1200 St. Johns Wood · Cave Springs, AR 72718

$559,000

4 bd · 2.5 ba · 2,272 sqft · SingleFamily public records · 1 Days on market

Built 2021 8,276 sqft lot Est $550k · at est.

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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
• Cash flow +7.3/30.0
• ARV discount +6.7/15.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

New craftsman style home in one of Northwest Arkansas most popular & desirable neighborhoods. Great floorplan with master bedroom on main level and 3 beds up. 4th bedroom can also be a great media / bonus room. Conveniently located to all of NWA. Come check out the quality and craftsmanship in this great new home for sale in Hyde Park. Great open floor layout with beautiful finishes. Bentonville school district, community pool/park/trails and garden. WELCOME HOME!

Key facts

• Community amenities
• Craftsman-style home
• Open-concept layout

Tags

• CRAFTSMAN-STYLE HOME
• MAIN-LEVEL PRIMARY SUITE
• FLEXIBLE FOURTH BEDROOM
• OPEN-CONCEPT LAYOUT
• BENTONVILLE SCHOOL DISTRICT
• COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: Monthly association fee; Community has curbs and sidewalks; Near fire station, hospital, schools; Nearby park, shopping

Exterior

• Parking: Attached garage; Two covered parking spaces
• Utilities: Public water; Sewer available; Electricity available; Natural gas available; Cable available
• Home design: Two stories; Residential zoning; Resale (less than 25 years old); Architectural shingle roof
• Construction: Concrete construction; Slab foundation
• Exterior features: Concrete driveway; Deck; Partial privacy wood fencing; Landscaped; Cleared; Level lot; Near park; Subdivision; Cul-de-sac; Central business district; Industrial park

Interior

• Kitchen: Dishwasher; Gas cooktop; Range hood; Microwave; Disposal; Plumbed for ice maker; Hot water circulator; Electric water heater
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Attic; Ceiling fan(s); Eat-in kitchen; Granite counters; Storage; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $559k.

Deal economics

• At list price, monthly cash flow is $-737 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $429k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $352k (37.0% below list).
• Recommended offer: $352k (37.0% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.4% in Cave Springs — 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 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.
• 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: 111 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $60k of equity ($4k loan paydown + $56k 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 ~$96k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $355k; list at $559k implies a 57% gain — meaningful room to come down on a strong offer.

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 $352,198 (37.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.63% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.65%
• DSCR: 0.75
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $549,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6614 W Braebourne Dr	0.09mi	4/2.0	2,344 (+3%)	1mo	$575,000	$245	88
5500 Lanshire Dr	0.13mi	4/2.5	2,341 (+3%)	3mo	$605,000	$258	87
5701 S 66th St	0.21mi	3/2.5 (-1)	2,228 (-2%)	0mo	$510,000	$229	82
5900 S 67th St	0.26mi	4/3.0	2,473 (+9%)	0mo	$560,000	$226	71
807 Bellmara Cir	0.20mi	4/3.0	2,510 (+10%)	2mo	$581,000	$231	70
906 Charing Cross	0.34mi	4/3.0	2,425 (+7%)	2mo	$587,000	$242	70
1013 Charing Cross	0.29mi	4/2.5	2,531 (+11%)	0mo	$570,000	$225	67
6201 Tumbler Rdg	0.57mi	4/3.0	2,403 (+6%)	1mo	$575,000	$239	61
6533 W Valley View Rd	0.54mi	3/2.0 (-1)	2,207 (-3%)	3mo	$498,000	$226	61
816 Post Way	0.54mi	4/2.5	2,477 (+9%)	0mo	$615,000	$248	59
5222 S Brookmere St	0.70mi	3/2.5 (-1)	2,148 (-6%)	1mo	$595,000	$277	52
626 Millwood	0.72mi	4/2.5	2,097 (-8%)	2mo	$564,000	$269	52

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: 20.3%
• Equity multiple: 2.64×
• Total profit: $257,334
• Equity at exit: $503,591

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $794,417
• Equity at exit: $1,086,014

Cash invested: $156,520 (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: 13.2×

Monthly cashflow live

• Estimated rent: $3,522 high
• Mortgage (P&I): −$2,931
• Tax from tax record: −$355 /mo · $4,263/yr
• Insurance: −$233
• HOA: −$0
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $-737

Break-even live

Break-even rent $4,455

Max offer price $428,766

Occupancy floor —

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: $139,750
• Closing costs: $16,770
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6508 W Stone Lake Dr Unit 1221824P Rogers, AR	4.0	2.5	2271	$7,860	$3.46	14d	1	0.42mi
6502 W Hearth Falls Dr Unit 1221804P Rogers, AR	4.0	2.5	2443	$6,688	$2.74	14d	1	0.43mi
5313 S Stone Bay Ct Rogers, AR	4.0	3.0	2110	$3,300	$1.56	14d	1	0.56mi
6506 W Knoll View Way Rogers, AR	3.0	2.5	1746	$2,700	$1.55	14d	1	0.60mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,400	$1.17	23d	1	0.63mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,290	$1.11	14d	1	0.63mi
6613 W Valley View Rd Rogers, AR	4.0	2.5	2475	$3,000	$1.21	23d	1	0.64mi
6683 W Valley View Rd Rogers, AR	4.0	2.5	2477	$3,500	$1.41	23d	1	0.66mi
6665 W Valley View Rd Rogers, AR	3.0	2.0	1923	$2,950	$1.53	23d	1	0.70mi
7 S Prairie Dunes Dr Rogers, AR	3.0	2.5	1773	$3,800	$2.14	13d	1	1.39mi
6505 S 50th St Rogers, AR	4.0	2.0	1630	$1,850	$1.13	14d	1	1.50mi

Listing history 2 events

1. 2026-06-18
   remarks 548-char remark
2. 2026-06-18
   listed $559,000 Active 1 DOM

ⓘ 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: $4,263 · $355/mo
• Projected year-2 tax: $4,263 · $355/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 ≥104°F today · 21 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: $42,264
• − Mortgage interest: −$31,313
• − Property taxes: −$4,263
• − Insurance: −$2,795
• − Repairs & maintenance: −$3,381
• − Management: −$3,381
• − Depreciation: −$16,262
• Taxable loss: −$19,131
• Est. tax savings @ 24.0%: +$4,591
• After-tax cash flow: $-4,255/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 — 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

+58.7% since first listed

3 events — show timeline

• 2026-06-18 Listed $559,000 NWARMLS
• 2021-05-14 Sold (MLS) $355,000 NWARMLS
• 2021-03-16 Listed $352,160 NWARMLS

Property tax history

+12.9%/yr

Latest (2025): $4,263 · +2.6% YoY. Source: county tax records.