RC Carnegie II Plan · Benton, AR 72019

$216,900

4 bd · 2.0 ba · 1,470 sqft · SingleFamily · 416 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 +9.3/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• 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 — $233,634.

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 $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (15.7% below list).
• Recommended offer: $183k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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); 237 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 416 days — a 12% lower offer ($191k) is reasonable based on typical stale-listing flexibility.

Recommended offer $182,943 (15.7% 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 416 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.11%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $233,634
• List price: $216,900
• Delta: -7.16%
• 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%)	1mo	$215,600	$147	91
6673 Hollywood Ave	0.19mi	4/2.0	1,470 (0%)	1mo	$215,900	$147	90
6657 Hollywood Ave	0.19mi	4/2.0	1,470 (0%)	1mo	$210,000	$143	90
6681 Hollywood Ave	0.19mi	3/2.0 (-1)	1,422 (-3%)	1mo	$211,900	$149	80
6680 Hollywood Ave	0.19mi	3/2.0 (-1)	1,523 (+4%)	1mo	$217,850	$143	80
6642 Hollywood Ave	0.19mi	3/2.0 (-1)	1,523 (+4%)	1mo	$217,000	$142	80
6649 Hollywood Ave	0.19mi	3/2.0 (-1)	1,422 (-3%)	1mo	$211,500	$149	80
6656 Hollywood Ave	0.19mi	3/2.0 (-1)	1,355 (-8%)	1mo	$209,500	$155	72
950 James Madison Dr	0.31mi	3/2.0 (-1)	1,314 (-11%)	1mo	$205,000	$156	62
5810 Heritage Heights Dr	0.72mi	4/2.0	1,515 (+3%)	2mo	$242,000	$160	60
5515 Heritage Valley Dr	0.67mi	3/2.0 (-1)	1,424 (-3%)	1mo	$225,000	$158	58
5741 John Hancock Dr	0.47mi	3/2.0 (-1)	1,267 (-14%)	1mo	$188,800	$149	49

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: -19.8%
• Equity multiple: 0.30×
• Total profit: $-45,758
• Equity at exit: $34,836

10-year hold

• IRR: -9.7%
• Equity multiple: 0.37×
• Total profit: $-41,516
• Equity at exit: $20,200

Cash invested: $65,418 (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 72019

• Home prices YoY: -12.2%
• Rents YoY: 4.5%
• Active inventory: 237
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,829 medium
• Mortgage (P&I): −$1,225
• Tax est. 1.5%: −$292 /mo · $3,505/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-169

Break-even live

Break-even rent $2,044

Max offer price $209,130

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-89	+0% $-169	+5% $-250	+10% $-331
Rent	-10% $-314	-5% $-242	+0% $-169	+5% $-97	+10% $-25
Rate	-1.0pp $-52	-0.5pp $-110	base $-169	+0.5pp $-230	+1.0pp $-291

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: $58,408
• Closing costs: $7,009
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3348 Wilshire Blvd Benton, AR	3.0	2.0	1633	$1,620	$0.99	45d	1	0.06mi

Listing history 18 events

1. 2026-06-22
   days on market $216,900 Active 416 DOM
2. 2026-06-18
   days on market $216,900 Active 413 DOM
3. 2026-06-17
   days on market $216,900 Active 412 DOM
4. 2026-06-16
   days on market $216,900 Active 411 DOM
5. 2026-06-15
   days on market $216,900 Active 410 DOM
6. 2026-06-14
   days on market $216,900 Active 408 DOM
7. 2026-06-13
   days on market $216,900 Active 407 DOM
8. 2026-06-10
   days on market $216,900 Active 405 DOM
9. 2026-06-09
   days on market $216,900 Active 404 DOM
10. 2026-06-08
    days on market $216,900 Active 403 DOM
11. 2026-06-07
    days on market $216,900 Active 402 DOM
12. 2026-06-03
    days on market $216,900 Active 398 DOM
13. 2026-06-02
    days on market $216,900 Active 397 DOM
14. 2026-06-01
    days on market $216,900 Active 396 DOM
15. 2026-05-31
    days on market $216,900 Active 395 DOM
16. 2026-05-31
    days on market $216,900 Active 394 DOM
17. 2026-02-14
    price $216,900 333-char remark

    Show marketing remark (333 chars)

    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.

18. 2025-05-02
    listed $212,900 Active 333-char remark

    Show marketing remark (333 chars)

    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.

ⓘ 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: $21,953
• − Mortgage interest: −$13,087
• − Property taxes: −$3,505
• − Insurance: −$1,168
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$6,797
• Taxable loss: −$6,116
• Est. tax savings @ 24.0%: +$1,468
• After-tax cash flow: $-564/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.

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

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 · 77,216 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: 331.0

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%

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%

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

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