34 Basore Dr · Bella Vista, AR 72715

$339,000

3 bd · 2.0 ba · 1,813 sqft · SingleFamily public records · 109 Days on market

Built 1969 0.28 ac lot Est $335k · at est. $40/mo HOA · 2% 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).

• Cash flow +10.8/30.0
• ARV discount +7.0/15.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New neutral carpet will be installed soon for 3 main rooms in basement. Heat/Air replaced 2019. Comfortable spacious home. Wonderful lot; beautiful mature trees. The common property behind extends the treescape & privacy. Large deck provides relaxing space to enjoy the park-like setting. Home has rustic feel with woodburning fireplace & wood ceiling beam in livingroom. Two bedrooms main level & one basement bedroom plus another room without closet. There's also bonus living area in basement with child's built-in bed. The basement workshop has central heat/air. An extra feature is the hidden 3'x 8' room in basement for guns or shelter (unlocked for showings). This is an all-electric home. All appliances convey. Roofer recently inspected roof; will make small needed repair. The location makes this a wonderful home or monthly rental or airbnb. Close to trails, clubhouse, parks, pools, tennis, lakes, golf course. Convenient to I-49, medical/emergency services, business, shopping. Short drive to Bentonville or Missouri.

Key facts

• Complete remodel
• New ss appliances
• New patio slider

Tags

• COMPLETE REMODEL
• UPDATED BATHROOM VANITIES
• NEW ENERGY EFFICIENT WINDOWS
• NEW ROOF
• NEW PATIO SLIDER
• NEW SS APPLIANCES

Property features AI

Finance

• HOA & community: Bella Vista POA membership with a $40 monthly fee; Community amenities include biking, lake access, and trails/paths

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Utilities: Public water; Septic available (septic tank); Electricity available; Cable available; Fiber optic available
• Home design: Single-story home; Walk-out basement
• Construction: Brick, block, cedar, and concrete construction; Architectural shingle roof; Block and slab foundation; Built with a finished full basement
• Exterior features: Concrete driveway; Balcony; Deck; Patio; Lake access (Lake Avalon nearby); City lot; Sloped lot; Wooded lot; Public road frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave; Quartz counters; Pantry
• Bedrooms: Includes bonus room and game room in addition to living areas
• Flooring: Carpet; Laminate; Simulated wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Attic; Ceiling fans; Pantry; Quartz counters; Storage; Multiple living areas; Double pane windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (26.0% below list).
• Recommended offer: $251k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 838 active listings in the ZIP; 8 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; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent runs 37% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• It's been on market 109 days — a 9% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask is 15309% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $232k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $250,861 (26.0% 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 109 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $335,405
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Duvall Ln	0.26mi	3/2.5	1,781 (-2%)	5mo	$305,000	$171	79
4 Rader Ln	0.38mi	3/2.0	1,782 (-2%)	4mo	$305,000	$171	76
21 Swanage Dr	0.36mi	3/3.0	1,888 (+4%)	5mo	$360,000	$191	68
8 Boyce Ln	0.43mi	2/2.0 (-1)	1,862 (+3%)	8mo	$345,500	$186	64
3 Hollow Way Dr	0.53mi	3/2.0	1,886 (+4%)	7mo	$349,000	$185	63
5 Pease Ln	0.17mi	2/2.5 (-1)	2,016 (+11%)	6mo	$500,000	$248	62
32 Sheneman Dr	0.64mi	3/2.0	1,909 (+5%)	9mo	$300,000	$157	54
36 Brentwood Dr	0.74mi	3/2.0	1,950 (+8%)	3mo	$535,000	$274	51
25 Grisham Cir	0.74mi	3/2.5	1,874 (+3%)	9mo	$315,000	$168	50
2 Boyce Cir	0.59mi	3/2.0	2,058 (+14%)	2mo	$426,000	$207	49
3 Grisham Ln	0.70mi	3/2.0	1,992 (+10%)	8mo	$320,000	$161	44
6 Erith Ln	0.69mi	4/2.0 (+1)	2,082 (+15%)	8mo	$325,000	$156	31

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: -19.6%
• Equity multiple: 0.31×
• Total profit: $-65,033
• Equity at exit: $50,546

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-69,878
• Equity at exit: $29,311

Cash invested: $94,920 (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: 838
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,509 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$180 /mo · $2,160/yr
• Insurance: −$141
• HOA: −$40
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-157

Break-even live

Break-even rent $2,708

Max offer price $311,227

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-61	+0% $-157	+5% $-253	+10% $-349
Rent	-10% $-355	-5% $-256	+0% $-157	+5% $-58	+10% $41
Rate	-1.0pp $14	-0.5pp $-71	base $-157	+0.5pp $-245	+1.0pp $-334

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	16d	1	0.62mi
4 Tilbury Ln Bella Vista, AR	3.0	2.5	1742	$1,850	$1.06	15d	1	0.63mi
6 Erith Ln Unit 1512836P Bella Vista, AR	4.0	2.0	2077	$5,027	$2.42	15d	1	0.70mi
9 Purfleet Dr Unit 1366492P Bella Vista, AR	3.0	2.0	1625	$3,392	$2.09	15d	1	0.72mi
20 Annette Ln Bella Vista, AR	3.0	2.0	1520	$1,650	$1.09	16d	1	0.73mi
9 Hartlepool Dr Bella Vista, AR	3.0	2.0	1264	$1,500	$1.19	45d	1	1.20mi
6 Connie Ln Bella Vista, AR	3.0	2.0	1440	$2,250	$1.56	25d	1	1.29mi
27 Shropshire Dr Bella Vista, AR	3.0	3.0	1822	$2,250	$1.23	15d	1	1.43mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: electricpool

Listing history 34 events

1. 2026-06-22
   days on market $339,000 Active 109 DOM
2. 2026-06-18
   days on market $339,000 Active 106 DOM
3. 2026-06-17
   days on market $339,000 Active 105 DOM
4. 2026-06-15
   days on market $339,000 Active 103 DOM
5. 2026-06-14
   days on market $339,000 Active 101 DOM
6. 2026-06-10
   days on market $339,000 Active 98 DOM
7. 2026-06-09
   days on market $339,000 Active 97 DOM
8. 2026-06-08
   days on market $339,000 Active 96 DOM
9. 2026-06-07
   days on market $339,000 Active 95 DOM
10. 2026-06-05
    days on market $339,000 Active 92 DOM
11. 2026-06-03
    days on market $339,000 Active 91 DOM
12. 2026-06-02
    days on market $339,000 Active 90 DOM
13. 2026-06-01
    days on market $339,000 Active 89 DOM
14. 2026-05-31
    days on market $339,000 Active 88 DOM
15. 2026-05-31
    days on market $339,000 Active 87 DOM
16. 2026-05-08
    price $2,000
17. 2026-05-06
    price $339,000
18. 2026-05-02
    listed $2,200
19. 2026-04-23
    price $340,000
20. 2026-04-15
    status Active
21. 2026-04-07
    status Pending
22. 2026-03-28
    price $348,000
23. 2026-02-24
    listed $350,000 Active
24. 2026-01-04
    price $350,000
25. 2025-12-03
    price $360,000
26. 2021-12-15
    soldstatus $232,000 Closed 1048-char remark

    Show marketing remark (1048 chars)

    New neutral carpet will be installed soon for 3 main rooms in basement. Heat/Air replaced 2019. Comfortable spacious home. Wonderful lot; beautiful mature trees. The common property behind extends the treescape & privacy. Large deck provides relaxing space to enjoy the park-like setting. Home has rustic feel with woodburning fireplace & wood ceiling beam in livingroom. Two bedrooms main level & one basement bedroom plus another room without closet. There's also bonus living area in basement with child's built-in bed. The basement workshop has central heat/air. An extra feature is the hidden 3'x 8' room in basement for guns or shelter (unlocked for showings). This is an all-electric home. All appliances convey. Roofer recently inspected roof; will make small needed repair. The location makes this a wonderful home or monthly rental or airbnb. Close to trails, clubhouse, parks, pools, tennis, lakes, golf course. Convenient to I-49, medical/emergency services, business, shopping. Short drive to Bentonville or Missouri.

27. 2021-11-29
    status Pending 1048-char remark

    Show marketing remark (1048 chars)

    New neutral carpet will be installed soon for 3 main rooms in basement. Heat/Air replaced 2019. Comfortable spacious home. Wonderful lot; beautiful mature trees. The common property behind extends the treescape & privacy. Large deck provides relaxing space to enjoy the park-like setting. Home has rustic feel with woodburning fireplace & wood ceiling beam in livingroom. Two bedrooms main level & one basement bedroom plus another room without closet. There's also bonus living area in basement with child's built-in bed. The basement workshop has central heat/air. An extra feature is the hidden 3'x 8' room in basement for guns or shelter (unlocked for showings). This is an all-electric home. All appliances convey. Roofer recently inspected roof; will make small needed repair. The location makes this a wonderful home or monthly rental or airbnb. Close to trails, clubhouse, parks, pools, tennis, lakes, golf course. Convenient to I-49, medical/emergency services, business, shopping. Short drive to Bentonville or Missouri.

28. 2021-11-28
    price $235,000 1048-char remark

    Show marketing remark (1048 chars)

    New neutral carpet will be installed soon for 3 main rooms in basement. Heat/Air replaced 2019. Comfortable spacious home. Wonderful lot; beautiful mature trees. The common property behind extends the treescape & privacy. Large deck provides relaxing space to enjoy the park-like setting. Home has rustic feel with woodburning fireplace & wood ceiling beam in livingroom. Two bedrooms main level & one basement bedroom plus another room without closet. There's also bonus living area in basement with child's built-in bed. The basement workshop has central heat/air. An extra feature is the hidden 3'x 8' room in basement for guns or shelter (unlocked for showings). This is an all-electric home. All appliances convey. Roofer recently inspected roof; will make small needed repair. The location makes this a wonderful home or monthly rental or airbnb. Close to trails, clubhouse, parks, pools, tennis, lakes, golf course. Convenient to I-49, medical/emergency services, business, shopping. Short drive to Bentonville or Missouri.

29. 2021-11-20
    price $240,000 1048-char remark

    Show marketing remark (1048 chars)

    New neutral carpet will be installed soon for 3 main rooms in basement. Heat/Air replaced 2019. Comfortable spacious home. Wonderful lot; beautiful mature trees. The common property behind extends the treescape & privacy. Large deck provides relaxing space to enjoy the park-like setting. Home has rustic feel with woodburning fireplace & wood ceiling beam in livingroom. Two bedrooms main level & one basement bedroom plus another room without closet. There's also bonus living area in basement with child's built-in bed. The basement workshop has central heat/air. An extra feature is the hidden 3'x 8' room in basement for guns or shelter (unlocked for showings). This is an all-electric home. All appliances convey. Roofer recently inspected roof; will make small needed repair. The location makes this a wonderful home or monthly rental or airbnb. Close to trails, clubhouse, parks, pools, tennis, lakes, golf course. Convenient to I-49, medical/emergency services, business, shopping. Short drive to Bentonville or Missouri.

30. 2021-11-11
    listed $250,000 Active 1048-char remark

    Show marketing remark (1048 chars)

    New neutral carpet will be installed soon for 3 main rooms in basement. Heat/Air replaced 2019. Comfortable spacious home. Wonderful lot; beautiful mature trees. The common property behind extends the treescape & privacy. Large deck provides relaxing space to enjoy the park-like setting. Home has rustic feel with woodburning fireplace & wood ceiling beam in livingroom. Two bedrooms main level & one basement bedroom plus another room without closet. There's also bonus living area in basement with child's built-in bed. The basement workshop has central heat/air. An extra feature is the hidden 3'x 8' room in basement for guns or shelter (unlocked for showings). This is an all-electric home. All appliances convey. Roofer recently inspected roof; will make small needed repair. The location makes this a wonderful home or monthly rental or airbnb. Close to trails, clubhouse, parks, pools, tennis, lakes, golf course. Convenient to I-49, medical/emergency services, business, shopping. Short drive to Bentonville or Missouri.

31. 2019-12-10
    soldstatus $140,000
32. 2019-12-06
    soldstatus $140,000
33. 2019-10-31
    listed $135,000
34. 1981-07-21
    soldstatus $41,000

ⓘ 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: $2,160 · $180/mo
• Projected year-2 tax: $2,170 · $181/mo
• Expected delta: +$9/yr (+$1/mo · 0.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 19 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: $30,103
• − Mortgage interest: −$18,989
• − Property taxes: −$2,160
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − HOA: −$480
• − Depreciation: −$9,862
• Taxable loss: −$7,899
• Est. tax savings @ 24.0%: +$1,896
• After-tax cash flow: $9/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

-95.1% since first listed

19 events — show timeline

• 2026-05-08 Price Changed $2,000 NWARMLS
• 2026-05-06 Price Changed $339,000 NWARMLS
• 2026-05-02 Listed for Rent $2,200 NWARMLS
• 2026-04-23 Price Changed $340,000 NWARMLS
• 2026-04-15 Relisted — NWARMLS
• 2026-04-07 Pending — NWARMLS
• 2026-03-28 Price Changed $348,000 NWARMLS
• 2026-02-24 Listed $350,000 NWARMLS
• 2026-01-04 Price Changed $350,000 NWARMLS
• 2025-12-03 Price Changed $360,000 NWARMLS
• 2021-12-15 Sold (MLS) $232,000 NWARMLS
• 2021-11-29 Pending — NWARMLS
• 2021-11-28 Price Changed $235,000 NWARMLS
• 2021-11-20 Price Changed $240,000 NWARMLS
• 2021-11-11 Listed $250,000 NWARMLS
• 2019-12-10 Sold (Public Records) $140,000 Public Records
• 2019-12-06 Sold (MLS) $140,000 NWARMLS
• 2019-10-31 Listed $135,000 NWARMLS
• 1981-07-21 Sold (Public Records) $41,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $2,160 · +9.8% YoY. Source: county tax records.