10 Dogwood Dr · Bella Vista, AR 72715

$230,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 121 Days on market

Built 1976 1,306 sqft lot Est $300k · 23% under $130/mo HOA · 7% 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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Schools +5.2/10.0
• DSCR +4.1/10.0
• 1% rule +3.6/10.0
• 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

Fantastic 3 bed, 2 bath townhouse just 1.5 miles from highway 71! Bentonville schools, Bella Vista amenities, and tons of updates! 2018 new roof, windows and wood floors, 2020 new hot water heater and 2022 new paint and new appliances! Relax on your deck overlooking the nice open space where the deer roam. Enjoy the trails, golf, parks and all that Bella Vista entails. Upstairs boasts large living and dining areas, kitchen and master bedroom, bathroom and walk in closet! Downstairs enjoy 2 more beds and another living area that walks out to your private deck. Kitchen and both bathrooms come with granite counter tops and laundry room has plenty of space to spread out or even iron! Extra storage off the deck for all your gear!

Key facts

• Private sanctuary
• Flexible layout
• Back deck

Tags

• DRAKE COURT SUBDIVISION
• PEACEFUL WOODED SETTING
• FLEXIBLE LAYOUT
• PRIVATE SANCTUARY
• BACK DECK
• SERENE WOODED BACKDROP

Property features AI

Finance

• HOA & community: Homeowners association with monthly fees of $90 and $40 (multiple assessments); Association fee details: see agent; Community amenities include biking, clubhouse, dock, fitness center, playground, tennis courts, pool, and trails/paths; near fire station

Exterior

• Parking: Concrete driveway
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available; Electricity available; Cable available
• Home design: 2 stories; Residential zoning
• Construction: Frame construction; Architectural shingle roof; Crawlspace / cellar foundation; Built 25+ years ago
• Exterior features: Concrete driveway; Deck; Community pool

Interior

• Kitchen: Granite counters; Dishwasher; Electric oven; Microwave; Refrigerator; Disposal; Plumbed for ice maker
• Bedrooms: Includes living room; Basement with walk-out access and crawl space
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric heating
• Interior features: Attic; Granite counters; Split bedrooms; Storage; Walk-in closet(s); Multiple living areas
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $14 ($174/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (13.7% below list).
• Recommended offer: $198k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 5 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).

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.
• 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 121 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $192k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $198,422 (13.7% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $299,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Sheneman Dr	0.30mi	2/2.0 (-1)	1,511 (+5%)	9mo	$315,000	$208	65
68 Hope Dr	0.60mi	3/2.0	1,416 (-2%)	6mo	$288,000	$203	64
6 Penwith Ln	0.61mi	2/2.0 (-1)	1,452 (+1%)	5mo	$350,200	$241	61
81 Overton Dr	0.59mi	3/2.0	1,484 (+3%)	10mo	$285,150	$192	59
29 Penzance Dr	0.61mi	2/2.0 (-1)	1,436 (-0%)	9mo	$305,000	$212	59
4 Billingsley Ln	0.73mi	3/3.0	1,416 (-2%)	1mo	$290,000	$205	58
12 Arnold Ln	0.73mi	3/2.0	1,416 (-2%)	8mo	$327,000	$231	56
2 Arnold Ln	0.64mi	2/2.0 (-1)	1,344 (-7%)	0mo	$249,900	$186	54
24 Billingsley Dr	0.66mi	2/2.0 (-1)	1,344 (-7%)	0mo	$270,000	$201	52
76 Overton Dr	0.73mi	3/2.0	1,550 (+8%)	3mo	$275,000	$177	50
11 Penwith Ln	0.62mi	4/2.0 (+1)	1,607 (+12%)	2mo	$350,000	$218	45
16 Coverack Ln	0.59mi	2/2.0 (-1)	1,244 (-14%)	2mo	$272,500	$219	43

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-36,341
• Equity at exit: $34,294

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-30,428
• Equity at exit: $19,886

Cash invested: $64,400 (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 72715

• Home prices YoY: -6.6%
• Active inventory: 838
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$121 /mo · $1,453/yr
• Insurance: −$96
• HOA: −$130
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $14

Break-even live

Break-even rent $1,966

Max offer price $230,000

Occupancy floor 94%

Sensitivity live

Price	-10% $145	-5% $80	+0% $14	+5% $-51	+10% $-116
Rent	-10% $-142	-5% $-64	+0% $14	+5% $93	+10% $171
Rate	-1.0pp $130	-0.5pp $73	base $14	+0.5pp $-45	+1.0pp $-106

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Annette Ln Bella Vista, AR	3.0	2.0	1520	$1,650	$1.09	16d	1	0.08mi
27 Shropshire Dr Bella Vista, AR	3.0	3.0	1822	$2,250	$1.23	16d	1	0.78mi
26 Purfleet Dr Bella Vista, AR	3.0	2.0	1276	$1,575	$1.23	16d	1	1.27mi
4 Tilbury Ln Bella Vista, AR	3.0	2.5	1742	$1,850	$1.06	16d	1	1.28mi
9 Purfleet Dr Unit 1366492P Bella Vista, AR	3.0	2.0	1625	$3,392	$2.09	16d	1	1.36mi

HOA detail

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

Listing history 15 events

1. 2026-05-23
   historical $1,850
2. 2026-04-03
   price $230,000
3. 2026-03-12
   price $1,850
4. 2026-02-21
   price $1,900
5. 2026-01-28
   listed $240,000 Active
6. 2026-01-03
   listed $1,950
7. 2022-03-04
   soldstatus $192,250
8. 2022-02-28
   soldstatus $192,250 Closed 734-char remark

   Show marketing remark (734 chars)

   Fantastic 3 bed, 2 bath townhouse just 1.5 miles from highway 71! Bentonville schools, Bella Vista amenities, and tons of updates! 2018 new roof, windows and wood floors, 2020 new hot water heater and 2022 new paint and new appliances! Relax on your deck overlooking the nice open space where the deer roam. Enjoy the trails, golf, parks and all that Bella Vista entails. Upstairs boasts large living and dining areas, kitchen and master bedroom, bathroom and walk in closet! Downstairs enjoy 2 more beds and another living area that walks out to your private deck. Kitchen and both bathrooms come with granite counter tops and laundry room has plenty of space to spread out or even iron! Extra storage off the deck for all your gear!

9. 2022-01-24
   status Pending 734-char remark

   Show marketing remark (734 chars)

   Fantastic 3 bed, 2 bath townhouse just 1.5 miles from highway 71! Bentonville schools, Bella Vista amenities, and tons of updates! 2018 new roof, windows and wood floors, 2020 new hot water heater and 2022 new paint and new appliances! Relax on your deck overlooking the nice open space where the deer roam. Enjoy the trails, golf, parks and all that Bella Vista entails. Upstairs boasts large living and dining areas, kitchen and master bedroom, bathroom and walk in closet! Downstairs enjoy 2 more beds and another living area that walks out to your private deck. Kitchen and both bathrooms come with granite counter tops and laundry room has plenty of space to spread out or even iron! Extra storage off the deck for all your gear!

10. 2022-01-21
    listed $189,000 Active 734-char remark

    Show marketing remark (734 chars)

    Fantastic 3 bed, 2 bath townhouse just 1.5 miles from highway 71! Bentonville schools, Bella Vista amenities, and tons of updates! 2018 new roof, windows and wood floors, 2020 new hot water heater and 2022 new paint and new appliances! Relax on your deck overlooking the nice open space where the deer roam. Enjoy the trails, golf, parks and all that Bella Vista entails. Upstairs boasts large living and dining areas, kitchen and master bedroom, bathroom and walk in closet! Downstairs enjoy 2 more beds and another living area that walks out to your private deck. Kitchen and both bathrooms come with granite counter tops and laundry room has plenty of space to spread out or even iron! Extra storage off the deck for all your gear!

11. 2018-07-09
    soldstatus $75,000
12. 2013-08-16
    soldstatus $38,000 368-char remark

    Show marketing remark (368 chars)

    FANNIE MAE OWNED, PRE-APPROVED FOR HOMEPATH FINANCING. 2 LEVELS/2 LIVING AREAS. CONVENIENT LOCATION TO BV COUNTRY CLUB, GOLF, LAKE AVALON. BENTONVILLE SCHOOLS. SOLD AS-IS, THE SELLER HAS DIRECTED THAT ALL OFFERS ON THIS LISTING BE MADE ONLINE AT, HOMEPATH. COM , SEE ATTACHMENTS. 2 PARKING SPACES. BR 2/BR3 L. L. HAS NO WINDOWS. FULL APPLIANCES PACKAGE CONVEYS, AS-IS.

13. 2013-06-06
    listed $44,900 368-char remark

    Show marketing remark (368 chars)

    FANNIE MAE OWNED, PRE-APPROVED FOR HOMEPATH FINANCING. 2 LEVELS/2 LIVING AREAS. CONVENIENT LOCATION TO BV COUNTRY CLUB, GOLF, LAKE AVALON. BENTONVILLE SCHOOLS. SOLD AS-IS, THE SELLER HAS DIRECTED THAT ALL OFFERS ON THIS LISTING BE MADE ONLINE AT, HOMEPATH. COM , SEE ATTACHMENTS. 2 PARKING SPACES. BR 2/BR3 L. L. HAS NO WINDOWS. FULL APPLIANCES PACKAGE CONVEYS, AS-IS.

14. 2006-11-13
    soldstatus $87,000
15. 2003-07-01
    soldstatus $66,000

ⓘ 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: $1,453 · $121/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$19/yr (+$2/mo · 1.3%)

ⓘ 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 3/10 Moderate
• 🌡 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: $23,811
• − Mortgage interest: −$12,884
• − Property taxes: −$1,453
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − HOA: −$1,560
• − Depreciation: −$6,691
• Taxable loss: −$3,737
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $1,070/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

-97.2% since first listed

15 events — show timeline

• 2026-05-23 Rental Removed $1,850 NWARMLS
• 2026-04-03 Price Changed $230,000 NWARMLS
• 2026-03-12 Price Changed $1,850 NWARMLS
• 2026-02-21 Price Changed $1,900 NWARMLS
• 2026-01-28 Listed $240,000 NWARMLS
• 2026-01-03 Listed for Rent $1,950 NWARMLS
• 2022-03-04 Sold (Public Records) $192,250 Public Records
• 2022-02-28 Sold (MLS) $192,250 NWARMLS
• 2022-01-24 Pending — NWARMLS
• 2022-01-21 Listed $189,000 NWARMLS
• 2018-07-09 Sold (Public Records) $75,000 Public Records
• 2013-08-16 Sold (MLS) $38,000 NWARMLS
• 2013-06-06 Listed $44,900 NWARMLS
• 2006-11-13 Sold (Public Records) $87,000 Public Records
• 2003-07-01 Sold (Public Records) $66,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,453 · +9.7% YoY. Source: county tax records.