18 Eleanor Ln · Bella Vista, AR 72714

$240,000

2 bd · 1.5 ba · 1,138 sqft · SingleFamily public records · 107 Days on market

Built 2001 Est $263k · 9% under

---

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 +15.9/30.0
• ARV discount +11.4/15.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• DSCR +4.9/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Thoughtfully updated and move-in ready, this high-value, low-maintenance 2-bed, 2-bath townhouse offers a practically NEW feel and boasts lifestyle perks perfect for retirees, outdoor lovers, and mountain bikers alike. Location Perks are at a premium too. Located in the popular Metfield area, minutes from the Back 40, the Greenway, nearby walking trails, and less than 10 minutes to the new OZ Bike Park/Lift, w/ Downtown Bentonville just 20 minutes away. Inside, this home shines with newer HVAC, NEW water heater, NEW roof, fresh interior and exterior paint, NEW appliances, sinks, faucets, countertops, cabinetry, lighting, and a gorgeous NEW shower and NEW beautiful low maintenance white oak LVP flooring runs throughout. Enjoy great storage, a private back patio, and peaceful wooded views where deer often wander by. With abundant amenities, clubhouses, tennis courts, golf courses, and several lakes, 18 Eleanor is nestled within the Metfield Golf complex and is a hidden gem—there’s nothing left to do but move in!

Key facts

• New water heater
• New paint
• New sinks

Tags

• NEWER HVAC
• NEW WATER HEATER
• NEW ROOF
• NEW PAINT
• NEW APPLIANCES
• NEW SINKS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/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 $202k (15.7% below list).
• Recommended offer: $202k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 475 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.4% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $68k; list at $240k implies a 253% gain — meaningful room to come down on a strong offer.

Recommended offer $202,368 (15.7% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.84% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $262,878
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Yates Dr	0.16mi	2/1.5	1,132 (-0%)	21mo	$222,900	$197	74
11 Sunderland Dr	0.11mi	2/2.0	1,044 (-8%)	11mo	$230,000	$220	70
12 Rettendon Ln	0.70mi	2/2.0	1,115 (-2%)	4mo	$259,000	$232	59
10 Slaggford Ln	0.67mi	3/2.0 (+1)	1,176 (+3%)	13mo	$272,000	$231	46

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

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.24×
• Total profit: $16,348
• Equity at exit: $86,774

10-year hold

• IRR: 8.7%
• Equity multiple: 2.10×
• Total profit: $74,196
• Equity at exit: $119,156

Cash invested: $67,200 (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 72714

• Home prices YoY: 0.5%
• Active inventory: 475
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,024 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$124 /mo · $1,490/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $116

Break-even live

Break-even rent $1,877

Max offer price $240,000

Occupancy floor 89%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Lunsford Ln Unit 1241312P Bella Vista, AR	2.0	2.0	1119	$1,842	$1.65	14d	1	0.46mi
14 Harrington Ln Unit 1241318P Bella Vista, AR	2.0	2.0	1044	$2,578	$2.47	14d	1	0.89mi

Listing history 18 events

1. 2026-06-18
   days on market $240,000 Active 107 DOM
2. 2026-06-17
   days on market $240,000 Active 106 DOM
3. 2026-06-15
   days on market $240,000 Active 104 DOM
4. 2026-06-14
   days on market $240,000 Active 102 DOM
5. 2026-06-10
   days on market $240,000 Active 99 DOM
6. 2026-06-09
   days on market $240,000 Active 98 DOM
7. 2026-06-08
   days on market $240,000 Active 97 DOM
8. 2026-06-07
   days on market $240,000 Active 96 DOM
9. 2026-06-05
   days on market $240,000 Active 93 DOM
10. 2026-06-03
    days on market $240,000 Active 92 DOM
11. 2026-06-02
    days on market $240,000 Active 91 DOM
12. 2026-06-01
    days on market $240,000 Active 90 DOM
13. 2026-05-31
    days on market $240,000 Active 89 DOM
14. 2026-05-31
    days on market $240,000 Active 88 DOM
15. 2026-05-06
    status Pending 1037-char remark

    Show marketing remark (1037 chars)

    Thoughtfully updated and move-in ready, this high-value, low-maintenance 2-bed, 2-bath townhouse offers a practically NEW feel and boasts lifestyle perks perfect for retirees, outdoor lovers, and mountain bikers alike. Location Perks are at a premium too. Located in the popular Metfield area, minutes from the Back 40, the Greenway, nearby walking trails, and less than 10 minutes to the new OZ Bike Park/Lift, w/ Downtown Bentonville just 20 minutes away. Inside, this home shines with newer HVAC, NEW water heater, NEW roof, fresh interior and exterior paint, NEW appliances, sinks, faucets, countertops, cabinetry, lighting, and a gorgeous NEW shower and NEW beautiful low maintenance white oak LVP flooring runs throughout. Enjoy great storage, a private back patio, and peaceful wooded views where deer often wander by. With abundant amenities, clubhouses, tennis courts, golf courses, and several lakes, 18 Eleanor is nestled within the Metfield Golf complex and is a hidden gem—there’s nothing left to do but move in!

16. 2026-03-27
    listed $240,000 Active 1037-char remark

    Show marketing remark (1037 chars)

    Thoughtfully updated and move-in ready, this high-value, low-maintenance 2-bed, 2-bath townhouse offers a practically NEW feel and boasts lifestyle perks perfect for retirees, outdoor lovers, and mountain bikers alike. Location Perks are at a premium too. Located in the popular Metfield area, minutes from the Back 40, the Greenway, nearby walking trails, and less than 10 minutes to the new OZ Bike Park/Lift, w/ Downtown Bentonville just 20 minutes away. Inside, this home shines with newer HVAC, NEW water heater, NEW roof, fresh interior and exterior paint, NEW appliances, sinks, faucets, countertops, cabinetry, lighting, and a gorgeous NEW shower and NEW beautiful low maintenance white oak LVP flooring runs throughout. Enjoy great storage, a private back patio, and peaceful wooded views where deer often wander by. With abundant amenities, clubhouses, tennis courts, golf courses, and several lakes, 18 Eleanor is nestled within the Metfield Golf complex and is a hidden gem—there’s nothing left to do but move in!

17. 2026-02-27
    listed $240,000 Active
18. 2004-12-21
    soldstatus $68,000

ⓘ 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: $1,490 · $124/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$46/yr (+$4/mo · 3.1%)

ⓘ 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 4/10 Moderate 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,284
• − Mortgage interest: −$13,444
• − Property taxes: −$1,490
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$6,982
• Taxable loss: −$2,717
• Est. tax savings @ 24.0%: +$652
• After-tax cash flow: $2,044/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): 14,350
• Household income: $103,125
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 61.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% 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: ▲ 1.38%
• Current HPI: 307.5796
• 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

+252.9% since first listed

4 events — show timeline

• 2026-05-06 Pending — NWARMLS
• 2026-03-27 Listed $240,000 NWARMLS
• 2026-02-27 Listed $240,000 Fizber.com
• 2004-12-21 Sold (Public Records) $68,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,490 · +9.7% YoY. Source: county tax records.