RC Carnegie II Plan · Benton, AR 72019

$216,900

4 bd · 2.0 ba · 1,470 sqft · SingleFamily · 31 Days on market

Excellent condition Garage

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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 +11.7/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

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 — $226,446.

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 $-65 ($-777/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 $190k (12.5% below list).
• Recommended offer: $190k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.3% in Benton — 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 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); 375 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 31 days — a 3% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,891 (12.5% 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 31 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $226,446
• List price: $216,900
• Delta: -4.22%
• 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
2320 Bassett St	0.25mi	4/2.0	1,470 (0%)	1mo	$219,900	$150	88
2361 Bassett St	0.31mi	4/2.0	1,470 (0%)	1mo	$216,000	$147	85
3301 Wilshire Blvd	0.06mi	3/2.0 (-1)	1,528 (+4%)	2mo	$205,000	$134	84
2329 Bassett St	0.23mi	3/2.0 (-1)	1,523 (+4%)	2mo	$219,000	$144	77
2337 Bassett St	0.34mi	3/2.0 (-1)	1,422 (-3%)	2mo	$215,100	$151	72
5768 John Hancock Dr	0.42mi	3/2.0 (-1)	1,447 (-2%)	3mo	$225,000	$155	70
1025 Heritage Way	0.54mi	4/2.0	1,517 (+3%)	0mo	$239,000	$158	69
2345 Bassett St	0.25mi	4/2.0	1,652 (+12%)	1mo	$225,000	$136	67
1375 Meadows Dr	0.32mi	4/2.0	1,648 (+12%)	0mo	$229,000	$139	65
2328 Bassett St	0.34mi	4/2.0	1,652 (+12%)	1mo	$226,000	$137	62
4828 Tall Grass Dr	0.17mi	3/2.0 (-1)	1,274 (-13%)	3mo	$160,000	$126	62
5705 John Hancock Dr	0.46mi	3/2.0 (-1)	1,633 (+11%)	2mo	$232,000	$142	53

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: -16.6%
• Equity multiple: 0.40×
• Total profit: $-37,824
• Equity at exit: $33,764

10-year hold

• IRR: -5.8%
• Equity multiple: 0.60×
• Total profit: $-25,569
• Equity at exit: $19,579

Cash invested: $63,405 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 31 under contract
• Months of supply: 2.4 mo (42%/mo absorbed)
• Median asking: $212,900 ($153/sqft)
• Median days on market: 31 d
• This list price: 56% of active listings are priced below it
• ARV vs active asking: +0.9% 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: 375
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$1,188
• Tax est. 1.5%: −$283 /mo · $3,397/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-65

Break-even live

Break-even rent $1,981

Max offer price $217,072

Occupancy floor 98%

Sensitivity live

Price	-10% $92	-5% $13	+0% $-65	+5% $-143	+10% $-221
Rent	-10% $-215	-5% $-140	+0% $-65	+5% $10	+10% $85
Rate	-1.0pp $49	-0.5pp $-7	base $-65	+0.5pp $-123	+1.0pp $-183

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: $56,612
• Closing costs: $6,793
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3348 Wilshire Blvd Benton, AR	3.0	2.0	1633	$1,620	$0.99	139d	1	0.06mi
1056 Huntington Dr Bryant, AR	4.0	2.0	1470	$1,661	$1.13	62d	1	0.09mi
6016 Croft AVE Benton, AR	4.0	2.0	1496	$1,650	$1.10	62d	1	0.12mi
6688 Hollywood Ave Bryant, AR	3.0	2.0	1051	$1,595	$1.52	0d	1	0.17mi
6648 Hollywood Ave Bryant, AR	4.0	2.0	1470	$2,003	$1.36	62d	1	0.17mi
6625 Hollywood Ave Benton, AR	4.0	2.0	1672	$1,700	$1.02	0d	1	0.18mi
5399 Heritage Valley Dr Benton, AR	4.0	2.0	1790	$1,800	$1.01	0d	1	0.55mi
5813 Heritage Heights Dr Benton, AR	4.0	2.0	1792	$1,731	$0.97	0d	1	0.71mi

Property features AI

Finance

• Financial info: List price $216,900

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan home
• Exterior features: Living area approximately 1470

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (RC Carnegie II)

Listing history 50 events

1. 2026-09-24
   days on market $216,900 Active 31 DOM
2. 2026-09-23
   days on market $216,900 Active 30 DOM
3. 2026-09-22
   days on market $216,900 Active 29 DOM
4. 2026-09-21
   days on market $216,900 Active 28 DOM
5. 2026-09-20
   days on market $216,900 Active 27 DOM
6. 2026-09-19
   days on market $216,900 Active 26 DOM
7. 2026-09-18
   days on market $216,900 Active 25 DOM
8. 2026-09-17
   days on market $216,900 Active 24 DOM
9. 2026-09-16
   days on market $216,900 Active 23 DOM
10. 2026-09-15
    days on market $216,900 Active 22 DOM
11. 2026-09-14
    days on market $216,900 Active 21 DOM
12. 2026-09-13
    days on market $216,900 Active 20 DOM
13. 2026-09-12
    days on market $216,900 Active 19 DOM
14. 2026-09-11
    days on market $216,900 Active 18 DOM
15. 2026-09-05
    days on market $216,900 Active 12 DOM
16. 2026-09-04
    days on market $216,900 Active 11 DOM
17. 2026-09-03
    days on market $216,900 Active 10 DOM
18. 2026-08-31
    days on market $216,900 Active 7 DOM
19. 2026-08-30
    days on market $216,900 Active 6 DOM
20. 2026-08-29
    days on market $216,900 Active 5 DOM
21. 2026-08-28
    days on market $216,900 Active 4 DOM
22. 2026-08-27
    days on market $216,900 Active 3 DOM
23. 2026-08-25
    remarks 333-char remark
24. 2026-08-25
    days on marketlisting id $216,900 Active 1 DOM
25. 2026-08-24
    days on market $216,900 Active 480 DOM
26. 2026-08-23
    days on market $216,900 Active 479 DOM
27. 2026-08-22
    days on market $216,900 Active 478 DOM
28. 2026-08-21
    days on market $216,900 Active 477 DOM
29. 2026-08-20
    days on market $216,900 Active 476 DOM
30. 2026-08-19
    days on market $216,900 Active 475 DOM
31. 2026-08-18
    days on market $216,900 Active 474 DOM
32. 2026-08-17
    days on market $216,900 Active 473 DOM
33. 2026-08-16
    days on market $216,900 Active 472 DOM
34. 2026-08-15
    days on market $216,900 Active 471 DOM
35. 2026-08-15
    days on market $216,900 Active 470 DOM
36. 2026-08-13
    days on market $216,900 Active 469 DOM
37. 2026-08-12
    days on market $216,900 Active 468 DOM
38. 2026-08-11
    days on market $216,900 Active 467 DOM
39. 2026-08-10
    days on market $216,900 Active 466 DOM
40. 2026-08-09
    days on market $216,900 Active 465 DOM
41. 2026-08-08
    days on market $216,900 Active 464 DOM
42. 2026-08-07
    days on market $216,900 Active 463 DOM
43. 2026-08-06
    days on market $216,900 Active 462 DOM
44. 2026-08-05
    days on market $216,900 Active 461 DOM
45. 2026-08-04
    days on market $216,900 Active 460 DOM
46. 2026-08-03
    days on market $216,900 Active 459 DOM
47. 2026-07-31
    days on market $216,900 Active 456 DOM
48. 2026-07-29
    days on market $216,900 Active 454 DOM
49. 2026-07-27
    days on market $216,900 Active 452 DOM
50. 2026-07-25
    days on market $216,900 Active 450 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: $22,787
• − Mortgage interest: −$12,685
• − Property taxes: −$3,397
• − Insurance: −$1,132
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$6,588
• Taxable loss: −$4,660
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $341/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

Property features AI

Finance

• Financial info: List price $216,900

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan home
• Exterior features: Living area approximately 1470

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (RC Carnegie II)