5905 NW Mcclellen St · Highfill, AR 72713

$280,000

4 bd · 2.0 ba · 1,443 sqft · SingleFamily public records · 37 Days on market

Built 2019 5,662 sqft lot Est $278k · at est. $17/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).

• Appreciation +10.0/10.0
• ARV discount +7.3/15.0
• Cash flow +6.9/30.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Check out this fully bricked 4 Bedroom 2 Bath home just listed. Perfect investment property or first time home buyer property. Open living and kitchen area with spacious dining room. Kitchen has granite countertops, gas cooktop stove, beautiful dark wood cabinetry, double stainless steel sink. Master has a walk in closet, and the bathroom has granite countertops with a double vanity. Secluded 4th bedroom could be perfect for an office or playroom. Fully fenced back yard with a covered patio. This one checks all the boxes!

Key facts

• 5,662 sq ft lot
• Garage
• Built 2019

Property features AI

Finance

• HOA & community: Annual association fee of $200; Community near schools and park

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Brick construction; Architectural shingle roof; Entry on slab foundation; Residential zoning; Public road frontage; Paved road
• Construction: Brick exterior; Built with slab foundation; Architectural shingle roof
• Exterior features: Concrete driveway; Covered patio

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Disposal; Microwave; Plumbed for ice maker; Granite counters; Pantry
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump cooling; Electric cooling
• Interior features: Attic; Ceiling fan(s); Granite counters; Pantry; Storage; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-423 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (37.3% below list).
• Recommended offer: $175k (37.3% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 2.9% in Highfill — 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 (#97 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute 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: Rents flat; 710 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent is only 18% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.

Risks & watch-outs

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

Recommended offer $175,422 (37.3% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 37% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.63% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.47%
• DSCR: 0.71
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $278,499
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6009 NW Hancock St	0.18mi	4/2.0	1,433 (-1%)	2mo	$285,000	$199	88
709 NW 64th Ave	0.27mi	3/2.0 (-1)	1,467 (+2%)	2mo	$277,000	$189	78
6002 NW Sherman St	0.10mi	3/2.0 (-1)	1,550 (+7%)	4mo	$300,000	$194	74
729 NW 64th Ave	0.29mi	3/2.0 (-1)	1,525 (+6%)	2mo	$304,000	$199	70
812 NW 64th Ave	0.34mi	3/2.0 (-1)	1,522 (+6%)	4mo	$285,000	$187	66
717 NW 69th Ave	0.52mi	4/2.0	1,514 (+5%)	3mo	$292,000	$193	65
6100 NW Mcclellen St	0.10mi	3/2.0 (-1)	1,650 (+14%)	3mo	$299,500	$182	64
716 NW 71st Ave	0.65mi	3/2.0 (-1)	1,433 (-1%)	4mo	$250,000	$174	60
808 63rd Ave	0.29mi	3/2.0 (-1)	1,610 (+12%)	4mo	$300,500	$187	58
817 NW 67th Ave	0.46mi	3/2.0 (-1)	1,311 (-9%)	1mo	$255,000	$195	57
813 NW Evans Cir	0.39mi	3/2.0 (-1)	1,243 (-14%)	3mo	$260,000	$209	52
6002 Hoover St	0.36mi	3/2.0 (-1)	1,655 (+15%)	3mo	$318,000	$192	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.54×
• Total profit: $121,037
• Equity at exit: $252,246

10-year hold

• IRR: 17.2%
• Equity multiple: 5.71×
• Total profit: $369,327
• Equity at exit: $543,978

Cash invested: $78,400 (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 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 710
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$206 /mo · $2,477/yr
• Insurance: −$117
• HOA: −$17
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-423

Break-even live

Break-even rent $2,289

Max offer price $205,343

Occupancy floor —

Sensitivity live

Price	-10% $-264	-5% $-343	+0% $-423	+5% $-502	+10% $-581
Rent	-10% $-561	-5% $-492	+0% $-423	+5% $-353	+10% $-284
Rate	-1.0pp $-282	-0.5pp $-351	base $-423	+0.5pp $-495	+1.0pp $-569

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6103 NW McClellen St Bentonville, AR	4.0	2.0	1433	$1,795	$1.25	25d	1	0.09mi
6002 NW Meade St Bentonville, AR	3.0	2.0	1860	$1,825	$0.98	25d	1	0.17mi
6005 NW Hoover St Bentonville, AR	4.0	2.0	1433	$1,595	$1.11	16d	1	0.36mi
864 NW Evans Cir Bentonville, AR	4.0	2.0	1497	$1,650	$1.10	25d	1	0.39mi
424 NW 59 Ave Bentonville, AR	3.0	2.0	1782	$2,150	$1.21	15d	1	0.39mi
817 NW 67th Ave Bentonville, AR	3.0	2.0	1311	$1,595	$1.22	25d	1	0.43mi
523 NW 68th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.46mi
511 NW 68th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	23d	1	0.48mi
6807 NW Toby St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.48mi
6813 NW Toby St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.50mi
500 NW 69th Ave Unit 6810 Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.50mi
500 NW 69th Ave Unit 6812 Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	23d	1	0.50mi
613 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.51mi
617 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.52mi
615 NW 69th Ave Highfill, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.52mi
535 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	23d	1	0.52mi
514 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	25d	1	0.53mi
525 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.53mi
521 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.54mi
632 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	25d	1	0.54mi
523 NW 69th Ave Highfill, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.54mi
6810 NW Trevy St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.56mi
500 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,445	$1.11	15d	8	0.60mi
500 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	23d	1	0.60mi
313 NW 65th Ave Bentonville, AR	3.0	2.0	1250	$1,450	$1.16	25d	1	0.62mi
6603 NW Altus St Bentonville, AR	3.0	2.0	1251	$1,495	$1.20	25d	1	0.64mi
6607 NW Altus St Bentonville, AR	3.0	2.0	1256	$1,450	$1.15	25d	1	0.65mi
6600 NW Altus St Highfill, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.67mi
6619 NW Altus St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	25d	1	0.68mi
6605 NW Vandergriff St Bentonville, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.70mi
6608 NW Vandergriff St Highfill, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.73mi
111 NW 63rd Ave Bentonville, AR	2.0–4.0	2.0	1116	$1,725	$1.55	15d	19	0.80mi
210 NW 67th Ave Bentonville, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.81mi
6307 NW Kathleen St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	25d	1	0.82mi
6503 NW Kathleen St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	25d	1	0.83mi
6500 NW Kathleen St Bentonville, AR	3.0	2.0	1250	$1,450	$1.16	25d	1	0.85mi
6502 NW Kathleen St Bentonville, AR	3.0	2.0	1250	$1,495	$1.20	25d	1	0.86mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gas

Listing history 17 events

1. 2026-06-22
   statusdays on market $280,000 Pending 37 DOM
2. 2026-06-18
   days on market $280,000 Active 36 DOM
3. 2026-06-17
   days on market $280,000 Active 35 DOM
4. 2026-06-16
   days on market $280,000 Active 34 DOM
5. 2026-06-15
   days on market $280,000 Active 33 DOM
6. 2026-06-14
   days on market $280,000 Active 31 DOM
7. 2026-06-10
   days on market $280,000 Active 28 DOM
8. 2026-06-09
   days on market $280,000 Active 27 DOM
9. 2026-06-08
   days on market $280,000 Active 26 DOM
10. 2026-06-07
    days on market $280,000 Active 25 DOM
11. 2026-06-05
    days on market $280,000 Active 22 DOM
12. 2026-06-03
    days on market $280,000 Active 21 DOM
13. 2026-06-02
    days on market $280,000 Active 20 DOM
14. 2026-06-01
    days on market $280,000 Active 19 DOM
15. 2026-05-31
    days on market $280,000 Active 18 DOM
16. 2026-05-31
    remarks 323-char remark
17. 2026-05-31
    listed $280,000 Active 17 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: $2,477 · $206/mo
• Projected year-2 tax: $2,477 · $206/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,051
• − Mortgage interest: −$15,684
• − Property taxes: −$2,477
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − HOA: −$204
• − Depreciation: −$8,145
• Taxable loss: −$10,228
• Est. tax savings @ 24.0%: +$2,455
• After-tax cash flow: $-2,617/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 — Highfill

• Score: 67/100
• State rank: #97
• US rank: #10302

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highfill, AR
• County: Benton County · 259,241 people
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 28,999
• Household income: $119,853
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 508.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 54% Asian 20% Two or more races 16% Hispanic / Latino 11% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 8% Spanish 6% Other Indo-European 5%

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: ▲ 10.77%
• Current HPI: 319.3081
• Rent YoY: ▲ 0.39%
• 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

+67.1% since first listed

10 events — show timeline

• 2026-05-30 Relisted — NWARMLS
• 2026-05-16 Delisted — NWARMLS
• 2026-04-28 Listed $280,000 NWARMLS
• 2026-02-09 Price Changed $275,000 NWARMLS
• 2022-09-23 Sold (Public Records) $265,000 Public Records
• 2022-09-22 Sold (MLS) $265,000 NWARMLS
• 2022-08-22 Pending — NWARMLS
• 2022-08-19 Listed $265,000 NWARMLS
• 2020-01-03 Sold (MLS) $173,087 NWARMLS
• 2019-09-26 Listed $167,587 NWARMLS

Property tax history

+6.4%/yr

Latest (2025): $2,477 · +10.5% YoY. Source: county tax records.