1623 Dixie St · Benton, AR 72015

$80,000

2 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 33 Days on market

Built 1961 Fair condition 10,018 sqft lot $60/sqft · 44% below area Est $142k · 44% under ↓ 27% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

New price!!!!! Charming 2 bedroom, 1 bathroom home located just 5 minutes from downtown Benton and Military Rd—close to shopping, dining, and everyday conveniences! This home features a spacious den that can easily be converted into a 3rd bedroom or office space, offering flexibility to fit your needs. You’ll also love the large formal dining room—perfect for gatherings and everyday living. The large backyard provides plenty of space for outdoor enjoyment, entertaining, or relaxing. With tons of potential, this home is a great opportunity for an investor, first-time homebuyer, or anyone looking to downsize in a convenient location. Home is being sold as is.

Key facts

• Bonus room
• 0.23 acre lot
• Built 1961

Tags

• LARGE FORMAL DINING ROOM
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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 flat; 334 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.81% ✓
• Cap rate: 15.82%
• Cash-on-cash: 34.02%
• DSCR: 2.51
• GRM: 4.6

CMA / ARV

• ARV (median comp): $141,715
• List price: $80,000
• Delta: -43.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Pearl	0.73mi	3/2.0 (+1)	1,319 (-0%)	0mo	$249,900	$189	56
1323 Columbia Ave	1.07mi	2/1.0	1,395 (+5%)	2mo	$127,500	$91	54
304 S 3rd St	1.01mi	3/2.0 (+1)	1,315 (-1%)	4mo	$159,900	$122	51
803 Pearl	0.74mi	3/2.0 (+1)	1,277 (-4%)	0mo	$205,000	$161	50
615 S Richards St	0.95mi	2/1.0	1,204 (-9%)	7mo	$170,000	$141	44
1024 River St	0.97mi	3/2.0 (+1)	1,410 (+6%)	4mo	$223,000	$158	42
338 Morning Star Circle Cir	0.73mi	3/2.0 (+1)	1,459 (+10%)	4mo	$259,900	$178	37
605 Revis	0.97mi	2/1.0	1,140 (-14%)	6mo	$85,000	$75	36
712 S Border St	0.85mi	3/1.0 (+1)	1,090 (-18%)	1mo	$155,000	$142	34
121 S First St	1.09mi	2/2.0	1,064 (-20%)	7mo	$205,000	$193	30
616 Pearl St	0.82mi	3/1.0 (+1)	1,118 (-16%)	7mo	$134,000	$120	29
1998 Milburn Dr	1.11mi	3/2.0 (+1)	1,528 (+15%)	8mo	$235,000	$154	25

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.08×
• Total profit: $24,250
• Equity at exit: $11,928

10-year hold

• IRR: 33.1%
• Equity multiple: 3.70×
• Total profit: $60,514
• Equity at exit: $6,917

Cash invested: $22,400 (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 →

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

Active competition Active MLS

• For sale now: 3 active · 8 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $180,000 ($149/sqft)
• Median days on market: 76 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -28.3% vs current asking $/sqft

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

ZIP-level market 72015

• Home prices YoY: -11.1%
• Rents YoY: 0.7%
• Active inventory: 334
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,446 high
• Mortgage (P&I): −$420
• Tax from tax record: −$54 /mo · $654/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $635

Break-even live

Break-even rent $642

Max offer price $80,000

Occupancy floor 51%

Sensitivity live

Price	-10% $680	-5% $658	+0% $635	+5% $612	+10% $590
Rent	-10% $521	-5% $578	+0% $635	+5% $692	+10% $749
Rate	-1.0pp $675	-0.5pp $655	base $635	+0.5pp $614	+1.0pp $593

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 W Hillside Benton, AR	3.0	1.0	1128	$1,195	$1.06	139d	1	0.56mi
807 S Main Benton, AR	3.0	2.0	1288	$1,250	$0.97	6d	1	0.64mi
609 S 2nd St Benton, AR	3.0	2.0	1248	$1,295	$1.04	139d	1	0.78mi
721 S Richards Benton, AR	3.0	2.0	1544	$1,650	$1.07	2d	1	0.85mi
1303 Gray St Benton, AR	2.0	1.5	1050	$1,200	$1.14	109d	1	0.86mi
717 Burton St Benton, AR	3.0	2.0	1544	$1,650	$1.07	0d	1	0.91mi
410 S Market Benton, AR	3.0	2.0	1626	$1,600	$0.98	109d	1	0.92mi
609 Cox St Benton, AR	3.0	2.0	1344	$1,570	$1.17	61d	1	1.00mi
313 S Neeley St Benton, AR	3.0	2.0	1800	$1,620	$0.90	6d	1	1.01mi
1221 Cherry Ln Benton, AR	3.0	2.0	1329	$1,700	$1.28	139d	1	1.08mi
921 Banner St Benton, AR	3.0	2.0	1375	$1,600	$1.16	0d	1	1.13mi
1961 Auburn Hills Dr Benton, AR	3.0	2.0	1470	$1,850	$1.26	0d	1	1.17mi
1804 Milburn Dr Benton, AR	3.0	2.0	1565	$1,800	$1.15	109d	1	1.22mi
204 Dobbs St Benton, AR	3.0	1.5	1160	$1,375	$1.19	62d	1	1.30mi
300 Jefferson St Benton, AR	3.0	2.0	1300	$1,500	$1.15	2d	1	1.33mi
312 Short St Benton, AR	3.0	2.0	1800	$2,000	$1.11	6d	1	1.35mi
1001 Montclair St Benton, AR	2.0	1.0	1198	$1,200	$1.00	5d	1	1.40mi

Property features AI

Finance

• Other: Approx. 1,326 square feetApprox. 0.23 acre lot
• Financial info: Annual taxes listed (financial details excluded per instructions)
• HOA & community: No community amenities indicated

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public sewerPublic waterElectric (municipal/Entergy)Natural gas
• Home design: Inside city limitsSubdivision: CLOUD
• Construction: Metal/Vinyl sidingMetal roofPiers foundation
• Exterior features: Level lotPaved road accessNo area amenities indicated

Interior

• Kitchen: Free-standing stoveMicrowaveDisposal
• Bedrooms: Laundry (listed as a room)
• Flooring: CarpetWood
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor/wall furnace
• Interior features: Den/Family roomOffice/StudyBonus room
• Laundry & utility: Washer/dryer area (laundry listed as a room)

Listing history 50 events

1. 2026-09-23
   days on market $80,000 Active 33 DOM
2. 2026-09-22
   days on market $80,000 Active 32 DOM
3. 2026-09-21
   days on market $80,000 Active 31 DOM
4. 2026-09-20
   days on market $80,000 Active 30 DOM
5. 2026-09-19
   days on market $80,000 Active 29 DOM
6. 2026-09-18
   days on market $80,000 Active 28 DOM
7. 2026-09-17
   days on market $80,000 Active 27 DOM
8. 2026-09-16
   days on market $80,000 Active 26 DOM
9. 2026-09-15
   days on market $80,000 Active 25 DOM
10. 2026-09-14
    days on market $80,000 Active 24 DOM
11. 2026-09-13
    days on market $80,000 Active 23 DOM
12. 2026-09-12
    days on market $80,000 Active 22 DOM
13. 2026-09-11
    days on market $80,000 Active 21 DOM
14. 2026-09-05
    days on market $80,000 Active 15 DOM
15. 2026-09-04
    days on market $80,000 Active 14 DOM
16. 2026-09-03
    days on market $80,000 Active 13 DOM
17. 2026-08-31
    days on market $80,000 Active 10 DOM
18. 2026-08-30
    days on market $80,000 Active 9 DOM
19. 2026-08-29
    days on market $80,000 Active 8 DOM
20. 2026-08-28
    statusdays on market $80,000 Active 7 DOM
21. 2026-08-27
    days on market $80,000 New Listing 6 DOM
22. 2026-08-25
    days on market $80,000 New Listing 4 DOM
23. 2026-08-24
    days on market $80,000 New Listing 3 DOM
24. 2026-08-23
    days on market $80,000 New Listing 2 DOM
25. 2026-08-21
    pricestatusdays on marketlisting id $80,000 New Listing 1 DOM
26. 2026-08-20
    days on market $105,000 Active 145 DOM
27. 2026-08-19
    days on market $105,000 Active 144 DOM
28. 2026-08-18
    days on market $105,000 Active 143 DOM
29. 2026-08-17
    days on market $105,000 Active 142 DOM
30. 2026-08-16
    days on market $105,000 Active 141 DOM
31. 2026-08-15
    days on market $105,000 Active 140 DOM
32. 2026-08-15
    days on market $105,000 Active 139 DOM
33. 2026-08-13
    days on market $105,000 Active 138 DOM
34. 2026-08-12
    days on market $105,000 Active 137 DOM
35. 2026-08-11
    statusdays on market $105,000 Active 136 DOM
36. 2026-08-10
    days on market $105,000 Price Change 135 DOM
37. 2026-08-09
    days on market $105,000 Price Change 134 DOM
38. 2026-08-08
    days on market $105,000 Price Change 133 DOM
39. 2026-08-07
    days on market $105,000 Price Change 132 DOM
40. 2026-08-06
    days on market $105,000 Price Change 131 DOM
41. 2026-08-05
    days on market $105,000 Price Change 130 DOM
42. 2026-08-04
    remarks 681-char remark
43. 2026-08-04
    pricestatusdays on market $105,000 Price Change 129 DOM
44. 2026-08-03
    days on market $110,000 Active 128 DOM
45. 2026-07-31
    days on market $110,000 Active 125 DOM
46. 2026-07-29
    days on market $110,000 Active 123 DOM
47. 2026-07-27
    days on market $110,000 Active 121 DOM
48. 2026-07-25
    days on market $110,000 Active 119 DOM
49. 2026-07-23
    days on market $110,000 Active 117 DOM
50. 2026-07-22
    days on market $110,000 Active 116 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: $654 · $54/mo
• Projected year-2 tax: $654 · $54/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 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $17,354
• − Mortgage interest: −$4,481
• − Property taxes: −$654
• − Insurance: −$400
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$2,327
• Taxable income: $6,715
• Est. tax owed @ 24.0%: −$1,612
• After-tax cash flow: $6,010/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $33,150–$59,670 screening

This home requires significant repairs and maintenance, including a new roof, exterior siding, and flooring. It also needs painting and landscaping improvements. With these updates, the home can become a move-in-ready property with increased resale and rental value.

Components & finishes AI

Roof tile · good Flooring carpet

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Major roof — Significant wear and tear visible.
• Moderate exterior siding — Some discoloration and wear.
• Major flooring — Carpeted and in poor condition.
• Major interior walls/paint — Peeling paint and poor condition.
• Moderate landscaping — Overgrown areas and lack of maintenance.
• Fair HVAC/mechanicals — No specific issues visible, but further inspection recommended.

Value-add opportunities

• Both Paint the interior walls and ceiling — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Replace the flooring — New flooring can significantly improve the home's appearance and value. ↑
• Both Landscaping and yard maintenance — A well-maintained yard can enhance curb appeal and property value. ↑
• Both Replace the roof — A new roof can improve the home's structural integrity and increase its value. ↑
• Both Replace the exterior siding — Fresh siding can improve the home's curb appeal and increase its value. ↑
• Both Replace the HVAC/mechanicals — Upgrading the HVAC system can improve comfort and energy efficiency, increasing the home's value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Ringgold Elementary School F AR #173/454 Nat'l #17,861/41,679 Middle Benton Middle School D+ AR #46/201 Nat'l #4,159/14,009 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

• Census place: Benton, AR
• County: Saline County · 140,141 people
• City population: 58,767
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 28,712
• Household income: $66,107
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 9% 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 (79%)
• Race & ethnicity: White 79% Black 10% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 3% Vietnamese 0%

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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: ▼ -29.11%
• Current HPI: 234.4644
• Rent YoY: ▲ 0.73%
• 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

• Other: Approx. 1,326 square feetApprox. 0.23 acre lot
• Financial info: Annual taxes listed (financial details excluded per instructions)
• HOA & community: No community amenities indicated

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public sewerPublic waterElectric (municipal/Entergy)Natural gas
• Home design: Inside city limitsSubdivision: CLOUD
• Construction: Metal/Vinyl sidingMetal roofPiers foundation
• Exterior features: Level lotPaved road accessNo area amenities indicated

Interior

• Kitchen: Free-standing stoveMicrowaveDisposal
• Bedrooms: Laundry (listed as a room)
• Flooring: CarpetWood
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor/wall furnace
• Interior features: Den/Family roomOffice/StudyBonus room
• Laundry & utility: Washer/dryer area (laundry listed as a room)

Price history

-27.3% since first listed

6 events — show timeline

• 2026-08-21 Listed $80,000 CARMLS
• 2026-08-20 Listing Removed — CARMLS
• 2026-08-04 Price Changed $105,000 CARMLS
• 2026-06-30 Relisted — CARMLS
• 2026-06-08 Contingent — CARMLS
• 2026-03-28 Listed $110,000 CARMLS

Property tax history

+3.6%/yr

Latest (2025): $654 · +7.2% YoY. Source: county tax records.