6008 SW Coywolf St · Bentonville, AR 72713

$397,900

3 bd · 2.5 ba · 1,986 sqft · SingleFamily · 414 Days on market

Built 2026 6,969 sqft lot Est $395k · at est. $13/mo HOA · 1% of rent ↓ 10% 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).

• Appreciation +10.0/10.0
• ARV discount +7.2/15.0
• Cash flow +6.1/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• 1% rule +0.1/10.0

Listing remarks

MODEL HOME that perfectly showcases the style, quality, and luxurious features you can expect in your dream home. Fence, blinds & gutters included! Discover your ultimate home in the Osage Hills neighborhood. Delta plan with garage on the right & South facing! 9 ft ceilings, linear electric fireplace in the living room, LVP flooring throughout the main living areas & primary bedroom, quartz countertops & more. Chef's kitchen boasting frigidaire stainless steel appliances, gas range, pantry, quartz countertops, bar pull handles, large island & gorgeous backsplash. Luxurious primary bedroom features abundant natural light, while the spa-like primary bathroom offe

Key facts

• Gorgeous backsplash
• Large island
• Chef's kitchen

Tags

• LINEAR ELECTRIC FIREPLACE
• CHEF'S KITCHEN
• GAS RANGE
• LARGE ISLAND
• GORGEOUS BACKSPLASH
• SPA-LIKE PRIMARY BATHROOM

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $150; Community features include curbs, sidewalks, nearby schools, park and shopping

Exterior

• Parking: Attached garage with automatic door opener; Two covered spaces
• Security: Smoke detectors
• Utilities: Cable available; Electricity available; Natural gas available; Public sewer; Public water
• Home design: Two-story home; New construction; Faces south; Slab foundation
• Construction: Brick and concrete construction (see remarks); Architectural shingle roof; Home warranty included
• Exterior features: Concrete driveway; Covered patio; Patio; Wood privacy fencing around backyard; Corner lot; Cleared, leveled and landscaped lot; Near park; Subdivision setting; Public paved road frontage

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Disposal; Plumbed for ice maker; Electric water heater
• Bedrooms: Second level bedrooms (two): 14x11 and 14x13; Main level bedroom/room: 15x16
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Blinds; Attic; Ceiling fans; Eat-in kitchen; Pantry; Quartz counters; Split bedroom floorplan; Storage; Walk-in closets; Window treatments
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $398k.

Deal economics

• At list price, monthly cash flow is $-749 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (33.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (49.2% below list).
• Recommended offer: $202k (49.2% 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; 17 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 $43k of equity ($3k loan paydown + $40k 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 ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 414 days — a 12% lower offer ($350k) is reasonable based on typical stale-listing flexibility.

Recommended offer $202,166 (49.2% 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 414 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
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: 0.51% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.07%
• DSCR: 0.64
• GRM: 16.4

CMA / ARV

• ARV (on-the-fly): $395,214
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4700 SW Tribe St	0.12mi	4/3.0 (+1)	1,955 (-2%)	1mo	$392,500	$201	84
6001 SW Bear Creek Ave	0.12mi	4/3.0 (+1)	1,955 (-2%)	0mo	$389,500	$199	84
5903 SW Coywolf St	0.12mi	4/2.5 (+1)	2,042 (+3%)	1mo	$389,900	$191	84
6002 SW Bear Creek Ave	0.15mi	4/2.5 (+1)	2,042 (+3%)	1mo	$399,900	$196	83
5900 SW Chiefs Ave	0.15mi	4/3.0 (+1)	1,955 (-2%)	1mo	$392,500	$201	83
5909 SW Chiefs Ave	0.09mi	4/2.0 (+1)	1,870 (-6%)	1mo	$364,900	$195	78
5904 SW Chiefs Ave	0.13mi	4/2.0 (+1)	1,870 (-6%)	0mo	$364,900	$195	77
5906 SW Bear Creek Ave	0.16mi	4/2.0 (+1)	1,870 (-6%)	1mo	$364,900	$195	74
6002 SW Teppee Ave	0.45mi	4/2.5 (+1)	1,940 (-2%)	0mo	$394,000	$203	70
4411 SW Bison St	0.35mi	4/2.5 (+1)	1,789 (-10%)	1mo	$343,000	$192	61
5803 SW North Fork St	0.65mi	4/2.5 (+1)	2,143 (+8%)	0mo	$460,000	$215	51
5703 Gunstock Rd	0.54mi	4/2.0 (+1)	2,237 (+13%)	1mo	$449,000	$201	46

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: 18.1%
• Equity multiple: 2.47×
• Total profit: $163,616
• Equity at exit: $358,460

10-year hold

• IRR: 16.5%
• Equity multiple: 5.57×
• Total profit: $509,481
• Equity at exit: $773,032

Cash invested: $111,412 (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: 16.4×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$2,087
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$166
• HOA: −$13
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-749

Break-even live

Break-even rent $2,970

Max offer price $265,602

Occupancy floor —

Sensitivity live

Price	-10% $-524	-5% $-636	+0% $-749	+5% $-862	+10% $-974
Rent	-10% $-909	-5% $-829	+0% $-749	+5% $-669	+10% $-589
Rate	-1.0pp $-549	-0.5pp $-648	base $-749	+0.5pp $-852	+1.0pp $-957

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: $99,475
• Closing costs: $11,937
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	15d	1	0.03mi
5809 SW Macasin Ave Bentonville, AR	4.0	2.0	1745	$2,100	$1.20	24d	1	0.33mi
4301 SW Pawhuska St Bentonville, AR	3.0	2.0	1782	$1,980	$1.11	24d	1	0.38mi
5805 SW Teppee Ave Bentonville, AR	4.0	2.5	1854	$2,145	$1.16	24d	1	0.42mi
3401 SW Endearment St Bentonville, AR	4.0	2.5	2065	$2,000	$0.97	24d	1	0.97mi
6812 Memphis Bentonville, AR	3.0	2.5	1599	$1,550	$0.97	24d	1	0.98mi
6604 SW Dignity Ave Bentonville, AR	3.0	3.0	1430	$1,550	$1.08	15d	1	1.00mi
221 Williams Ct Bentonville, AR	3.0	2.0	1410	$1,725	$1.22	24d	1	1.05mi
621-623 Cosmos St Centerton, AR	3.0	2.0	1475	$1,795	$1.22	15d	1	1.06mi
6800 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	15d	1	1.07mi
6802 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	24d	1	1.07mi
231 Palm St Bentonville, AR	3.0	2.0	1828	$2,050	$1.12	24d	1	1.23mi
6708 SW Shady Rd Bentonville, AR	4.0	2.0	1500	$1,800	$1.20	24d	1	1.25mi
3406 SW Lucretia Rd Bentonville, AR	4.0	3.0	2393	$2,800	$1.17	24d	1	1.31mi
3600 SW Willowbrook Rd Bentonville, AR	4.0	3.0	2612	$2,600	$1.00	24d	1	1.43mi
3800 SW Mistletoe Ave Unit 1221819P Bentonville, AR	3.0	2.0	1593	$5,861	$3.68	15d	1	1.48mi
7806 SW Aviator Ave Bentonville, AR	1.0–3.0	1.0–2.0	1009	$1,550	$1.54	15d	19	1.48mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: gaselectric

Listing history 20 events

1. 2026-06-18
   days on market $397,900 Active 414 DOM
2. 2026-06-17
   days on market $397,900 Active 413 DOM
3. 2026-06-15
   price $397,900 Active 411 DOM
4. 2026-06-15
   days on market $384,900 Active 411 DOM
5. 2026-06-14
   days on market $384,900 Active 409 DOM
6. 2026-06-10
   days on market $384,900 Active 406 DOM
7. 2026-06-09
   days on market $384,900 Active 405 DOM
8. 2026-06-08
   days on market $384,900 Active 404 DOM
9. 2026-06-07
   days on market $384,900 Active 403 DOM
10. 2026-06-05
    days on market $384,900 Active 400 DOM
11. 2026-06-03
    days on market $384,900 Active 399 DOM
12. 2026-06-02
    days on market $384,900 Active 398 DOM
13. 2026-06-01
    days on market $384,900 Active 397 DOM
14. 2026-05-31
    days on market $384,900 Active 396 DOM
15. 2026-05-31
    days on market $384,900 Active 395 DOM
16. 2026-03-04
    price $384,900
17. 2025-09-03
    price $399,900
18. 2025-09-02
    price $401,900
19. 2025-07-09
    price $399,900
20. 2025-04-30
    listed $425,900 Active

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $2,547 · $212/mo
• Expected delta: +$1,579/yr (+$132/mo · 163.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,260
• − Mortgage interest: −$22,289
• − Property taxes: −$967
• − Insurance: −$1,990
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − HOA: −$156
• − Depreciation: −$11,575
• Taxable loss: −$16,598
• Est. tax savings @ 24.0%: +$3,984
• After-tax cash flow: $-5,003/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

-9.6% since first listed

5 events — show timeline

• 2026-03-04 Price Changed $384,900 NWARMLS
• 2025-09-03 Price Changed $399,900 NWARMLS
• 2025-09-02 Price Changed $401,900 NWARMLS
• 2025-07-09 Price Changed $399,900 NWARMLS
• 2025-04-30 Listed $425,900 NWARMLS