7107 Chestnut Hill Rd · Bentonville, AR 72713

$384,900

5 bd · 3.5 ba · 2,347 sqft · SingleFamily public records · 22 Days on market

Built 2023 6,534 sqft lot Est $554k · 31% under ↓ 1% since listing

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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
• Appreciation +10.0/10.0
• Cash flow +6.0/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.4/10.0

Listing remarks

Welcome to your next chapter in Providence Village! This like-new 5-bedroom, 3-bath home (2 en suites!) offers the perfect blend of space, comfort, and convenience for large families or multigenerational living. Built just 3 years ago, it gives you modern style without the wait for new construction. Inside, you’ll find a bright open layout with abundant natural light, modern finishes, and room for everyone to spread out while still feeling connected. The spacious kitchen flows seamlessly into the living and dining areas, making it ideal for family gatherings, entertaining, or cozy nights at home. Every bedroom includes a walk-in closet, providing the storage larger households truly ap

Key facts

• Low-maintenance yard
• Walk-in closet
• Spacious kitchen

Tags

• OPEN LAYOUT
• SPACIOUS KITCHEN
• WALK-IN CLOSET
• FRONT PORCH
• LOW-MAINTENANCE YARD
• MINUTES FROM XNA

Property features AI

Finance

• Financial info: Annual tax amount not included per instructions
• HOA & community: Monthly association fee; Community near fire station, hospital, schools, and shopping

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Fire alarm; Smoke detectors
• Utilities: Electricity available
• Home design: 2-story home
• Construction: Brick and vinyl siding exterior; Architectural shingle roof; Slab foundation; Built on a 0.15-acre lot
• Exterior features: Concrete driveway; Cleared, open lot; Paved road access

Interior

• Kitchen: Dishwasher; Electric cooktop; Plumbed for ice maker; ENERGY STAR qualified appliances
• Bedrooms: No bedroom level information provided
• Flooring: Carpet
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Walk-in closets
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-802 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (36.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (42.4% below list).
• Recommended offer: $222k (42.4% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 2.6% in Bentonville — 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 83/100 on livability (#2 in AR, #864 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities 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; 690 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k 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 ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($379k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate 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 $221,619 (42.4% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.58% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.19%
• DSCR: 0.64
• GRM: 14.5

CMA / ARV

• ARV (on-the-fly): $553,892
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6900 SW Chestnut Hill Rd	0.12mi	5/3.5	2,451 (+4%)	12mo	$410,000	$167	77
7004 SW Chalkstone Rd	0.14mi	4/2.5 (-1)	2,362 (+1%)	9mo	$365,000	$155	76
3601 SW Daybreak Blvd	0.60mi	4/3.5 (-1)	2,310 (-2%)	2mo	$545,000	$236	63
6803 SW Chalkstone Rd	0.18mi	4/2.5 (-1)	2,658 (+13%)	6mo	$385,000	$145	55
7307 SW Chestnut Hill Rd	0.11mi	4/2.5 (-1)	2,657 (+13%)	15mo	$395,000	$149	52
3602 SW Starburst Ave	0.52mi	4/2.5 (-1)	2,545 (+8%)	2mo	$685,000	$269	52
6307 Luster Rd	0.57mi	4/3.0 (-1)	2,163 (-8%)	7mo	$550,000	$254	48
6507 First Light St	0.67mi	4/2.5 (-1)	2,515 (+7%)	4mo	$689,000	$274	44
6605 SW Chestnut Hill Rd	0.26mi	4/2.5 (-1)	2,658 (+13%)	15mo	$375,000	$141	44
3509 SW Aurora Ln	0.55mi	4/2.5 (-1)	2,542 (+8%)	11mo	$699,000	$275	42
6106 SW Sumter Rd	0.51mi	4/2.5 (-1)	2,644 (+13%)	7mo	$360,000	$136	40
3609 SW Daybreak Blvd	0.57mi	4/2.5 (-1)	2,035 (-13%)	13mo	$530,007	$260	31

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: 17.4%
• Equity multiple: 2.42×
• Total profit: $152,836
• Equity at exit: $346,748

10-year hold

• IRR: 16.0%
• Equity multiple: 5.45×
• Total profit: $479,861
• Equity at exit: $747,776

Cash invested: $107,772 (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: 690
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$2,018
• Tax from tax record: −$308 /mo · $3,691/yr
• Insurance: −$160
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-802

Break-even live

Break-even rent $3,232

Max offer price $243,207

Occupancy floor —

Sensitivity live

Price	-10% $-584	-5% $-693	+0% $-802	+5% $-911	+10% $-1,020
Rent	-10% $-977	-5% $-890	+0% $-802	+5% $-715	+10% $-627
Rate	-1.0pp $-608	-0.5pp $-704	base $-802	+0.5pp $-902	+1.0pp $-1,003

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: $96,225
• Closing costs: $11,547
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4205 SW Lenox Ave Bentonville, AR	4.0	2.0	1652	$1,850	$1.12	25d	1	0.07mi
6801 SW Chestnut Hill Rd Bentonville, AR	4.0	2.0	1652	$1,750	$1.06	25d	1	0.19mi
6706 SW Whitmarsh Rd Bentonville, AR	4.0	2.0	1657	$1,695	$1.02	22d	1	0.19mi
6804 SW Chalkstone Rd Bentonville, AR	4.0	2.0	1650	$1,885	$1.14	15d	1	0.19mi
6304 SW Luna Ln Bentonville, AR	4.0	3.0	2396	$2,650	$1.11	25d	1	0.65mi
4203 S 88th St Bentonville, AR	4.0	3.0	3087	$6,000	$1.94	15d	1	1.17mi

Listing history 17 events

1. 2026-06-18
   days on market $384,900 Active 22 DOM
2. 2026-06-17
   days on market $384,900 Active 21 DOM
3. 2026-06-16
   days on market $384,900 Active 20 DOM
4. 2026-06-15
   days on market $384,900 Active 19 DOM
5. 2026-06-14
   days on market $384,900 Active 17 DOM
6. 2026-06-10
   days on market $384,900 Active 14 DOM
7. 2026-06-09
   days on market $384,900 Active 13 DOM
8. 2026-06-08
   days on market $384,900 Active 12 DOM
9. 2026-06-07
   days on market $384,900 Active 11 DOM
10. 2026-06-05
    days on market $384,900 Active 8 DOM
11. 2026-06-03
    days on market $384,900 Active 7 DOM
12. 2026-06-02
    days on market $384,900 Active 6 DOM
13. 2026-06-01
    days on market $384,900 Active 5 DOM
14. 2026-05-31
    days on market $384,900 Active 4 DOM
15. 2026-05-31
    days on market $384,900 Active 3 DOM
16. 2026-05-27
    listed $384,900 Active
17. 2025-09-11
    price $389,000

ⓘ 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: $3,691 · $308/mo
• Projected year-2 tax: $3,691 · $308/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,594
• − Mortgage interest: −$21,560
• − Property taxes: −$3,691
• − Insurance: −$2,722
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − Depreciation: −$11,197
• Taxable loss: −$16,831
• Est. tax savings @ 24.0%: +$4,040
• After-tax cash flow: $-5,586/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 — Bentonville

• Score: 83/100
• State rank: #2
• US rank: #864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bentonville, AR
• County: Benton County · 259,241 people
• City population: 67,689
• 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

-1.1% since first listed

2 events — show timeline

• 2026-05-27 Listed $384,900 NWARMLS
• 2025-09-11 Price Changed $389,000 NWARMLS

Property tax history

+170.2%/yr

Latest (2025): $3,691 · -1.8% YoY. Source: county tax records.