55 Nantucket Dr · Bella Vista, AR 72715

$186,900

3 bd · 2.0 ba · 1,160 sqft · Townhouse public records · 14 Days on market

Built 1976 1,742 sqft lot Est $209k · 10% under $130/mo HOA · 7% of rent

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Why this score? — see what drove the C 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 +19.1/30.0
• ARV discount +12.2/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

this one level townhouse features rock landscaping beds and private parking out front - there are three bedrooms and two full bathrooms and a large great room - plus utility room with a window - flooring is hand scraped wood with carpet in bedrooms and is 4 years old - ceramic counters in kitchen -water heater 3 - dishwasher and plumbing fixtures are 1 - back patio and storage closet looks out to grassy open area and you don't face any other townhouses - easy access to trails, golf, lakes and highway

Key facts

• $130 HOA
• Built 1976
• Listed 14 days

Property features AI

Finance

• HOA & community: Monthly association fee of $130; Community offers biking and trails/paths

Exterior

• Utilities: Electricity available; Phone available; Public water; Sewer available
• Home design: Single-story; Wood siding construction; Shingle and architectural roof; Slab foundation
• Construction: Built with wood siding; Slab foundation; Shingle and architectural roof
• Exterior features: Concrete driveway; Patio; City lot, open lot; Shared road frontage

Interior

• Kitchen: Electric oven; Electric water heater
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet and wood flooring; Satellite dish
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $187k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $187k).
• Cap rate 7.6% 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: 834 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $120k; list at $187k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,900

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.02% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $208,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Nantucket Dr	0.12mi	3/2.0	1,172 (+1%)	6mo	$239,000	$204	88
23 Dogwood Dr	0.20mi	2/1.5 (-1)	1,152 (-1%)	8mo	$216,900	$188	76
19 Nantucket Dr	0.11mi	2/1.5 (-1)	1,088 (-6%)	4mo	$199,000	$183	74
29 Nantucket Dr	0.08mi	2/1.5 (-1)	1,088 (-6%)	8mo	$156,000	$143	72
2 Annette Ln	0.26mi	2/1.5 (-1)	1,088 (-6%)	2mo	$189,000	$174	69
28 Nantucket Dr	0.05mi	2/1.5 (-1)	1,088 (-6%)	14mo	$154,500	$142	69
60 Dogwood Dr	0.22mi	2/1.5 (-1)	1,056 (-9%)	1mo	$217,000	$205	67
17 Nantucket Dr	0.11mi	2/1.5 (-1)	1,088 (-6%)	18mo	$153,000	$141	62
25 Nantucket Dr	0.09mi	2/1.5 (-1)	1,300 (+12%)	12mo	$169,500	$130	58
2 Mellor Ln	0.23mi	2/1.5 (-1)	1,029 (-11%)	6mo	$203,000	$197	58
42 Dogwood Dr	0.25mi	3/1.5	1,313 (+13%)	8mo	$215,000	$164	58
38 Dogwood Dr	0.25mi	2/1.5 (-1)	1,280 (+10%)	15mo	$230,000	$180	52

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-17,672
• Equity at exit: $27,867

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $964
• Equity at exit: $16,160

Cash invested: $52,332 (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: 834
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,908 medium
• Mortgage (P&I): −$980
• Tax from tax record: −$122 /mo · $1,459/yr
• Insurance: −$78
• HOA: −$130
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $197

Break-even live

Break-even rent $1,658

Max offer price $186,900

Occupancy floor 85%

Sensitivity live

Price	-10% $303	-5% $250	+0% $197	+5% $145	+10% $92
Rent	-10% $47	-5% $122	+0% $197	+5% $273	+10% $348
Rate	-1.0pp $292	-0.5pp $245	base $197	+0.5pp $149	+1.0pp $100

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: $46,725
• Closing costs: $5,607
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Purfleet Dr Bella Vista, AR	3.0	2.0	1276	$1,575	$1.23	15d	1	1.06mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: waterlandscaping

Listing history 12 events

1. 2026-06-18
   days on market $186,900 Active 14 DOM
2. 2026-06-17
   price $186,900 Active 13 DOM
3. 2026-06-17
   days on market $189,900 Active 13 DOM
4. 2026-06-16
   days on market $189,900 Active 12 DOM
5. 2026-06-15
   days on market $189,900 Active 11 DOM
6. 2026-06-14
   days on market $189,900 Active 9 DOM
7. 2026-06-10
   days on market $189,900 Active 6 DOM
8. 2026-06-09
   days on market $189,900 Active 5 DOM
9. 2026-06-08
   days on market $189,900 Active 4 DOM
10. 2026-06-07
    days on market $189,900 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $189,900 Active 1 DOM

ⓘ 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: $1,459 · $122/mo
• Projected year-2 tax: $1,459 · $122/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 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: $22,892
• − Mortgage interest: −$10,469
• − Property taxes: −$1,459
• − Insurance: −$934
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − HOA: −$1,560
• − Depreciation: −$5,437
• Taxable loss: −$631
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $2,521/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): 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

+179.3% since first listed

11 events — show timeline

• 2026-06-04 Listed $189,900 NWARMLS
• 2026-06-02 Rental Removed $1,350 Avail
• 2026-05-20 Listed for Rent $1,350 Avail
• 2026-03-22 Rental Removed $1,400 Avail
• 2026-03-20 Listed for Rent $1,400 Avail
• 2023-09-20 Rental Removed $1,250 Avail
• 2023-09-12 Price Changed $1,250 Avail
• 2021-01-20 Sold (Public Records) $120,000 Public Records
• 2021-01-19 Sold (MLS) $120,000 NWARMLS
• 2020-12-31 Listed $118,800 NWARMLS
• 2004-07-19 Sold (Public Records) $68,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,459 · +9.8% YoY. Source: county tax records.