15 Nantucket Dr · Bella Vista, AR 72715

$228,400

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 216 Days on market

Built 1976 1,306 sqft lot Est $319k · 28% under $24/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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Schools +5.2/10.0
• 1% rule +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property. Move in ready or perfect for Airbnb property. New since 2021: Window coverings, garbage disposal, kitchen faucet, flooring throughout, Storage Cabinet on Patio/Balcony and 1st floor bath vanity. Previous owner replaced in 2016: HVAC, sewer line to the street, lifetime triple pane windows! End Unit of townhouses, increased privacy. Minutes to all things Bella Vista. 4 minutes to Town Center, 2 minutes to BV Bar and Grill, access to clubhouses, golf, lakes, fitness, walking and bike trails. .. Come enjoy the Good Life in Bella Vista!

Key facts

• Community amenities
• Scenic wooded views
• Comfortable kitchen

Tags

• SCENIC WOODED VIEWS
• COMFORTABLE KITCHEN
• PEACEFUL DECK
• RENOWNED TRAILS
• COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: Bella Vista POA with monthly fee (includes grounds maintenance); Community amenities: clubhouse, pool, dock, fitness center, golf, tennis courts, playground, trails/paths, sidewalks, recreation area, sauna, curbs, lake access, biking, near fire station, park

Exterior

• Security: Smoke detectors
• Utilities: Electricity available; Public water; Septic available (septic tank); Recycling collection
• Home design: 2-story property
• Construction: Rock and wood siding construction; Architectural shingle roof; Slab foundation; Built with wood siding
• Exterior features: Concrete driveway; Covered porch; Deck; Porch; Landscaped lot; Near park; Close to clubhouse; Subdivision setting; Near Bella Vista Lake; Public paved road frontage

Interior

• Kitchen: Granite counters; Dishwasher; Electric range; Disposal; Refrigerator; Plumbed for ice maker
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (heat pump); Central electric cooling
• Interior features: Ceiling fans; Granite counters; Window treatments; Double-pane ENERGY STAR qualified vinyl windows with blinds
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/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 $220k (3.8% below list).
• Recommended offer: $201k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 7 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).
• This rent runs 32% 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 $7k 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 216 days — a 12% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask is 15127% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.96% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $318,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Sheneman Dr	0.23mi	2/2.0 (-1)	1,511 (+0%)	9mo	$315,000	$208	76
81 Overton Dr	0.63mi	3/2.0	1,484 (-1%)	10mo	$285,150	$192	60
68 Hope Dr	0.55mi	3/2.0	1,416 (-6%)	6mo	$288,000	$203	60
6 Penwith Ln	0.65mi	2/2.0 (-1)	1,452 (-4%)	5mo	$350,200	$241	55
4 Billingsley Ln	0.67mi	3/3.0	1,416 (-6%)	1mo	$290,000	$205	54
12 Arnold Ln	0.67mi	3/2.0	1,416 (-6%)	8mo	$327,000	$231	52
11 Penwith Ln	0.67mi	4/2.0 (+1)	1,607 (+7%)	2mo	$350,000	$218	51
29 Penzance Dr	0.63mi	2/2.0 (-1)	1,436 (-4%)	9mo	$305,000	$212	51
2 Arnold Ln	0.58mi	2/2.0 (-1)	1,344 (-11%)	0mo	$249,900	$186	50
24 Billingsley Dr	0.60mi	2/2.0 (-1)	1,344 (-11%)	0mo	$270,000	$201	49
5 Mawnan Cir	0.63mi	4/2.5 (+1)	1,673 (+11%)	6mo	$379,950	$227	40
5 Coverack Ln	0.64mi	3/2.0	1,715 (+14%)	9mo	$369,500	$215	39

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-22,973
• Equity at exit: $34,055

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,944
• Equity at exit: $19,748

Cash invested: $63,952 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,197 high
• Mortgage (P&I): −$1,198
• Tax from tax record: −$198 /mo · $2,378/yr
• Insurance: −$95
• HOA: −$24
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $220

Break-even live

Break-even rent $1,918

Max offer price $228,400

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: $57,100
• Closing costs: $6,852
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Annette Ln Bella Vista, AR	3.0	2.0	1520	$1,650	$1.09	14d	1	0.17mi
27 Shropshire Dr Bella Vista, AR	3.0	3.0	1822	$2,250	$1.23	14d	1	0.86mi
26 Purfleet Dr Bella Vista, AR	3.0	2.0	1276	$1,575	$1.23	14d	1	1.19mi
4 Tilbury Ln Bella Vista, AR	3.0	2.5	1742	$1,850	$1.06	14d	1	1.19mi
1 Dent Ln Bella Vista, AR	4.0	2.0	2215	$2,850	$1.29	14d	1	1.21mi
6 Erith Ln Unit 1512836P Bella Vista, AR	4.0	2.0	2077	$5,027	$2.42	14d	1	1.26mi
9 Purfleet Dr Unit 1366492P Bella Vista, AR	3.0	2.0	1625	$3,392	$2.09	14d	1	1.28mi

HOA detail

• Monthly dues: $24 · $288/yr
• Likely covers: sewertrash

Listing history 42 events

1. 2026-06-18
   days on market $228,400 Active 216 DOM
2. 2026-06-17
   days on market $228,400 Active 215 DOM
3. 2026-06-15
   days on market $228,400 Active 213 DOM
4. 2026-06-14
   days on market $228,400 Active 211 DOM
5. 2026-06-10
   days on market $228,400 Active 208 DOM
6. 2026-06-09
   days on market $228,400 Active 207 DOM
7. 2026-06-08
   days on market $228,400 Active 206 DOM
8. 2026-06-07
   days on market $228,400 Active 205 DOM
9. 2026-06-05
   days on market $228,400 Active 202 DOM
10. 2026-06-03
    days on market $228,400 Active 201 DOM
11. 2026-06-02
    days on market $228,400 Active 200 DOM
12. 2026-06-01
    days on market $228,400 Active 199 DOM
13. 2026-05-31
    days on market $228,400 Active 198 DOM
14. 2026-05-31
    days on market $228,400 Active 197 DOM
15. 2026-05-22
    price $1,425
16. 2026-05-21
    price $228,400
17. 2026-05-09
    price $1,450
18. 2026-04-14
    listed $1,500
19. 2026-04-04
    price $228,900
20. 2026-01-14
    price $229,900
21. 2025-12-10
    price $235,000
22. 2025-11-21
    price $243,000
23. 2025-11-14
    listed $245,000 Active
24. 2025-10-12
    price $249,450
25. 2025-09-28
    price $249,950
26. 2025-08-09
    price $259,950
27. 2025-07-24
    price $274,950
28. 2023-05-17
    soldstatus $225,000
29. 2023-05-08
    soldstatus $225,000 Closed 564-char remark

    Show marketing remark (564 chars)

    Great investment property. Move in ready or perfect for Airbnb property. New since 2021: Window coverings, garbage disposal, kitchen faucet, flooring throughout, Storage Cabinet on Patio/Balcony and 1st floor bath vanity. Previous owner replaced in 2016: HVAC, sewer line to the street, lifetime triple pane windows! End Unit of townhouses, increased privacy. Minutes to all things Bella Vista. 4 minutes to Town Center, 2 minutes to BV Bar and Grill, access to clubhouses, golf, lakes, fitness, walking and bike trails. .. Come enjoy the Good Life in Bella Vista!

30. 2023-04-21
    status Pending 564-char remark

    Show marketing remark (564 chars)

    Great investment property. Move in ready or perfect for Airbnb property. New since 2021: Window coverings, garbage disposal, kitchen faucet, flooring throughout, Storage Cabinet on Patio/Balcony and 1st floor bath vanity. Previous owner replaced in 2016: HVAC, sewer line to the street, lifetime triple pane windows! End Unit of townhouses, increased privacy. Minutes to all things Bella Vista. 4 minutes to Town Center, 2 minutes to BV Bar and Grill, access to clubhouses, golf, lakes, fitness, walking and bike trails. .. Come enjoy the Good Life in Bella Vista!

31. 2023-04-19
    price $220,000 564-char remark

    Show marketing remark (564 chars)

    Great investment property. Move in ready or perfect for Airbnb property. New since 2021: Window coverings, garbage disposal, kitchen faucet, flooring throughout, Storage Cabinet on Patio/Balcony and 1st floor bath vanity. Previous owner replaced in 2016: HVAC, sewer line to the street, lifetime triple pane windows! End Unit of townhouses, increased privacy. Minutes to all things Bella Vista. 4 minutes to Town Center, 2 minutes to BV Bar and Grill, access to clubhouses, golf, lakes, fitness, walking and bike trails. .. Come enjoy the Good Life in Bella Vista!

32. 2023-03-10
    listed $225,000 Active 564-char remark

    Show marketing remark (564 chars)

    Great investment property. Move in ready or perfect for Airbnb property. New since 2021: Window coverings, garbage disposal, kitchen faucet, flooring throughout, Storage Cabinet on Patio/Balcony and 1st floor bath vanity. Previous owner replaced in 2016: HVAC, sewer line to the street, lifetime triple pane windows! End Unit of townhouses, increased privacy. Minutes to all things Bella Vista. 4 minutes to Town Center, 2 minutes to BV Bar and Grill, access to clubhouses, golf, lakes, fitness, walking and bike trails. .. Come enjoy the Good Life in Bella Vista!

33. 2018-04-03
    soldstatus $114,000
34. 2018-03-20
    soldstatus $114,000
35. 2017-10-30
    listed $114,800
36. 2016-05-20
    soldstatus $90,000
37. 2016-05-18
    soldstatus $90,000
38. 2016-04-11
    listed $90,000
39. 2016-02-26
    soldstatus $57,500
40. 2016-02-24
    soldstatus $57,500
41. 2016-01-24
    listed $59,000
42. 2002-06-03
    soldstatus $65,000

ⓘ 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: $2,378 · $198/mo
• Projected year-2 tax: $2,378 · $198/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 5/10 Major 7 d/yr ≥105°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: $26,363
• − Mortgage interest: −$12,794
• − Property taxes: −$2,378
• − Insurance: −$1,142
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − HOA: −$288
• − Depreciation: −$6,644
• Taxable loss: −$1,101
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $2,910/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

-97.8% since first listed

28 events — show timeline

• 2026-05-22 Price Changed $1,425 NWARMLS
• 2026-05-21 Price Changed $228,400 NWARMLS
• 2026-05-09 Price Changed $1,450 NWARMLS
• 2026-04-14 Listed for Rent $1,500 NWARMLS
• 2026-04-04 Price Changed $228,900 NWARMLS
• 2026-01-14 Price Changed $229,900 NWARMLS
• 2025-12-10 Price Changed $235,000 NWARMLS
• 2025-11-21 Price Changed $243,000 NWARMLS
• 2025-11-14 Listed $245,000 NWARMLS
• 2025-10-12 Price Changed $249,450 NWARMLS
• 2025-09-28 Price Changed $249,950 NWARMLS
• 2025-08-09 Price Changed $259,950 NWARMLS
• 2025-07-24 Price Changed $274,950 NWARMLS
• 2023-05-17 Sold (Public Records) $225,000 Public Records
• 2023-05-08 Sold (MLS) $225,000 NWARMLS
• 2023-04-21 Pending — NWARMLS
• 2023-04-19 Price Changed $220,000 NWARMLS
• 2023-03-10 Listed $225,000 NWARMLS
• 2018-04-03 Sold (Public Records) $114,000 Public Records
• 2018-03-20 Sold (MLS) $114,000 NWARMLS
• 2017-10-30 Listed $114,800 NWARMLS
• 2016-05-20 Sold (Public Records) $90,000 Public Records
• 2016-05-18 Sold (MLS) $90,000 NWARMLS
• 2016-04-11 Listed $90,000 NWARMLS
• 2016-02-26 Sold (Public Records) $57,500 Public Records
• 2016-02-24 Sold (MLS) $57,500 NWARMLS
• 2016-01-24 Listed $59,000 NWARMLS
• 2002-06-03 Sold (Public Records) $65,000 Public Records

Property tax history

+18.4%/yr

Latest (2025): $2,378 · +0.6% YoY. Source: county tax records.