RC Bridgeport Plan · Benton, AR 72019

$218,900

4 bd · 2.0 ba · 1,496 sqft · SingleFamily · 30 Days on market

Excellent condition 2-car garage

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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 +11.7/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

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
• 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 — $226,402.

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 $-65 ($-779/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (13.3% below list).
• Recommended offer: $190k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.3% in Benton — 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 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); 370 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 30 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,840 (13.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $226,402
• List price: $218,900
• Delta: -3.31%
• 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%)	2mo	$205,000	$134	87
2320 Bassett St	0.25mi	4/2.0	1,470 (-2%)	1mo	$219,900	$150	85
2361 Bassett St	0.31mi	4/2.0	1,470 (-2%)	1mo	$216,000	$147	82
2329 Bassett St	0.23mi	3/2.0 (-1)	1,523 (+2%)	2mo	$219,000	$144	80
1025 Heritage Way	0.54mi	4/2.0	1,517 (+1%)	0mo	$239,000	$158	72
2345 Bassett St	0.25mi	4/2.0	1,652 (+10%)	1mo	$225,000	$136	70
2337 Bassett St	0.34mi	3/2.0 (-1)	1,422 (-5%)	2mo	$215,100	$151	69
1375 Meadows Dr	0.32mi	4/2.0	1,648 (+10%)	0mo	$229,000	$139	68
5768 John Hancock Dr	0.42mi	3/2.0 (-1)	1,447 (-3%)	3mo	$225,000	$155	68
2328 Bassett St	0.34mi	4/2.0	1,652 (+10%)	1mo	$226,000	$137	66
4828 Tall Grass Dr	0.17mi	3/2.0 (-1)	1,274 (-15%)	3mo	$160,000	$126	60
5705 John Hancock Dr	0.46mi	3/2.0 (-1)	1,633 (+9%)	2mo	$232,000	$142	56

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: -16.6%
• Equity multiple: 0.40×
• Total profit: $-37,824
• Equity at exit: $33,757

10-year hold

• IRR: -5.8%
• Equity multiple: 0.60×
• Total profit: $-25,580
• Equity at exit: $19,575

Cash invested: $63,393 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 33 under contract
• Months of supply: 2.7 mo (37%/mo absorbed)
• Median asking: $218,900 ($147/sqft)
• Median days on market: 30 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +2.8% 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: 370
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$1,187
• Tax est. 1.5%: −$283 /mo · $3,396/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-65

Break-even live

Break-even rent $1,981

Max offer price $217,014

Occupancy floor 98%

Sensitivity live

Price	-10% $92	-5% $13	+0% $-65	+5% $-143	+10% $-221
Rent	-10% $-215	-5% $-140	+0% $-65	+5% $10	+10% $85
Rate	-1.0pp $49	-0.5pp $-7	base $-65	+0.5pp $-124	+1.0pp $-183

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: $56,601
• Closing costs: $6,792
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3348 Wilshire Blvd Benton, AR	3.0	2.0	1633	$1,620	$0.99	139d	1	0.06mi
1056 Huntington Dr Bryant, AR	4.0	2.0	1470	$1,661	$1.13	61d	1	0.09mi
6016 Croft AVE Benton, AR	4.0	2.0	1496	$1,650	$1.10	61d	1	0.12mi
6688 Hollywood Ave Bryant, AR	3.0	2.0	1051	$1,595	$1.52	0d	1	0.17mi
6648 Hollywood Ave Bryant, AR	4.0	2.0	1470	$2,003	$1.36	61d	1	0.17mi
6625 Hollywood Ave Benton, AR	4.0	2.0	1672	$1,700	$1.02	0d	1	0.18mi
5399 Heritage Valley Dr Benton, AR	4.0	2.0	1790	$1,800	$1.01	0d	1	0.55mi
5813 Heritage Heights Dr Benton, AR	4.0	2.0	1792	$1,731	$0.97	0d	1	0.71mi

Property features AI

Finance

• Financial info: List price $218,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction planAddress: Benton, AR (2216 Centennial Valley Dr)
• Exterior features: Living area about 1,496

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: RC Bridgeport

Listing history 50 events

1. 2026-09-23
   days on market $218,900 Active 30 DOM
2. 2026-09-22
   days on market $218,900 Active 29 DOM
3. 2026-09-21
   days on market $218,900 Active 28 DOM
4. 2026-09-20
   days on market $218,900 Active 27 DOM
5. 2026-09-19
   days on market $218,900 Active 26 DOM
6. 2026-09-18
   days on market $218,900 Active 25 DOM
7. 2026-09-17
   days on market $218,900 Active 24 DOM
8. 2026-09-16
   days on market $218,900 Active 23 DOM
9. 2026-09-15
   days on market $218,900 Active 22 DOM
10. 2026-09-14
    days on market $218,900 Active 21 DOM
11. 2026-09-13
    days on market $218,900 Active 20 DOM
12. 2026-09-12
    days on market $218,900 Active 19 DOM
13. 2026-09-11
    days on market $218,900 Active 18 DOM
14. 2026-09-05
    days on market $218,900 Active 12 DOM
15. 2026-09-04
    days on market $218,900 Active 11 DOM
16. 2026-09-03
    days on market $218,900 Active 10 DOM
17. 2026-08-31
    days on market $218,900 Active 7 DOM
18. 2026-08-30
    days on market $218,900 Active 6 DOM
19. 2026-08-29
    days on market $218,900 Active 5 DOM
20. 2026-08-28
    days on market $218,900 Active 4 DOM
21. 2026-08-27
    days on market $218,900 Active 3 DOM
22. 2026-08-25
    remarks 409-char remark
23. 2026-08-25
    days on marketlisting id $218,900 Active 1 DOM
24. 2026-08-24
    days on market $218,900 Active 480 DOM
25. 2026-08-23
    days on market $218,900 Active 479 DOM
26. 2026-08-22
    days on market $218,900 Active 478 DOM
27. 2026-08-21
    days on market $218,900 Active 477 DOM
28. 2026-08-20
    days on market $218,900 Active 476 DOM
29. 2026-08-19
    days on market $218,900 Active 475 DOM
30. 2026-08-18
    days on market $218,900 Active 474 DOM
31. 2026-08-17
    days on market $218,900 Active 473 DOM
32. 2026-08-16
    days on market $218,900 Active 472 DOM
33. 2026-08-15
    days on market $218,900 Active 471 DOM
34. 2026-08-15
    days on market $218,900 Active 470 DOM
35. 2026-08-13
    days on market $218,900 Active 469 DOM
36. 2026-08-12
    days on market $218,900 Active 468 DOM
37. 2026-08-11
    days on market $218,900 Active 467 DOM
38. 2026-08-10
    days on market $218,900 Active 466 DOM
39. 2026-08-09
    days on market $218,900 Active 465 DOM
40. 2026-08-08
    days on market $218,900 Active 464 DOM
41. 2026-08-07
    days on market $218,900 Active 463 DOM
42. 2026-08-06
    days on market $218,900 Active 462 DOM
43. 2026-08-05
    days on market $218,900 Active 461 DOM
44. 2026-08-04
    days on market $218,900 Active 460 DOM
45. 2026-08-03
    days on market $218,900 Active 459 DOM
46. 2026-07-31
    days on market $218,900 Active 456 DOM
47. 2026-07-29
    days on market $218,900 Active 454 DOM
48. 2026-07-27
    days on market $218,900 Active 452 DOM
49. 2026-07-25
    days on market $218,900 Active 450 DOM
50. 2026-07-23
    days on market $218,900 Active 448 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: $22,781
• − Mortgage interest: −$12,682
• − Property taxes: −$3,396
• − Insurance: −$1,132
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$6,586
• Taxable loss: −$4,660
• Est. tax savings @ 24.0%: +$1,119
• After-tax cash flow: $340/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

Property features AI

Finance

• Financial info: List price $218,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction planAddress: Benton, AR (2216 Centennial Valley Dr)
• Exterior features: Living area about 1,496

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: RC Bridgeport