37 Harborough Dr · Bella Vista, AR 72714

$295,000

2 bd · 2.0 ba · 1,095 sqft · SingleFamily · 13 Days on market

Built 2026 0.28 ac lot Est $246k · 20% over

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Why this score? — see what drove the F 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 +7.4/30.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks

Don't let the size fool you—this newly built home is packed with high-end finishes and thoughtful design choices that maximize both function and style. Featuring quartz countertops, luxury vinyl plank flooring throughout, and a bright, open-concept layout, the home offers comfortable everyday living with a polished, modern aesthetic. The spacious kitchen island provides plenty of room for meal prep, entertaining, and additional seating, making it the centerpiece of the home. A one-car garage adds practical storage and convenience, while the location places you just minutes from outdoor adventure, including the Back 40 Trail. Whether you're searching for a low-maintenance primary resid

Key facts

• Quartz countertops
• One-car garage
• Open-concept layout

Tags

• QUARTZ COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN ISLAND
• ONE-CAR GARAGE

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Attached garage with garage door opener; 1 covered parking space
• Security: Smoke detector(s)
• Utilities: Electricity available; Public water; Septic available (septic tank)
• Home design: Single-story home; New construction; Crawlspace foundation
• Construction: Brick and vinyl siding exterior; Architectural shingle roof
• Exterior features: Concrete driveway; Deck; Landscaped yard; Sloped lot; Paved road access; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fans; Pantry; Quartz counters; Walk-in closets
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-375 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (28.6% below list).
• Recommended offer: $211k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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: 475 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.4% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $210,642 (28.6% 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: 0.71% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.44%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $246,375
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Granshire Dr	0.05mi	2/2.0	1,030 (-6%)	11mo	$232,000	$225	79
1 Dickenshire Ln	0.27mi	3/2.0 (+1)	1,140 (+4%)	20mo	$248,000	$218	58
22 Winchelsea Ln	0.68mi	2/2.0	1,106 (+1%)	11mo	$325,000	$294	57
15 Duxford Cir	0.75mi	2/2.0	1,230 (+12%)	16mo	$245,000	$199	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.85×
• Total profit: $-12,715
• Equity at exit: $106,660

10-year hold

• IRR: 2.0%
• Equity multiple: 1.25×
• Total profit: $20,734
• Equity at exit: $146,463

Cash invested: $82,600 (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 72714

• Home prices YoY: 0.5%
• Active inventory: 475
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,106 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-375

Break-even live

Break-even rent $2,581

Max offer price $240,795

Occupancy floor —

Sensitivity live

Price	-10% $-171	-5% $-273	+0% $-375	+5% $-477	+10% $-578
Rent	-10% $-541	-5% $-458	+0% $-375	+5% $-291	+10% $-208
Rate	-1.0pp $-226	-0.5pp $-300	base $-375	+0.5pp $-451	+1.0pp $-529

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Harrington Ln Unit 1241318P Bella Vista, AR	2.0	2.0	1044	$2,578	$2.47	14d	1	0.75mi
30 Lunsford Ln Unit 1241312P Bella Vista, AR	2.0	2.0	1119	$1,842	$1.65	15d	1	0.94mi

Listing history 10 events

1. 2026-06-18
   days on market $295,000 Active 13 DOM
2. 2026-06-17
   days on market $295,000 Active 12 DOM
3. 2026-06-16
   days on market $295,000 Active 11 DOM
4. 2026-06-15
   days on market $295,000 Active 10 DOM
5. 2026-06-14
   days on market $295,000 Active 8 DOM
6. 2026-06-10
   days on market $295,000 Active 5 DOM
7. 2026-06-09
   days on market $295,000 Active 4 DOM
8. 2026-06-08
   days on market $295,000 Active 3 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $295,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,277
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − Depreciation: −$8,582
• Taxable loss: −$9,774
• Est. tax savings @ 24.0%: +$2,346
• After-tax cash flow: $-2,150/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): 14,350
• Household income: $103,125
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 61.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% 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: ▲ 1.38%
• Current HPI: 307.5796
• 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

1 event — show timeline

• 2026-06-05 Listed $295,000 NWARMLS