1425 S Hampton Xing · Cave Springs, AR 72718

$529,000

4 bd · 2.5 ba · 2,258 sqft · SingleFamily public records · 2 Days on market

Built 2014 7,840 sqft lot Est $544k · at est. $17/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).

• Appreciation +10.0/10.0
• ARV discount +8.8/15.0
• Cash flow +6.7/30.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Great Buffington Built Home that is move in ready! Main level has open floor plan featuring dining, living and kitchen, powder bath and 4th bdrm (could be used as office), laundry and Master Suite. Upstairs features 2 bdrms, bonus area, access to covered balcony, full bath and extra storage. Wood floors, granite, SS appliances, recessed lights, pantry, walk-in closets, spacious rooms & 3 car garage w/ work area, shelves & insulated door. Outdoors areas w/ multiple amenities – backyard over looks a beautiful pasture, lined w/ trees you can enjoy from covered patio or deck. Great location.

Key facts

• 7,840 sq ft lot
• Garage
• Built 2014

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $529k.

Deal economics

• At list price, monthly cash flow is $-857 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $378k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (41.0% below list).
• Recommended offer: $312k (41.0% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.4% in Cave Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#41 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, schools D, amenities F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 111 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $57k of equity ($4k loan paydown + $53k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$91k 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.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $295k; list at $529k implies a 79% 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 $312,241 (41.0% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.59% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.95%
• DSCR: 0.69
• GRM: 14.1

CMA / ARV

• ARV (on-the-fly): $544,178
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1425 S Hampton Xing	0.00mi	4/2.5	2,264 (+0%)	1mo	$529,000	$234	99
626 Millwood	0.31mi	4/2.5	2,097 (-7%)	2mo	$564,000	$269	72
6307 S 58th St	0.47mi	3/2.5 (-1)	2,197 (-3%)	2mo	$532,000	$242	67
6202 S 62nd St	0.36mi	4/2.0	2,050 (-9%)	2mo	$499,000	$243	65
1508 Parkside Cir	0.65mi	4/3.0	2,330 (+3%)	2mo	$499,900	$215	61
816 Post Way	0.57mi	4/2.5	2,477 (+10%)	0mo	$615,000	$248	57
1425 Elijahs Dr	0.50mi	4/2.0	2,048 (-9%)	3mo	$540,000	$264	56
5805 W Murfield Dr	0.52mi	4/2.5	2,515 (+11%)	3mo	$605,000	$241	54
5900 S 67th St	0.68mi	4/3.0	2,473 (+10%)	0mo	$560,000	$226	50
1013 Charing Cross	0.73mi	4/2.5	2,531 (+12%)	0mo	$570,000	$225	46
6202 S 58th St	0.51mi	3/2.0 (-1)	1,950 (-14%)	4mo	$465,000	$238	43
1501 Cavern Springs Way	0.71mi	3/2.0 (-1)	2,012 (-11%)	1mo	$425,000	$211	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.58×
• Total profit: $233,349
• Equity at exit: $476,565

10-year hold

• IRR: 17.8%
• Equity multiple: 5.93×
• Total profit: $729,801
• Equity at exit: $1,027,731

Cash invested: $148,120 (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 72718

• Home prices YoY: 14.1%
• Active inventory: 111
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $3,122 high
• Mortgage (P&I): −$2,774
• Tax from tax record: −$312 /mo · $3,749/yr
• Insurance: −$220
• HOA: −$17
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $-857

Break-even live

Break-even rent $4,208

Max offer price $377,556

Occupancy floor —

Sensitivity live

Price	-10% $-558	-5% $-708	+0% $-857	+5% $-1,007	+10% $-1,157
Rent	-10% $-1,104	-5% $-981	+0% $-857	+5% $-734	+10% $-611
Rate	-1.0pp $-591	-0.5pp $-723	base $-857	+0.5pp $-994	+1.0pp $-1,134

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: $132,250
• Closing costs: $15,870
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6505 S 50th St Rogers, AR	4.0	2.0	1630	$1,850	$1.13	15d	1	0.80mi
507 Ashwood St Lowell, AR	5.0	3.5	2352	$2,395	$1.02	14d	1	1.04mi
6502 W Hearth Falls Dr Unit 1221804P Rogers, AR	4.0	2.5	2443	$6,688	$2.74	14d	1	1.10mi
6508 W Stone Lake Dr Unit 1221824P Rogers, AR	4.0	2.5	2271	$7,860	$3.46	15d	1	1.16mi
5313 S Stone Bay Ct Rogers, AR	4.0	3.0	2110	$3,300	$1.56	15d	1	1.39mi
6506 W Knoll View Way Rogers, AR	3.0	2.5	1746	$2,700	$1.55	15d	1	1.41mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,290	$1.11	15d	1	1.43mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,400	$1.17	24d	1	1.43mi
967 Glass St Unit 1241330P Cave Springs, AR	3.0	2.0	1679	$2,966	$1.77	14d	1	1.46mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 10 events

1. 2026-04-09
   status Pending
2. 2026-04-07
   listed $529,000 Active
3. 2020-04-13
   soldstatus $295,000
4. 2020-04-06
   soldstatus $295,000 612-char remark

   Show marketing remark (612 chars)

   Great Buffington Built Home that is move in ready! Main level has open floor plan featuring dining, living and kitchen, powder bath and 4th bdrm (could be used as office), laundry and Master Suite. Upstairs features 2 bdrms, bonus area, access to covered balcony, full bath and extra storage. Wood floors, granite, SS appliances, recessed lights, pantry, walk-in closets, spacious rooms & 3 car garage w/ work area, shelves & insulated door. Outdoors areas w/ multiple amenities – backyard over looks a beautiful pasture, lined w/ trees you can enjoy from covered patio or deck. Great location.

5. 2020-03-02
   listed $300,000 612-char remark

   Show marketing remark (612 chars)

   Great Buffington Built Home that is move in ready! Main level has open floor plan featuring dining, living and kitchen, powder bath and 4th bdrm (could be used as office), laundry and Master Suite. Upstairs features 2 bdrms, bonus area, access to covered balcony, full bath and extra storage. Wood floors, granite, SS appliances, recessed lights, pantry, walk-in closets, spacious rooms & 3 car garage w/ work area, shelves & insulated door. Outdoors areas w/ multiple amenities – backyard over looks a beautiful pasture, lined w/ trees you can enjoy from covered patio or deck. Great location.

6. 2019-04-25
   soldstatus $285,000
7. 2019-04-22
   soldstatus $285,000 453-char remark

   Show marketing remark (453 chars)

   Immaculate home in a great area! This 4 bedroom home has everything you have been wanting in a property. Meticulously cared for, great layout with 2 living areas, back deck with tranquil pasture views, 3 car garage with work bench and shelves plus a covered balcony off the second living area. Great color choices throughout, this home is in need of nothing but new owners! Come tour this great home, fall in love and take advantage of this rare find.

8. 2019-03-03
   listed $285,000 453-char remark

   Show marketing remark (453 chars)

   Immaculate home in a great area! This 4 bedroom home has everything you have been wanting in a property. Meticulously cared for, great layout with 2 living areas, back deck with tranquil pasture views, 3 car garage with work bench and shelves plus a covered balcony off the second living area. Great color choices throughout, this home is in need of nothing but new owners! Come tour this great home, fall in love and take advantage of this rare find.

9. 2012-09-10
   soldstatus $598,000
10. 2009-09-29
    soldstatus $1,728,130

ⓘ 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: $3,749 · $312/mo
• Projected year-2 tax: $3,749 · $312/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 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,469
• − Mortgage interest: −$29,632
• − Property taxes: −$3,749
• − Insurance: −$2,645
• − Repairs & maintenance: −$2,998
• − Management: −$2,998
• − HOA: −$204
• − Depreciation: −$15,389
• Taxable loss: −$20,146
• Est. tax savings @ 24.0%: +$4,835
• After-tax cash flow: $-5,453/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Cave Springs

• Score: 71/100
• State rank: #41
• US rank: #6981

Category grades

Amenities F Commute F Cost of living C- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cave Springs, AR
• City population: 5,528
• Population (ZIP): 5,528

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 (69%)
• Race & ethnicity: White 69% Two or more races 25% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 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: ▲ 41.26%
• Current HPI: 334.6594
• Rent YoY: —
• Metro: —
• 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

-69.4% since first listed

10 events — show timeline

• 2026-04-09 Pending — NWARMLS
• 2026-04-07 Listed $529,000 NWARMLS
• 2020-04-13 Sold (Public Records) $295,000 Public Records
• 2020-04-06 Sold (MLS) $295,000 NWARMLS
• 2020-03-02 Listed $300,000 NWARMLS
• 2019-04-25 Sold (Public Records) $285,000 Public Records
• 2019-04-22 Sold (MLS) $285,000 NWARMLS
• 2019-03-03 Listed $285,000 NWARMLS
• 2012-09-10 Sold (Public Records) $598,000 Public Records
• 2009-09-29 Sold (Public Records) $1,728,130 Public Records

Property tax history

+33.1%/yr

Latest (2025): $3,749 · +9.7% YoY. Source: county tax records.