4 Cherhill Dr · Bella Vista, AR 72714

$300,000

3 bd · 2.5 ba · 1,599 sqft · SingleFamily public records · 19 Days on market

Built 1991 0.29 ac lot Est $366k · 18% under $3/mo HOA

---

Why this score? — see what drove the B- 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• 1% rule +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nicely updated 3 bedroom, 3 bath home on large lot. Granite counters and sink, top of the line appliances, newer roof, light fixtures, fans and flooring. Extra wide lot with nice play area to the side, 3-car garage Convenient location!

Key facts

• Pantry
• Level driveway
• Granite countertops

Tags

• LEVEL DRIVEWAY
• WORLD-CLASS MOUNTAIN BIKING
• BUCK TRAILHEAD
• BACK 40 TRAILS
• PANTRY
• GRANITE COUNTERTOPS

Property features AI

Finance

• HOA & community: BV POA with $40 annual fee; Community features: biking, clubhouse, dock, fitness center, playground, park, recreation area, sauna, tennis courts, nearby fire station, pool, trails/paths

Exterior

• Parking: Attached garage with garage door opener; 3 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Septic (septic tank); Electricity available; Cable available
• Home design: Single-story; Residential zoning; Entry level on Main; Subdivision lot; Faces public road
• Construction: Brick and vinyl siding construction; Asphalt shingle roof; Crawlspace foundation; Home warranty included; Built 25+ years ago
• Exterior features: Concrete driveway; Deck; Community pool and spa

Interior

• Kitchen: Granite counters; Dishwasher; Electric range; Range hood; Disposal; Refrigerator; Plumbed for ice maker
• Bedrooms: Bedroom on Main level
• Flooring: Carpet; Laminate; Simulated wood; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric, heat pump); Central air (electric, heat pump)
• Interior features: Attic; Ceiling fans; Granite counters; Pantry; Storage; Walk-in closet(s); Window treatments; Double-pane windows; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater; Utility room on Main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $296k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 484 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 35% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~6 years — after that, you're playing with house money.
• 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

• It's been on market 19 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $119k; list at $300k implies a 152% gain — meaningful room to come down on a strong offer.

Recommended offer $295,500 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $366,171
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Reading Ln	0.44mi	3/2.0	1,601 (+0%)	3mo	$350,300	$219	75
48 Westbury Dr	0.33mi	3/2.0	1,549 (-3%)	5mo	$355,000	$229	73
32 Westbury Dr	0.35mi	3/2.0	1,741 (+9%)	3mo	$426,500	$245	65
4 Dinton Ln	0.60mi	3/2.0	1,536 (-4%)	2mo	$339,900	$221	62
10 Thirsk Ln	0.71mi	3/2.0	1,612 (+1%)	3mo	$345,000	$214	61
9 Thirsk Ln	0.72mi	3/2.0	1,642 (+3%)	2mo	$405,000	$247	58
14 Camelford Ln	0.38mi	3/2.5	1,775 (+11%)	8mo	$419,900	$237	58
2 Didcot Ln	0.50mi	3/2.0	1,770 (+11%)	2mo	$379,000	$214	55
11 Thirsk Ln	0.71mi	3/2.0	1,498 (-6%)	7mo	$320,000	$214	49
3 Burford Ln	0.75mi	3/2.0	1,707 (+7%)	9mo	$350,000	$205	44
10 Windermere Ln	0.72mi	2/2.0 (-1)	1,468 (-8%)	9mo	$448,000	$305	38
53 Berkshire Dr	0.72mi	3/2.0	1,837 (+15%)	5mo	$450,000	$245	36

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: 9.7%
• Equity multiple: 1.50×
• Total profit: $42,227
• Equity at exit: $108,468

10-year hold

• IRR: 13.2%
• Equity multiple: 2.67×
• Total profit: $139,909
• Equity at exit: $148,945

Cash invested: $84,000 (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: 484
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,040 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$214 /mo · $2,570/yr
• Insurance: −$125
• HOA: −$3
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $486

Break-even live

Break-even rent $2,425

Max offer price $300,000

Occupancy floor 79%

Sensitivity live

Price	-10% $656	-5% $571	+0% $486	+5% $401	+10% $317
Rent	-10% $246	-5% $366	+0% $486	+5% $606	+10% $727
Rate	-1.0pp $637	-0.5pp $563	base $486	+0.5pp $409	+1.0pp $330

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Sibsey Cir Unit 1230868P Bella Vista, AR	3.0	2.0	1765	$3,469	$1.97	22d	1	1.01mi
4 Kemble Cir Bella Vista, AR	3.0	2.0	1376	$1,850	$1.34	25d	1	1.12mi
15 Baywater Ln Unit 1221842P Bella Vista, AR	3.0	2.0	1915	$5,167	$2.70	22d	1	1.14mi
53 Skipton Dr Bella Vista, AR	4.0	2.0	1607	$2,600	$1.62	16d	1	1.36mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 22 events

1. 2026-06-22
   days on market $300,000 Active 19 DOM
2. 2026-06-18
   days on market $300,000 Active 16 DOM
3. 2026-06-17
   days on market $300,000 Active 15 DOM
4. 2026-06-16
   days on market $300,000 Active 14 DOM
5. 2026-06-15
   days on market $300,000 Active 13 DOM
6. 2026-06-14
   days on market $300,000 Active 11 DOM
7. 2026-06-10
   statusdays on market $300,000 Active 8 DOM
8. 2026-06-05
   statusdays on market $300,000 Pending 7 DOM
9. 2026-06-03
   days on market $300,000 Active 6 DOM
10. 2026-06-02
    days on market $300,000 Active 5 DOM
11. 2026-06-01
    days on market $300,000 Active 4 DOM
12. 2026-05-31
    days on market $300,000 Active 3 DOM
13. 2026-05-31
    days on market $300,000 Active 2 DOM
14. 2026-05-28
    listed $300,000 Active
15. 2024-04-08
    historical
16. 2024-03-13
    listed
17. 2022-07-30
    price $289,000
18. 2022-07-18
    price $299,900
19. 2015-04-18
    soldstatus $119,000 236-char remark

    Show marketing remark (236 chars)

    Nicely updated 3 bedroom, 3 bath home on large lot. Granite counters and sink, top of the line appliances, newer roof, light fixtures, fans and flooring. Extra wide lot with nice play area to the side, 3-car garage Convenient location!

20. 2015-04-10
    soldstatus $119,000
21. 2015-01-12
    listed $129,900 236-char remark

    Show marketing remark (236 chars)

    Nicely updated 3 bedroom, 3 bath home on large lot. Granite counters and sink, top of the line appliances, newer roof, light fixtures, fans and flooring. Extra wide lot with nice play area to the side, 3-car garage Convenient location!

22. 1993-03-02
    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: $2,570 · $214/mo
• Projected year-2 tax: $2,570 · $214/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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: $36,483
• − Mortgage interest: −$16,805
• − Property taxes: −$2,570
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,919
• − Management: −$2,919
• − HOA: −$36
• − Depreciation: −$8,727
• Taxable income: $1,008
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $5,595/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

+200.0% since first listed

9 events — show timeline

• 2026-05-28 Listed $300,000 NWARMLS
• 2024-04-08 Rental Removed — APPFOLIO
• 2024-03-13 Listed for Rent — APPFOLIO
• 2022-07-30 Price Changed $289,000 NWARMLS
• 2022-07-18 Price Changed $299,900 NWARMLS
• 2015-04-18 Sold (MLS) $119,000 NWARMLS
• 2015-04-10 Sold (Public Records) $119,000 Public Records
• 2015-01-12 Listed $129,900 NWARMLS
• 1993-03-02 Sold (Public Records) $100,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,570 · +9.8% YoY. Source: county tax records.