RC Carnegie II Plan · Benton, AR 72019

$216,900

4 bd · 2.0 ba · 1,470 sqft · SingleFamily · 464 Days on market

Excellent condition

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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 +10.5/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story home is ready for modern lifestyles. An open-concept floorplan shared between the kitchen and living room encourages simple everyday transitions and multitasking. Three secondary bedrooms are tucked away to the side of the home, opposite from the luxurious owner's suite with a full bathroom and walk-in closet.

Key facts

• Full bathroom
• Walk-in closet
• Owner's suite

Tags

• OPEN-CONCEPT FLOORPLAN
• KITCHEN AND LIVING ROOM
• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $216,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $235,747.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $217k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (12.0% below list).
• Recommended offer: $191k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.4% in Benton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#119 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Benton School District (suburban): math 51% / reading 43% proficiency, ranked #25 of 238 in AR (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benton Middle School (math 54% / reading 40%, grade D+, #46 of 201 statewide, top 24%, 1,367 students, 44% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 326 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 464 days — a 12% lower offer ($191k) is reasonable based on typical stale-listing flexibility.

Recommended offer $190,827 (12.0% 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 464 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $235,747
• List price: $216,900
• Delta: -7.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6648 Hollywood Ave	0.19mi	4/2.0	1,470 (0%)	2mo	$215,600	$147	89
3301 Wilshire Blvd	0.06mi	3/2.0 (-1)	1,528 (+4%)	0mo	$205,000	$134	86
3317 Wilshire Blvd	0.09mi	3/2.0 (-1)	1,538 (+5%)	2mo	$205,000	$133	82
6680 Hollywood Ave	0.19mi	3/2.0 (-1)	1,523 (+4%)	2mo	$217,850	$143	78
2329 Bassett St	0.23mi	3/2.0 (-1)	1,523 (+4%)	0mo	$219,000	$144	78
2337 Bassett St	0.34mi	3/2.0 (-1)	1,422 (-3%)	0mo	$215,100	$151	73
5768 John Hancock Dr	0.42mi	3/2.0 (-1)	1,447 (-2%)	1mo	$225,000	$155	72
4828 Tall Grass Dr	0.17mi	3/2.0 (-1)	1,274 (-13%)	2mo	$160,000	$126	64
5515 Heritage Valley Dr	0.67mi	3/2.0 (-1)	1,424 (-3%)	2mo	$225,000	$158	57
5704 John Hancock Dr	0.49mi	3/2.0 (-1)	1,606 (+9%)	2mo	$234,900	$146	55
5705 John Hancock Dr	0.46mi	3/2.0 (-1)	1,633 (+11%)	0mo	$232,000	$142	54
5455 Heritage Valley Dr	0.52mi	4/2.0	1,666 (+13%)	2mo	$230,000	$138	52

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 · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.35×
• Total profit: $-42,939
• Equity at exit: $35,151

10-year hold

• IRR: -7.8%
• Equity multiple: 0.48×
• Total profit: $-34,625
• Equity at exit: $20,383

Cash invested: $66,009 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 24 under contract
• Months of supply: 3.4 mo (30%/mo absorbed)
• Median asking: $219,900 ($147/sqft)
• Median days on market: 103 d
• This list price: 37% of active listings are priced below it
• ARV vs active asking: +9.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72019

• Home prices YoY: -12.2%
• Rents YoY: 4.5%
• Active inventory: 326
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$1,236
• Tax est. 1.5%: −$295 /mo · $3,536/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-122

Break-even live

Break-even rent $2,062

Max offer price $218,142

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-40	+0% $-122	+5% $-203	+10% $-285
Rent	-10% $-272	-5% $-197	+0% $-122	+5% $-46	+10% $29
Rate	-1.0pp $-3	-0.5pp $-62	base $-122	+0.5pp $-183	+1.0pp $-245

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: $58,937
• Closing costs: $7,072
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3348 Wilshire Blvd Benton, AR	3.0	2.0	1633	$1,620	$0.99	93d	1	0.06mi
1056 Huntington Dr Bryant, AR	4.0	2.0	1470	$1,661	$1.13	15d	1	0.09mi
6016 Croft AVE Benton, AR	4.0	2.0	1496	$1,650	$1.10	15d	1	0.12mi
6648 Hollywood Ave Bryant, AR	4.0	2.0	1470	$2,003	$1.36	15d	1	0.17mi
5813 Heritage Heights Dr Benton, AR	4.0	2.0	1792	$1,881	$1.05	15d	1	0.71mi

Listing history 50 events

1. 2026-08-08
   days on market $216,900 Active 464 DOM
2. 2026-08-07
   days on market $216,900 Active 463 DOM
3. 2026-08-06
   days on market $216,900 Active 462 DOM
4. 2026-08-05
   days on market $216,900 Active 461 DOM
5. 2026-08-04
   days on market $216,900 Active 460 DOM
6. 2026-08-03
   days on market $216,900 Active 459 DOM
7. 2026-07-31
   days on market $216,900 Active 456 DOM
8. 2026-07-29
   days on market $216,900 Active 454 DOM
9. 2026-07-27
   days on market $216,900 Active 452 DOM
10. 2026-07-25
    days on market $216,900 Active 450 DOM
11. 2026-07-23
    days on market $216,900 Active 448 DOM
12. 2026-07-22
    days on market $216,900 Active 447 DOM
13. 2026-07-21
    days on market $216,900 Active 446 DOM
14. 2026-07-18
    days on market $216,900 Active 443 DOM
15. 2026-07-16
    days on market $216,900 Active 441 DOM
16. 2026-07-16
    days on market $216,900 Active 440 DOM
17. 2026-07-14
    days on market $216,900 Active 439 DOM
18. 2026-07-13
    days on market $216,900 Active 438 DOM
19. 2026-07-12
    days on market $216,900 Active 437 DOM
20. 2026-07-11
    days on market $216,900 Active 436 DOM
21. 2026-07-10
    days on market $216,900 Active 435 DOM
22. 2026-07-09
    days on market $216,900 Active 434 DOM
23. 2026-07-07
    days on market $216,900 Active 432 DOM
24. 2026-07-06
    days on market $216,900 Active 431 DOM
25. 2026-07-05
    days on market $216,900 Active 430 DOM
26. 2026-07-04
    days on market $216,900 Active 429 DOM
27. 2026-07-03
    days on market $216,900 Active 428 DOM
28. 2026-07-02
    days on market $216,900 Active 427 DOM
29. 2026-07-01
    days on market $216,900 Active 426 DOM
30. 2026-06-30
    days on market $216,900 Active 425 DOM
31. 2026-06-29
    days on market $216,900 Active 424 DOM
32. 2026-06-28
    days on market $216,900 Active 423 DOM
33. 2026-06-28
    days on market $216,900 Active 422 DOM
34. 2026-06-27
    days on market $216,900 Active 421 DOM
35. 2026-06-25
    days on market $216,900 Active 419 DOM
36. 2026-06-23
    days on market $216,900 Active 417 DOM
37. 2026-06-22
    days on market $216,900 Active 416 DOM
38. 2026-06-18
    days on market $216,900 Active 413 DOM
39. 2026-06-17
    days on market $216,900 Active 412 DOM
40. 2026-06-16
    days on market $216,900 Active 411 DOM
41. 2026-06-15
    days on market $216,900 Active 410 DOM
42. 2026-06-14
    days on market $216,900 Active 408 DOM
43. 2026-06-13
    days on market $216,900 Active 407 DOM
44. 2026-06-10
    days on market $216,900 Active 405 DOM
45. 2026-06-09
    days on market $216,900 Active 404 DOM
46. 2026-06-08
    days on market $216,900 Active 403 DOM
47. 2026-06-07
    days on market $216,900 Active 402 DOM
48. 2026-06-03
    days on market $216,900 Active 398 DOM
49. 2026-06-02
    days on market $216,900 Active 397 DOM
50. 2026-06-01
    days on market $216,900 Active 396 DOM

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

Taxation est. · year 1

• Rental income: $22,899
• − Mortgage interest: −$13,206
• − Property taxes: −$3,536
• − Insurance: −$1,179
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$6,858
• Taxable loss: −$5,543
• Est. tax savings @ 24.0%: +$1,330
• After-tax cash flow: $-130/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This single-story home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would be ideal for both resale and rental.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Ringgold Elementary School F AR #173/454 Nat'l #17,861/41,679 High Benton High School D- AR #24/292 Nat'l #6,744/17,239

Schools (NCES district)

• District: Benton School District
• NCES district ID: 0502960
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $51,870
• Composite: 40.52/100
• National rank: #3707
• State rank: #25 of 238 in AR

C Composite livability gradescore 66/100

Livability — Benton

• Score: 66/100
• State rank: #119
• US rank: #11460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saline County · 140,141 people
• City population: 58,767
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 30,055
• Household income: $87,869
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 4% of renters

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Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 6% Vietnamese 1%

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Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.95%
• Current HPI: 215.1912
• Rent YoY: ▲ 4.53%
• Metro: Little Rock-North Little Rock-Conway, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

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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

+1.9% since first listed

2 events — show timeline

• 2026-02-14 Price Changed $216,900 Zillow
• 2025-05-02 Listed $212,900 Zillow