35 Estes Dr · Bella Vista, AR 72715

$250,000

3 bd · 2.0 ba · 1,765 sqft · Townhouse public records · 41 Days on market

Built 1980 1,742 sqft lot Est $254k · at est. $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 +12.5/30.0
• ARV discount +8.2/15.0
• Schools +5.2/10.0
• 1% rule +4.2/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic Bella Vista location! This two-level townhouse offers 3 bedrooms and 2 baths with plenty of storage. The primary bedroom is located on the upper level, while the large lower-level bedroom features direct access to the new back deck. The oversized living area also opens to the new deck, creating a great space to relax and enjoy the peaceful surroundings. Dining area includes a convenient pass-through from the kitchen for easy entertaining. Updates include new windows in the primary bedroom and large lower-level bedroom. One of the few townhomes in the area with a covered carport with attached storage closet, plus an additional under-unit storage room accessible from the back. Enjoy

Key facts

• Covered carport
• New back deck
• Paved walking trail

Tags

• BELLA VISTA LOCATION
• NEW BACK DECK
• OVERSIZED LIVING AREA
• PAVED WALKING TRAIL
• BACKS UP TO LAKE WINDSOR
• COVERED CARPORT

Property features AI

Finance

• HOA & community: Bella Vista POA; HOA fees: $40 monthly and an additional $90 monthly (see agent for details); Community amenities include clubhouse, fitness facilities, golf, playground, pool, tennis courts, lake access, sidewalks, trails/paths, biking, shopping, and nearby schools/park

Exterior

• Parking: Attached carport (1 covered space); Has carport
• Security: Smoke detectors
• Utilities: Cable available; Electricity available; Public water; Public sewer
• Home design: Multi-family zoning; 2-story property; Has a view
• Construction: Masonite exterior; Architectural shingle roof; Crawlspace foundation; Built 25+ years ago
• Exterior features: Covered patio/deck; Concrete driveway; Views; Near park; Wooded setting; Zero lot line; Public road frontage; Lake Windsor nearby; Community pool

Interior

• Kitchen: Dishwasher; Electric cooktop; Range hood; Disposal; Refrigerator; Electric water heater
• Bedrooms: Two basement bedrooms (each about 14 x 12)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fans; Split-bedroom layout; Walk-in closet(s); Window treatments and blinds; Storage space; Finished basement; Full basement with crawlspace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-38 ($-456/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (7.9% below list).
• Recommended offer: $230k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 838 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 34% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $250k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,344 (7.9% 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 41 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.92% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $254,160
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Abingdon Ln	0.35mi	3/2.0	1,760 (-0%)	5mo	$212,000	$120	79
2 Mindy Ln	0.11mi	3/2.0	1,600 (-9%)	5mo	$280,000	$175	75
28 Estes Dr	0.03mi	3/2.0	1,559 (-12%)	8mo	$225,000	$144	73
4 Estes Dr	0.04mi	3/2.0	1,567 (-11%)	9mo	$246,500	$157	72
16 Gretchen Ln	0.35mi	3/2.0	1,788 (+1%)	13mo	$272,500	$152	70
6 Barbara Ln	0.45mi	3/3.0	1,800 (+2%)	10mo	$174,000	$97	63
11 Connie Ln	0.15mi	3/2.0	1,918 (+9%)	18mo	$282,000	$147	63
2 William Ln	0.47mi	3/2.0	1,712 (-3%)	21mo	$275,000	$161	56
4 Gretchen Ln	0.38mi	3/3.0	1,600 (-9%)	15mo	$196,500	$123	50
2 Gail Ln	0.46mi	3/2.5	1,920 (+9%)	23mo	$260,000	$135	42
5 August Ln	0.43mi	4/3.0 (+1)	1,966 (+11%)	20mo	$275,000	$140	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-42,815
• Equity at exit: $37,276

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-39,931
• Equity at exit: $21,615

Cash invested: $70,000 (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 72715

• Home prices YoY: -6.6%
• Active inventory: 838
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,303 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$130
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-38

Break-even live

Break-even rent $2,352

Max offer price $244,505

Occupancy floor 97%

Sensitivity live

Price	-10% $135	-5% $48	+0% $-38	+5% $-124	+10% $-211
Rent	-10% $-220	-5% $-129	+0% $-38	+5% $53	+10% $144
Rate	-1.0pp $88	-0.5pp $26	base $-38	+0.5pp $-103	+1.0pp $-169

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Connie Ln Bella Vista, AR	3.0	2.0	1440	$2,250	$1.56	25d	1	0.12mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,900	$1.11	23d	1	0.47mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,850	$1.08	16d	1	0.47mi
2 Felton Ln Unit 1241295P Bella Vista, AR	2.0	2.0	1388	$2,815	$2.03	16d	1	0.92mi
9 N Cerney Ln Unit 1297034P Bella Vista, AR	3.0	3.0	2497	$2,340	$0.94	16d	1	0.93mi
15 Baywater Ln Unit 1221842P Bella Vista, AR	3.0	2.0	1915	$5,167	$2.70	23d	1	0.94mi
71 London Dr Bella Vista, AR	3.0	2.0	1490	$2,100	$1.41	25d	1	1.21mi
5 Wreston Ln Bella Vista, AR	3.0	3.0	2290	$2,000	$0.87	16d	1	1.23mi
4 Kemble Cir Bella Vista, AR	3.0	2.0	1376	$1,850	$1.34	25d	1	1.23mi
6 Erith Ln Unit 1512836P Bella Vista, AR	4.0	2.0	2077	$5,027	$2.42	16d	1	1.32mi
26 Purfleet Dr Bella Vista, AR	3.0	2.0	1276	$1,575	$1.23	16d	1	1.42mi
9 Purfleet Dr Unit 1366492P Bella Vista, AR	3.0	2.0	1625	$3,392	$2.09	16d	1	1.46mi
4 Tilbury Ln Bella Vista, AR	3.0	2.5	1742	$1,850	$1.06	16d	1	1.48mi
1 Yarty Ln Bella Vista, AR	2.0	2.0	1815	$2,300	$1.27	25d	1	1.48mi

HOA detail

• Monthly dues: $130 · $1,560/yr

Listing history 26 events

1. 2026-06-22
   days on market $250,000 Active 41 DOM
2. 2026-06-18
   days on market $250,000 Active 38 DOM
3. 2026-06-17
   days on market $250,000 Active 37 DOM
4. 2026-06-16
   days on market $250,000 Active 36 DOM
5. 2026-06-15
   pricedays on market $250,000 Active 35 DOM
6. 2026-06-14
   days on market $258,000 Active 33 DOM
7. 2026-06-10
   days on market $258,000 Active 30 DOM
8. 2026-06-09
   days on market $258,000 Active 29 DOM
9. 2026-06-08
   days on market $258,000 Active 28 DOM
10. 2026-06-07
    days on market $258,000 Active 27 DOM
11. 2026-06-05
    days on market $258,000 Active 24 DOM
12. 2026-06-03
    pricedays on market $258,000 Active 23 DOM
13. 2026-06-02
    days on market $265,000 Active 22 DOM
14. 2026-06-01
    days on market $265,000 Active 21 DOM
15. 2026-05-31
    days on market $265,000 Active 20 DOM
16. 2026-05-31
    days on market $265,000 Active 19 DOM
17. 2026-05-11
    listed $265,000 Active
18. 2025-07-16
    price $279,900
19. 2025-06-01
    price $289,000
20. 2023-10-07
    price $274,900
21. 2014-11-11
    soldstatus $76,000
22. 2014-11-07
    soldstatus $76,000
23. 2014-08-29
    listed $72,900
24. 2011-10-28
    soldstatus $266,666
25. 2006-08-04
    soldstatus $119,000
26. 2005-04-05
    soldstatus $105,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $27,641
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − HOA: −$1,560
• − Depreciation: −$7,273
• Taxable loss: −$4,618
• Est. tax savings @ 24.0%: +$1,108
• After-tax cash flow: $653/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): 17,288
• Household income: $82,447
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 107.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 12% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% 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: ▼ -21.53%
• Current HPI: 304.946
• 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

+152.4% since first listed

10 events — show timeline

• 2026-05-11 Listed $265,000 NWARMLS
• 2025-07-16 Price Changed $279,900 NWARMLS
• 2025-06-01 Price Changed $289,000 NWARMLS
• 2023-10-07 Price Changed $274,900 NWARMLS
• 2014-11-11 Sold (Public Records) $76,000 Public Records
• 2014-11-07 Sold (MLS) $76,000 NWARMLS
• 2014-08-29 Listed $72,900 NWARMLS
• 2011-10-28 Sold (Public Records) $266,666 Public Records
• 2006-08-04 Sold (Public Records) $119,000 Public Records
• 2005-04-05 Sold (Public Records) $105,000 Public Records

Property tax history

-9.6%/yr

Latest (2025): $280 · -25.3% YoY. Source: county tax records.