67 Fairway Dr · Bella Vista, AR 72714

$265,000

2 bd · 2.0 ba · 1,028 sqft · Townhouse public records · 2 Days on market

Built 1983 2,613 sqft lot Est $201k · 32% over $130/mo HOA · 6% of rent

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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 +11.5/30.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome To Your Next Home, A Golf Front Townhome In The Heart Of Bella Vista. Bentonville Schools. This Low Maintenance 2 Bedroom, 2 Bath Home With An 2 Car Garage Sits Directly On The Fairway, Offering Sweeping Green Views And A Setting You Simply Cannot Easily Replicate. Step Into The Sun Drenched Sunroom, The Perfect Spot To Sip Your Morning Coffee And Watch The Golfers Roll By. The Main Living Area Is Wide Open And The Overall Layout Just Works! Mature Shade Trees, Established Landscaping And A Quiet Cul De Sac Feel Make This One Of The Most Peaceful Spots In The Area. Location Does Not Get Better Than This, You Are Just Down The Street From The Metfield Golf Complex, Skills Park, Baske

Key facts

• Sweeping green views
• Sun drenched sunroom
• Mature shade trees

Tags

• GOLF FRONT TOWNHOME
• SWEEPING GREEN VIEWS
• SUN DRENCHED SUNROOM
• MATURE SHADE TREES
• ESTABLISHED LANDSCAPING
• QUIET CUL DE SAC

Property features AI

Finance

• Other: Annual tax amount available
• HOA & community: Homeowners association (BV Property Owners Assoc); Monthly HOA fee $90; Additional monthly fee $40; HOA covers grounds maintenance

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available; Electricity available; Cable available; Phone available
• Home design: Single-story; Slab foundation; Has view
• Construction: Brick and frame construction; Architectural shingle roof
• Exterior features: Concrete driveway; Enclosed and screened porch; Cul-de-sac lot; Landscaped; Level lot; Views; Golf course frontage; Public paved road frontage

Interior

• Kitchen: Electric oven; Electric range; Self-cleaning oven; Refrigerator; Disposal
• Bedrooms: Main level bedroom (12x14); Main level bedroom (13x12)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Electric heating; Heat pump
• Interior features: Split bedrooms; Smoke detector(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (19.4% below list).
• Recommended offer: $214k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $83k; list at $265k implies a 219% gain — meaningful room to come down on a strong offer.

Recommended offer $213,617 (19.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $201,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Fairway Dr	0.15mi	2/1.5	1,004 (-2%)	15mo	$221,000	$220	75
9 Eleanor Ln	0.66mi	2/2.0	1,051 (+2%)	9mo	$240,000	$228	58
40 Melinda Ln	0.43mi	2/2.0	1,128 (+10%)	8mo	$207,000	$184	58
21 Lunsford Ln	0.30mi	2/2.0	1,152 (+12%)	14mo	$225,000	$195	54
42 Melinda Ln	0.41mi	2/2.0	1,128 (+10%)	13mo	$215,000	$191	54
30 Walter Dr	0.63mi	2/2.0	1,138 (+11%)	2mo	$218,000	$192	51
11 Eleanor	0.67mi	2/1.5	1,128 (+10%)	3mo	$235,000	$208	48
29 Eleanor Ln	0.73mi	2/1.5	1,120 (+9%)	2mo	$210,000	$188	47
2 Eleanor Ln	0.67mi	2/1.5	1,120 (+9%)	6mo	$220,000	$196	47
8 Walter Cir	0.55mi	2/1.5	1,138 (+11%)	15mo	$227,900	$200	42
4 Eleanor Ln	0.67mi	2/1.5	1,120 (+9%)	12mo	$220,000	$196	42
33 Walter Dr	0.65mi	2/2.0	1,136 (+10%)	14mo	$190,000	$167	41

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: 1.2%
• Equity multiple: 1.06×
• Total profit: $4,472
• Equity at exit: $95,813

10-year hold

• IRR: 5.6%
• Equity multiple: 1.71×
• Total profit: $52,844
• Equity at exit: $131,569

Cash invested: $74,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$110
• HOA: −$130
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-86

Break-even live

Break-even rent $2,246

Max offer price $249,727

Occupancy floor 99%

Sensitivity live

Price	-10% $64	-5% $-11	+0% $-86	+5% $-161	+10% $-236
Rent	-10% $-255	-5% $-171	+0% $-86	+5% $-2	+10% $82
Rate	-1.0pp $47	-0.5pp $-19	base $-86	+0.5pp $-155	+1.0pp $-225

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: $66,250
• Closing costs: $7,950
• 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	0.19mi
30 Lunsford Ln Unit 1241312P Bella Vista, AR	2.0	2.0	1119	$1,842	$1.65	14d	1	0.30mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: landscaping

Listing history 3 events

1. 2026-06-18
   days on market $265,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $265,000 Active 1 DOM

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $1,727 · $144/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 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: $25,634
• − Mortgage interest: −$14,844
• − Property taxes: −$1,727
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − HOA: −$1,560
• − Depreciation: −$7,709
• Taxable loss: −$5,633
• Est. tax savings @ 24.0%: +$1,352
• After-tax cash flow: $314/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

+219.3% since first listed

4 events — show timeline

• 2026-06-16 Listed $265,000 NWARMLS
• 2026-02-28 Price Changed $265,000 NWARMLS
• 2026-02-10 Price Changed $275,000 NWARMLS
• 2005-05-17 Sold (Public Records) $83,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,727 · +9.8% YoY. Source: county tax records.