1 Chapel Ln · Bella Vista, AR 72715

$244,999

2 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 194 Days on market

Built 1977 0.32 ac lot Est $258k · 5% under $24/mo HOA · 1% 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 +13.7/30.0
• ARV discount +9.8/15.0
• Schools +5.2/10.0
• DSCR +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Non MLS Sale

Key facts

• Spacious back porch
• Golf courses
• Walking trails

Tags

• WOOD-BURNING FIREPLACE
• SPACIOUS BACK PORCH
• MOUNTAIN-BIKING TRAILS
• WALKING TRAILS
• GOLF COURSES
• BOATING OPPORTUNITIES

Property features AI

Finance

• HOA & community: BELLA VISTA POA with a $24 monthly fee; Community amenities include biking, clubhouse, golf, playground, park, pool, tennis courts, and trails/paths

Exterior

• Parking: Attached covered parking (1 space)
• Utilities: Public water; Septic (septic tank); Electricity available; Phone available; Cable available
• Home design: Single-story home; Frame construction; Asphalt shingle roof; Crawlspace foundation; Corner, level lot; Public paved road frontage (shared)
• Construction: Frame construction; Asphalt shingle roof; Crawlspace foundation; Built as single-story
• Exterior features: Concrete driveway; Deck; Storage structure; Community pool

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal; Refrigerator; Electric water heater
• Bedrooms: Main level bedroom (14 x 13); Additional main level bedroom (approx. 14'6" x 11')
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric, heat pump); Central air (electric, heat pump)
• Interior features: Wood window frames; None / Other
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $19 ($229/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 $199k (18.6% below list).
• Recommended offer: $199k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 838 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

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 194 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $199,393 (18.6% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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?
8. 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.
9. 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.
10. 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: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $258,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Wootton Dr	0.24mi	2/2.0	1,314 (+4%)	7mo	$250,000	$190	76
29 Knighton Dr	0.31mi	3/2.0 (+1)	1,276 (+1%)	6mo	$280,000	$219	74
5 Chapel Ln	0.03mi	3/2.0 (+1)	1,350 (+7%)	10mo	$262,000	$194	73
24 Billingsley Dr	0.48mi	2/2.0	1,344 (+7%)	0mo	$270,000	$201	66
2 Munster Dr	0.43mi	3/2.0 (+1)	1,309 (+4%)	3mo	$309,800	$237	66
29 Enfield Dr	0.61mi	2/2.0	1,161 (-8%)	1mo	$252,500	$217	58
3 Aycock Ln	0.66mi	2/2.0	1,254 (-0%)	13mo	$297,000	$237	57
7 Haslingden Ln	0.57mi	3/2.0 (+1)	1,380 (+10%)	2mo	$225,000	$163	51
1 Basore Ln	0.70mi	2/2.0	1,315 (+4%)	13mo	$230,000	$175	50
44 Enfield Dr	0.69mi	2/3.0	1,240 (-2%)	15mo	$251,000	$202	49
4 Billingsley Ln	0.44mi	3/3.0 (+1)	1,416 (+12%)	1mo	$290,000	$205	49
15 Wilton Ln	0.50mi	2/1.5	1,079 (-14%)	8mo	$225,000	$209	44

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-38,539
• Equity at exit: $36,530

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-32,213
• Equity at exit: $21,183

Cash invested: $68,600 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$145 /mo · $1,743/yr
• Insurance: −$102
• HOA: −$24
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $19

Break-even live

Break-even rent $1,970

Max offer price $244,999

Occupancy floor 94%

Sensitivity live

Price	-10% $158	-5% $88	+0% $19	+5% $-50	+10% $-120
Rent	-10% $-138	-5% $-60	+0% $19	+5% $98	+10% $177
Rate	-1.0pp $142	-0.5pp $81	base $19	+0.5pp $-44	+1.0pp $-109

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Tilbury Ln Bella Vista, AR	3.0	2.5	1742	$1,850	$1.06	15d	1	0.46mi
26 Purfleet Dr Bella Vista, AR	3.0	2.0	1276	$1,575	$1.23	16d	1	0.52mi
9 Purfleet Dr Unit 1366492P Bella Vista, AR	3.0	2.0	1625	$3,392	$2.09	15d	1	0.56mi
9 Hartlepool Dr Bella Vista, AR	3.0	2.0	1264	$1,500	$1.19	45d	1	0.92mi
20 Annette Ln Bella Vista, AR	3.0	2.0	1520	$1,650	$1.09	16d	1	1.21mi
13 Yarmouth Dr Bella Vista, AR	2.0	2.0	1237	$2,100	$1.70	15d	1	1.36mi
2 Fryer Ln Bella Vista, AR	2.0	2.0	1567	$2,200	$1.40	23d	1	1.42mi

HOA detail

• Monthly dues: $24 · $288/yr

Listing history 25 events

1. 2026-06-18
   days on market $244,999 Active 194 DOM
2. 2026-06-17
   days on market $244,999 Active 193 DOM
3. 2026-06-15
   days on market $244,999 Active 191 DOM
4. 2026-06-14
   days on market $244,999 Active 189 DOM
5. 2026-06-10
   days on market $244,999 Active 186 DOM
6. 2026-06-09
   days on market $244,999 Active 185 DOM
7. 2026-06-08
   days on market $244,999 Active 184 DOM
8. 2026-06-07
   days on market $244,999 Active 183 DOM
9. 2026-06-05
   days on market $244,999 Active 180 DOM
10. 2026-06-03
    days on market $244,999 Active 179 DOM
11. 2026-06-02
    days on market $244,999 Active 178 DOM
12. 2026-06-01
    days on market $244,999 Active 177 DOM
13. 2026-05-31
    days on market $244,999 Active 176 DOM
14. 2026-05-31
    days on market $244,999 Active 175 DOM
15. 2026-04-25
    price $244,999
16. 2026-04-18
    price $245,000
17. 2026-01-28
    price $249,900
18. 2026-01-14
    price $259,900
19. 2025-12-07
    price $269,900
20. 2025-12-06
    listed $270,000 Active
21. 2022-11-01
    soldstatus $226,500
22. 2022-10-31
    soldstatus $226,500 12-char remark

    Show marketing remark (12 chars)

    Non MLS Sale

23. 2022-10-31
    listed $226,500 12-char remark

    Show marketing remark (12 chars)

    Non MLS Sale

24. 2011-08-02
    soldstatus $72,000
25. 1987-04-15
    soldstatus $63,000

ⓘ 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: $1,743 · $145/mo
• Projected year-2 tax: $1,743 · $145/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 ≥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: $23,927
• − Mortgage interest: −$13,724
• − Property taxes: −$1,743
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − HOA: −$288
• − Depreciation: −$7,127
• Taxable loss: −$4,008
• Est. tax savings @ 24.0%: +$962
• After-tax cash flow: $1,191/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

+288.9% since first listed

11 events — show timeline

• 2026-04-25 Price Changed $244,999 NWARMLS
• 2026-04-18 Price Changed $245,000 NWARMLS
• 2026-01-28 Price Changed $249,900 NWARMLS
• 2026-01-14 Price Changed $259,900 NWARMLS
• 2025-12-07 Price Changed $269,900 NWARMLS
• 2025-12-06 Listed $270,000 NWARMLS
• 2022-11-01 Sold (Public Records) $226,500 Public Records
• 2022-10-31 Listed $226,500 NWARMLS
• 2022-10-31 Sold (MLS) $226,500 NWARMLS
• 2011-08-02 Sold (Public Records) $72,000 Public Records
• 1987-04-15 Sold (Public Records) $63,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,743 · +9.8% YoY. Source: county tax records.