,861/41,679 High Benton High School D- AR #24/292 Nat'l #6,744/17,239

Schools (NCES district)

• District: Benton School District
• NCES district ID: 0502960
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $51,870
• Composite: 40.52/100
• National rank: #3707
• State rank: #25 of 238 in AR

C Composite livability gradescore 66/100

Livability — Benton

• Score: 66/100
• State rank: #119
• US rank: #11460

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment B- Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saline County · 140,141 people
• City population: 58,767
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 30,055
• Household income: $87,869
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 4% of renters

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Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 6% Vietnamese 1%

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Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.95%
• Current HPI: 215.1912
• Rent YoY: ▲ 4.53%
• Metro: Little Rock-North Little Rock-Conway, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

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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

+1.4% since first listed

2 events — show timeline

• 2026-02-14 Price Changed $218,900 Zillow
• 2025-05-02 Listed $215,900 Zillow