8 Cromer Dr · Bella Vista, AR 72715

$359,900

3 bd · 2.0 ba · 2,011 sqft · SingleFamily public records · 21 Days on market

Built 1986 0.26 ac lot Est $404k · 11% under $40/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +18.2/30.0
• ARV discount +12.4/15.0
• DSCR +5.7/10.0
• Schools +5.2/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Centrally located, close to Lake Avalon, 3 bed 2 bath, 2 level home in Bella Vista. 2 Bedrooms on main floor, large main bedroom downstairs, great for privacy. Come see the extra large kitchen with cabinets galore. Huge counter space sits 7 people with large dining area as well. Perfect home for entertaining. Newer flooring. New roof & gutters 2026. Stone gas log fireplace in family room & woodburning stove downstairs. New front door, new garage door & opener , bluetooth option. Newer water heater. If you like gardening there are raised beds & the flat yard makes it fun. Screened in room off family room for 3 season enjoyment, makes a great reading area with high cei

Key facts

• Huge counter space
• Centrally located
• Close to lake avalon

Tags

• CENTRALLY LOCATED
• CLOSE TO LAKE AVALON
• EXTRA LARGE KITCHEN
• HUGE COUNTER SPACE
• STONE GAS LOG FIREPLACE
• WOODBURNING STOVE

Property features AI

Finance

• HOA & community: Bella Vista POA with a $40 monthly fee; Community features include biking, shopping, and trails/paths

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Utilities: Public water; Septic (sewer available via septic tank); Electricity available; Cable available; Phone service available
• Home design: 2-story home; 25+ years old; Faces unspecified
• Construction: Cedar, frame, and rock exterior; Architectural shingle roof; Block foundation
• Exterior features: Concrete driveway; Deck; Screened porch; Back yard fencing; City lot; Level lot; Located in a subdivision; Public/shared road frontage

Interior

• Kitchen: Double oven; Electric oven; Electric range; Self-cleaning oven; Disposal; Refrigerator; Exhaust fan; Plumbed for ice maker; Eat-in kitchen
• Bedrooms: Sunroom listed as a room type
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Blinds; Attic; Ceiling fans; Cathedral ceilings; Eat-in kitchen; Storage; Walk-in closet(s); Window treatments; Sunroom; Wood-burning stove
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $317k (11.9% below list).
• Recommended offer: $317k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 827 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• At $3,170/mo this rent would consume 46% of the median local household income ($82k/yr) (locally 107% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 21 days — a 2% lower offer ($355k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $360k implies a 279% gain — meaningful room to come down on a strong offer.

Recommended offer $316,956 (11.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $404,211
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Cromer Dr	0.15mi	3/2.0	1,816 (-10%)	4mo	$347,500	$191	74
36 Brentwood Dr	0.47mi	3/2.0	1,950 (-3%)	3mo	$535,000	$274	71
6 Erith Ln	0.26mi	4/2.0 (+1)	2,082 (+4%)	8mo	$325,000	$156	70
14 Kirkby Cir	0.30mi	3/2.0	1,786 (-11%)	0mo	$330,000	$185	67
8 Brentwood Dr	0.28mi	3/2.0	1,736 (-14%)	0mo	$390,000	$225	64
21 Swanage Dr	0.47mi	3/3.0	1,888 (-6%)	5mo	$360,000	$191	59
5 Pease Ln	0.71mi	2/2.5 (-1)	2,016 (+0%)	6mo	$500,000	$248	55
48 Mayfair Dr	0.58mi	3/2.5	2,118 (+5%)	11mo	$426,000	$201	53
1 Hartlepool Dr	0.60mi	2/2.0 (-1)	1,800 (-10%)	2mo	$320,000	$178	48
1 Wimborne Ln	0.36mi	2/2.5 (-1)	2,283 (+14%)	8mo	$380,000	$166	47
17 Cheddar Dr	0.72mi	3/2.0	1,787 (-11%)	2mo	$375,000	$210	46
29 Eaton Cir	0.69mi	3/3.0	2,234 (+11%)	5mo	$624,400	$279	41

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-37,757
• Equity at exit: $53,662

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-6,794
• Equity at exit: $31,118

Cash invested: $100,772 (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: 827
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,170 high
• Mortgage (P&I): −$1,887
• Tax from tax record: −$102 /mo · $1,219/yr
• Insurance: −$150
• HOA: −$40
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $325

Break-even live

Break-even rent $2,758

Max offer price $359,900

Occupancy floor 85%

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Erith Ln Unit 1512836P Bella Vista, AR	4.0	2.0	2077	$5,027	$2.42	14d	1	0.29mi
9 Purfleet Dr Unit 1366492P Bella Vista, AR	3.0	2.0	1625	$3,392	$2.09	14d	1	0.42mi
4 Tilbury Ln Bella Vista, AR	3.0	2.5	1742	$1,850	$1.06	14d	1	0.49mi
6 Connie Ln Bella Vista, AR	3.0	2.0	1440	$2,250	$1.56	23d	1	0.98mi
5 Wreston Ln Bella Vista, AR	3.0	3.0	2290	$2,000	$0.87	14d	1	1.11mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: watergas

Listing history 17 events

1. 2026-06-18
   days on market $359,900 Active 21 DOM
2. 2026-06-17
   days on market $359,900 Active 20 DOM
3. 2026-06-16
   days on market $359,900 Active 19 DOM
4. 2026-06-15
   days on market $359,900 Active 18 DOM
5. 2026-06-14
   days on market $359,900 Active 16 DOM
6. 2026-06-10
   days on market $359,900 Active 13 DOM
7. 2026-06-09
   days on market $359,900 Active 12 DOM
8. 2026-06-08
   days on market $359,900 Active 11 DOM
9. 2026-06-07
   days on market $359,900 Active 10 DOM
10. 2026-06-05
    days on market $359,900 Active 7 DOM
11. 2026-06-03
    days on market $359,900 Active 6 DOM
12. 2026-06-02
    days on market $359,900 Active 5 DOM
13. 2026-06-01
    days on market $359,900 Active 4 DOM
14. 2026-05-31
    days on market $359,900 Active 3 DOM
15. 2026-05-31
    days on market $359,900 Active 2 DOM
16. 2026-05-28
    listed $359,900 Active
17. 2000-06-01
    soldstatus $95,000

ⓘ 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: $1,219 · $102/mo
• Projected year-2 tax: $2,303 · $192/mo
• Expected delta: +$1,085/yr (+$90/mo · 89.0%)

ⓘ 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 ≥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: $38,035
• − Mortgage interest: −$20,160
• − Property taxes: −$1,219
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,043
• − Management: −$3,043
• − HOA: −$480
• − Depreciation: −$10,470
• Taxable loss: −$2,179
• Est. tax savings @ 24.0%: +$523
• After-tax cash flow: $4,424/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

+278.8% since first listed

2 events — show timeline

• 2026-05-28 Listed $359,900 NWARMLS
• 2000-06-01 Sold (Public Records) $95,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,219 · -6.8% YoY. Source: county tax records.