821 63rd Ave · Highfill, AR 72713

$290,000

3 bd · 2.0 ba · 1,642 sqft · SingleFamily public records · 88 Days on market

Built 2018 7,405 sqft lot Est $325k · 11% under

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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).

• ARV discount +12.4/15.0
• Appreciation +10.0/10.0
• Cash flow +6.6/30.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.8/10.0

Listing remarks MLS

Don't miss out on this spacious Craftsman style home featuring modern open floor plan with spacious living area open to the kitchen and dining. 9 ft vaulted ceilings and door leading out to covered patio area great for entertaining. Home is energy efficient with 40 inches of TAP thermal acoustical attic insulation. Added convenience of a smart garage system, a Vivint security system adding both security and ease to your daily routine. Only 10 minutes from XNA airport and 20 min from Walmart home office. Fiber Optic Internet.

Key facts

• Split floor plan
• Level lot
• Concrete flooring

Tags

• SPLIT FLOOR PLAN
• SINGLE STORY BRICK HOME
• LEVEL LOT
• NO IMMEDIATE NEIGHBORS BEHIND
• AMPLE GRANITE COUNTER
• CONCRETE FLOORING

Property features AI

Finance

• HOA & community: Monthly association fee; Community curbs; Near schools

Exterior

• Parking: Attached garage; 2 covered parking spaces
• Security: Security system
• Utilities: Electricity available; Public water; Sewer available
• Home design: Single-story; Brick construction; Slab foundation; Architectural shingle roof; Located on a public road; Level lot in a subdivision
• Construction: Built with brick exterior
• Exterior features: Concrete driveway; Patio; Back yard fencing; Storage structure

Interior

• Kitchen: Counter top; Dishwasher; Microwave; Refrigerator
• Flooring: Carpet; Concrete; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Granite counters; Pantry; Split bedrooms; Storage
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-476 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (29.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (42.3% below list).
• Recommended offer: $167k (42.3% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.9% in Highfill — 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 (#97 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute 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: Rents flat; 690 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent is only 17% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $167,389 (42.3% 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. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 0.58% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.03%
• DSCR: 0.69
• GRM: 14.4

CMA / ARV

• ARV (on-the-fly): $325,116
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 NW 64th Ave	0.10mi	3/2.0	1,525 (-7%)	2mo	$304,000	$199	82
709 NW 64th Ave	0.15mi	3/2.0	1,467 (-11%)	2mo	$277,000	$189	74
5909 Sherman St	0.32mi	3/2.0	1,750 (+7%)	2mo	$326,000	$186	73
6401 NW Harley St	0.27mi	3/2.0	1,805 (+10%)	1mo	$357,287	$198	70
6002 Hoover St	0.59mi	3/2.0	1,655 (+1%)	3mo	$318,000	$192	69
6417 NW Harley St	0.29mi	3/2.0	1,805 (+10%)	3mo	$360,000	$199	68
6005 NW Grant St	0.67mi	3/2.0	1,685 (+3%)	0mo	$319,500	$190	64
717 NW 69th Ave	0.33mi	4/2.0 (+1)	1,514 (-8%)	3mo	$292,000	$193	64
6007 NW Hoover St	0.55mi	3/2.0	1,748 (+6%)	2mo	$320,000	$183	62
6312 NW Zella St	0.25mi	4/3.0 (+1)	1,887 (+15%)	1mo	$377,778	$200	54
6408 NW Zella St	0.26mi	4/3.0 (+1)	1,887 (+15%)	1mo	$373,183	$198	53
6009 NW Hancock St	0.40mi	4/2.0 (+1)	1,433 (-13%)	2mo	$285,000	$199	53

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.52×
• Total profit: $123,269
• Equity at exit: $261,255

10-year hold

• IRR: 17.0%
• Equity multiple: 5.67×
• Total profit: $378,823
• Equity at exit: $563,406

Cash invested: $81,200 (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 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 690
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$156 /mo · $1,875/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-476

Break-even live

Break-even rent $2,276

Max offer price $205,995

Occupancy floor —

Sensitivity live

Price	-10% $-311	-5% $-393	+0% $-476	+5% $-558	+10% $-640
Rent	-10% $-608	-5% $-542	+0% $-476	+5% $-409	+10% $-343
Rate	-1.0pp $-329	-0.5pp $-402	base $-476	+0.5pp $-551	+1.0pp $-627

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
864 NW Evans Cir Bentonville, AR	4.0	2.0	1497	$1,650	$1.10	24d	1	0.19mi
817 NW 67th Ave Bentonville, AR	3.0	2.0	1311	$1,595	$1.22	24d	1	0.19mi
6103 NW McClellen St Bentonville, AR	4.0	2.0	1433	$1,795	$1.25	24d	1	0.22mi
6807 NW Toby St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	15d	1	0.35mi
805 NW 70th Ave Bentonville, AR	3.0	2.5	2021	$2,350	$1.16	14d	1	0.35mi
6813 NW Toby St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	15d	1	0.35mi
514 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	24d	1	0.36mi
6002 NW Meade St Bentonville, AR	3.0	2.0	1860	$1,825	$0.98	24d	1	0.38mi
632 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	24d	1	0.38mi
511 NW 68th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	22d	1	0.39mi
617 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	24d	1	0.39mi
613 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	15d	1	0.40mi
615 NW 69th Ave Highfill, AR	3.0	2.0	1300	$1,450	$1.12	24d	1	0.40mi
523 NW 68th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	15d	1	0.40mi
500 NW 69th Ave Unit 6810 Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	24d	1	0.42mi
500 NW 69th Ave Unit 6812 Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	22d	1	0.42mi
535 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	22d	1	0.43mi
525 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	15d	1	0.45mi
523 NW 69th Ave Highfill, AR	3.0	2.0	1300	$1,495	$1.15	15d	1	0.46mi
521 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	24d	1	0.46mi
6810 NW Trevy St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	15d	1	0.50mi
424 NW 59 Ave Bentonville, AR	3.0	2.0	1782	$2,150	$1.21	14d	1	0.54mi
500 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	22d	1	0.54mi
500 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,445	$1.11	14d	8	0.54mi
6005 NW Hoover St Bentonville, AR	4.0	2.0	1433	$1,595	$1.11	15d	1	0.55mi
6603 NW Altus St Bentonville, AR	3.0	2.0	1251	$1,495	$1.20	24d	1	0.72mi
6607 NW Altus St Bentonville, AR	3.0	2.0	1256	$1,450	$1.15	24d	1	0.73mi
313 NW 65th Ave Bentonville, AR	3.0	2.0	1250	$1,450	$1.16	24d	1	0.73mi
6619 NW Altus St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	24d	1	0.74mi
6600 NW Altus St Highfill, AR	4.0	2.0	1454	$1,595	$1.10	15d	1	0.75mi
6605 NW Vandergriff St Bentonville, AR	4.0	2.0	1454	$1,595	$1.10	15d	1	0.78mi
6608 NW Vandergriff St Highfill, AR	4.0	2.0	1454	$1,595	$1.10	15d	1	0.82mi
210 NW 67th Ave Bentonville, AR	4.0	2.0	1454	$1,595	$1.10	15d	1	0.89mi
111 NW 63rd Ave Bentonville, AR	2.0–4.0	2.0	1116	$1,610	$1.44	14d	19	0.95mi
6307 NW Kathleen St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	24d	1	0.95mi
6503 NW Kathleen St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	24d	1	0.95mi
6502 NW Kathleen St Bentonville, AR	3.0	2.0	1250	$1,495	$1.20	24d	1	0.97mi
6500 NW Kathleen St Bentonville, AR	3.0	2.0	1250	$1,450	$1.16	24d	1	0.98mi

Listing history 22 events

1. 2026-06-18
   days on market $290,000 Active 88 DOM
2. 2026-06-17
   days on market $290,000 Active 87 DOM
3. 2026-06-15
   days on market $290,000 Active 85 DOM
4. 2026-06-14
   days on market $290,000 Active 83 DOM
5. 2026-06-10
   days on market $290,000 Active 80 DOM
6. 2026-06-09
   days on market $290,000 Active 79 DOM
7. 2026-06-08
   days on market $290,000 Active 78 DOM
8. 2026-06-07
   days on market $290,000 Active 77 DOM
9. 2026-06-05
   days on market $290,000 Active 74 DOM
10. 2026-06-03
    days on market $290,000 Active 73 DOM
11. 2026-06-02
    statusdays on market $290,000 Active 72 DOM
12. 2026-05-31
    statusdays on market $290,000 Pending 71 DOM
13. 2026-05-04
    price $290,000
14. 2026-04-13
    price $300,000
15. 2026-03-20
    listed $310,000 Active
16. 2025-10-15
    price $317,000
17. 2025-03-19
    soldstatus $312,400
18. 2025-03-14
    soldstatus $312,400 Closed 530-char remark

    Show marketing remark (530 chars)

    Don't miss out on this spacious Craftsman style home featuring modern open floor plan with spacious living area open to the kitchen and dining. 9 ft vaulted ceilings and door leading out to covered patio area great for entertaining. Home is energy efficient with 40 inches of TAP thermal acoustical attic insulation. Added convenience of a smart garage system, a Vivint security system adding both security and ease to your daily routine. Only 10 minutes from XNA airport and 20 min from Walmart home office. Fiber Optic Internet.

19. 2025-02-20
    status Pending 530-char remark

    Show marketing remark (530 chars)

    Don't miss out on this spacious Craftsman style home featuring modern open floor plan with spacious living area open to the kitchen and dining. 9 ft vaulted ceilings and door leading out to covered patio area great for entertaining. Home is energy efficient with 40 inches of TAP thermal acoustical attic insulation. Added convenience of a smart garage system, a Vivint security system adding both security and ease to your daily routine. Only 10 minutes from XNA airport and 20 min from Walmart home office. Fiber Optic Internet.

20. 2025-02-07
    listed $319,900 Active 530-char remark

    Show marketing remark (530 chars)

    Don't miss out on this spacious Craftsman style home featuring modern open floor plan with spacious living area open to the kitchen and dining. 9 ft vaulted ceilings and door leading out to covered patio area great for entertaining. Home is energy efficient with 40 inches of TAP thermal acoustical attic insulation. Added convenience of a smart garage system, a Vivint security system adding both security and ease to your daily routine. Only 10 minutes from XNA airport and 20 min from Walmart home office. Fiber Optic Internet.

21. 2018-03-29
    soldstatus $172,000
22. 2018-01-22
    listed $172,000

ⓘ 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: $1,875 · $156/mo
• Projected year-2 tax: $1,875 · $156/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 ≥106°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: $20,087
• − Mortgage interest: −$16,245
• − Property taxes: −$1,875
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$8,436
• Taxable loss: −$11,133
• Est. tax savings @ 24.0%: +$2,672
• After-tax cash flow: $-3,034/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 — Highfill

• Score: 67/100
• State rank: #97
• US rank: #10302

Category grades

Amenities F Commute F Cost of living A+ 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: Highfill, AR
• County: Benton County · 259,241 people
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 28,999
• Household income: $119,853
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 508.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 54% Asian 20% Two or more races 16% Hispanic / Latino 11% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 8% Spanish 6% Other Indo-European 5%

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: ▲ 10.77%
• Current HPI: 319.3081
• Rent YoY: ▲ 0.39%
• 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

+68.6% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $290,000 NWARMLS
• 2026-04-13 Price Changed $300,000 NWARMLS
• 2026-03-20 Listed $310,000 NWARMLS
• 2025-10-15 Price Changed $317,000 NWARMLS
• 2025-03-19 Sold (Public Records) $312,400 Public Records
• 2025-03-14 Sold (MLS) $312,400 NWARMLS
• 2025-02-20 Pending — NWARMLS
• 2025-02-07 Listed $319,900 NWARMLS
• 2018-03-29 Sold (MLS) $172,000 NWARMLS
• 2018-01-22 Listed $172,000 NWARMLS

Property tax history

+29.0%/yr

Latest (2025): $1,875 · +2.3% YoY. Source: county tax records.