1336 Quail Run Cir · Bentonville, AR 72712

$570,000

3 bd · 2.0 ba · 1,815 sqft · SingleFamily public records · 19 Days on market

Built 1984 0.27 ac lot Est $514k · 11% over

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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 +13.3/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Rent growth +3.6/5.0
• 1% rule +2.6/10.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Established neighborhood! An unbeatable location just up the hill from Coler bike park, it's a wonderful place to call home. Minutes from Downtown Bentonville and Crystal Bridges Museum. This 3 bedroom, 2 bath home offers 1815 SF PLUS a 310 SF glassed-in heated glassed-in porch, wood-burning fireplace, and custom wood shutters. Roof replaced in 2024. Owner is an Arkansas licensed real estate broker.

Key facts

• Unbeatable location
• Roof replaced
• Custom wood shutters

Tags

• UNBEATABLE LOCATION
• GLASSED-IN HEATED PORCH
• WOOD-BURNING FIREPLACE
• CUSTOM WOOD SHUTTERS
• ROOF REPLACED

Property features AI

Finance

• HOA & community: HOA: monthly fee; Near fire station

Exterior

• Parking: Attached garage with garage door opener; 2 covered spaces
• Security: Fire sprinkler system; Smoke detectors
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Residential zoning; Entry level: crawlspace foundation
• Construction: Brick and wood siding construction; Asphalt shingle roof; Crawlspace foundation; Built 25+ years ago
• Exterior features: Concrete driveway; Stone patio/porch; Back yard partial fencing; Landscaped; Corner lot; City lot; Subdivision; Public paved road frontage

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Disposal; Quartz counters; Pantry
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Attic; Pantry; Quartz counters; Storage; Shutters; Walk-in closet(s); Window treatments; Double pane windows; Blinds; Plantation shutters
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $570k.

Deal economics

• At list price, monthly cash flow is $-2 ($-30/yr) — negative.
• To cash-flow at today's rent, offer at most $570k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $431k (24.4% below list).
• Recommended offer: $431k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 rising fast (+4.4%/yr); 745 active listings in the ZIP; 28 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).
• At $4,310/mo this rent would consume 47% of the median local household income ($111k/yr) (locally 932% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 19 days — a 2% lower offer ($561k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $570k implies a 470% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $431,041 (24.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $513,645
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 NW K Pl	0.16mi	3/2.0	1,719 (-5%)	2mo	$475,000	$276	82
1201 NW 10th St	0.32mi	3/2.0	1,868 (+3%)	2mo	$538,000	$288	78
6602 Basswood Ave	0.33mi	4/2.0 (+1)	1,946 (+7%)	0mo	$416,900	$214	67
608 NW K St	0.56mi	4/2.0 (+1)	1,796 (-1%)	1mo	$485,000	$270	67
915 NW 10th St	0.34mi	3/2.0	1,746 (-4%)	14mo	$450,000	$258	66
1703 Kimberly Pl	0.56mi	3/2.5	1,783 (-2%)	7mo	$505,000	$283	63
1328 Quail Run Cir	0.06mi	2/2.0 (-1)	1,544 (-15%)	6mo	$398,900	$258	63
1101 NW 7th St	0.53mi	3/2.0	1,794 (-1%)	14mo	$600,000	$334	62
706 NW 14th St	0.45mi	3/2.0	1,626 (-10%)	2mo	$525,000	$323	60
411 NW Saddlebrook Dr	0.72mi	3/2.0	1,917 (+6%)	7mo	$486,000	$254	52
810 NW 7th St	0.63mi	3/2.0	2,052 (+13%)	1mo	$815,000	$397	48
47 Stonehenge Dr	0.74mi	4/2.5 (+1)	2,073 (+14%)	12mo	$642,000	$310	24

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 · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-86,672
• Equity at exit: $84,989

10-year hold

• IRR: -4.6%
• Equity multiple: 0.68×
• Total profit: $-50,937
• Equity at exit: $49,283

Cash invested: $159,600 (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 72712

• Home prices YoY: -15.5%
• Rents YoY: 4.4%
• Active inventory: 745
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $4,310 high
• Mortgage (P&I): −$2,989
• Tax from tax record: −$181 /mo · $2,173/yr
• Insurance: −$238
• HOA: −$0
• Vacancy / Maint / Mgmt: −$905
• Net cashflow: $-2

Break-even live

Break-even rent $4,314

Max offer price $569,563

Occupancy floor 95%

Sensitivity live

Price	-10% $320	-5% $159	+0% $-2	+5% $-164	+10% $-325
Rent	-10% $-343	-5% $-173	+0% $-2	+5% $168	+10% $338
Rate	-1.0pp $285	-0.5pp $143	base $-2	+0.5pp $-150	+1.0pp $-300

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: $142,500
• Closing costs: $17,100
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 NW J St Unit 1221874P Bentonville, AR	4.0	3.0	2346	$6,824	$2.91	15d	1	0.46mi
1515 NW Bell Royal Ct Unit 1314699P Bentonville, AR	4.0	2.5	2303	$4,422	$1.92	23d	1	0.52mi
1517 NW Bell Royal Ct Unit 1297037P Bentonville, AR	4.0	2.5	2303	$4,313	$1.87	23d	1	0.52mi
703 NW 10th St Unit 1221918P Bentonville, AR	3.0	2.0	1280	$3,785	$2.96	16d	1	0.58mi
4 Jonquilla Way Unit B Bentonville, AR	4.0	2.5	1716	$1,900	$1.11	25d	1	0.66mi
304 Coachlight Dr Unit 1221882P Bentonville, AR	4.0	2.0	1926	$5,773	$3.00	16d	1	0.74mi
717 NW 6th St Bentonville, AR	3.0	1.5	1320	$1,795	$1.36	16d	1	0.75mi
Stonegate Duplexes Bentonville, AR	3.0	2.0	1225	$1,350	$1.10	25d	2	0.82mi
214 NW L St Unit 1363336P Bentonville, AR	4.0	2.0	1377	$3,995	$2.90	23d	1	0.84mi
312 Crestview Dr Unit 1297039P Bentonville, AR	3.0	2.0	1291	$2,402	$1.86	23d	1	0.84mi
1802 NW Mustang Ave Unit 1241310P Bentonville, AR	4.0	3.0	1991	$3,625	$1.82	23d	1	0.87mi
503 NW D St Unit 1363333P Bentonville, AR	2.0	2.5	2163	$5,414	$2.50	15d	1	0.92mi
414 NW Retreat Ln Unit 1221809P Bentonville, AR	3.0	2.5	1743	$6,267	$3.60	16d	1	0.94mi
406 NW Retreat Ln Bentonville, AR	3.0	2.5	1750	$4,400	$2.51	25d	1	0.95mi
2210 Oakwood Ave Bentonville, AR	2.0	2.0	1270	$1,350	$1.06	23d	1	0.95mi
1525 NW Shores Loop Bentonville, AR	1.0–2.0	1.0–2.5	1082	$2,675	$2.47	16d	13	0.97mi
210 NW 9th St Unit 1 Bentonville, AR	3.0	3.5	2146	$4,150	$1.93	25d	1	0.97mi
208 NW 9th St Unit 1 Bentonville, AR	3.0	3.5	2147	$4,150	$1.93	23d	1	0.98mi
107 NW Winfield Ln Bentonville, AR	3.0	2.0	2044	$2,695	$1.32	25d	1	1.04mi
604 NW B St Unit 1221860P Bentonville, AR	3.0	2.0	2271	$8,542	$3.76	23d	1	1.05mi
109 NW Ozark Way Unit 1221875P Bentonville, AR	4.0	3.0	2055	$9,114	$4.44	23d	1	1.05mi
11 Holly Dr Unit B Bentonville, AR	3.0	2.0	1300	$1,700	$1.31	16d	1	1.11mi
649 SW 2nd St Bentonville, AR	4.0	3.0	2176	$4,700	$2.16	25d	1	1.23mi
103 SW E St Unit 1221849P Bentonville, AR	4.0	3.0	2454	$10,431	$4.25	25d	1	1.26mi
342 SW D St Bentonville, AR	3.0	2.5	1660	$1,995	$1.20	25d	1	1.46mi
442 SW Glover St Bentonville, AR	3.0	2.5	1893	$5,000	$2.64	25d	1	1.47mi
501 SW Duke Ave Unit 1221919P Bentonville, AR	3.0	2.0	1722	$4,245	$2.47	16d	1	1.47mi
2318 SW Clover Ct Unit 1221889P Bentonville, AR	4.0	2.5	2551	$8,354	$3.27	23d	1	1.48mi

Listing history 5 events

1. 2026-06-01
   days on market $570,000 Active 19 DOM
2. 2026-05-31
   days on market $570,000 Active 18 DOM
3. 2026-05-31
   days on market $570,000 Active 17 DOM
4. 2026-05-13
   listed $570,000 Active
5. 1994-06-08
   soldstatus $100,000

ⓘ 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: $2,173 · $181/mo
• Projected year-2 tax: $3,648 · $304/mo
• Expected delta: +$1,475/yr (+$123/mo · 67.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,725
• − Mortgage interest: −$31,929
• − Property taxes: −$2,173
• − Insurance: −$2,850
• − Repairs & maintenance: −$4,138
• − Management: −$4,138
• − Depreciation: −$16,582
• Taxable loss: −$10,084
• Est. tax savings @ 24.0%: +$2,420
• After-tax cash flow: $2,391/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): 38,690
• Household income: $110,514
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 932.0

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 0.55)
• Race & ethnicity: White 66% Two or more races 17% Hispanic / Latino 10% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 2% Other Indo-European 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: ▼ -66.76%
• Current HPI: 365.1641
• Rent YoY: ▲ 4.39%
• 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

+470.0% since first listed

2 events — show timeline

• 2026-05-13 Listed $570,000 NWARMLS
• 1994-06-08 Sold (Public Records) $100,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,173 · +2.2% YoY. Source: county tax records.