6001 W Knoll View Way · Rogers, AR 72758

$369,000

4 bd · 2.5 ba · 1,830 sqft · SingleFamily public records · 5 Days on market

Built 2003 7,840 sqft lot Est $390k · 5% under

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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 +17.7/30.0
• ARV discount +9.9/15.0
• DSCR +5.5/10.0
• Schools +5.2/10.0
• Livability +4.5/5.0
• 1% rule +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE!!! Marvelous home in the highly desirable Champions Estates Subdivision! Wonderful open layout makes it a functional floorplan for the whole family. Beautifully updated with new tile, laminate flooring and fresh paint. Modern touches pour throughout the home including splendid living room offering corner gas-log fireplace with custom honeycomb tile and practical eat-in kitchen with contemporary open shelving. Dedicated laundry space to help keep things tidy. Spacious bedrooms with master suite located on main level. Fully fenced backyard and open patio is ideal for the letting the kids play! Additional storage available in the outbuilding. Prime location just minutes from Pinnacle Hills - Promenade Mall, Walmart AMP, trails and less than 15 minutes to XNA! Claim this beauty for the family today!

Key facts

• 7,840 sq ft lot
• Garage
• Built 2003

Tags

• CHAMPIONS ESTATES SUBDIVISION
• BENTONVILLE SCHOOL DISTRICT
• CORNER GAS-LOG FIREPLACE
• CUSTOM HONEYCOMB TILE
• CONTEMPORARY OPEN SHELVING
• DEDICATED LAUNDRY SPACE

Property features AI

Finance

• HOA & community: Monthly association fee; Community features: biking, park, trails/paths, shopping, near fire station, near hospital, near schools

Exterior

• Parking: Attached garage; Garage with garage door opener; 2 covered spaces
• Security: Smoke detector(s)
• Utilities: Cable available; Electricity available; Natural gas available; Public sewer; Public water
• Home design: 2-story; Slab foundation
• Construction: Brick construction; Asphalt shingle roof; Built with slab foundation
• Exterior features: Concrete driveway; Patio; Porch; Back yard fencing; Picket fencing; Landscaped yard; Near park; City lot; Subdivision; Public road frontage; Paved road

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Microwave; Microwave hood fan; Disposal
• Flooring: Carpet; Laminate; Simulated wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Attic; Ceiling fan(s); Eat-in kitchen; Split bedroom plan; Storage; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/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 $336k (9.0% below list).
• Recommended offer: $336k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.6% in Rogers — 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 90/100 on livability (#1 in AR, #98 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• 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 rising (+1.5%/yr); 436 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 41% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $335,759 (9.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $389,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6001 W Knoll View Way	0.00mi	4/2.0	1,827 (-0%)	0mo	$350,000	$192	98
5213 S 60th Pl	0.12mi	4/2.0	1,913 (+4%)	6mo	$388,000	$203	80
6112 Pleasant Pl	0.09mi	3/2.0 (-1)	1,720 (-6%)	0mo	$360,000	$209	78
5213 S 62nd St	0.14mi	3/2.5 (-1)	1,902 (+4%)	10mo	$357,000	$188	73
5101 S 62nd St	0.16mi	4/2.5	1,950 (+7%)	12mo	$415,000	$213	71
6108 Pleasant Dr	0.08mi	4/2.0	2,054 (+12%)	6mo	$458,000	$223	69
6519 W Pleasant Way	0.38mi	3/2.5 (-1)	1,907 (+4%)	4mo	$415,000	$218	67
6515 W Pleasant	0.37mi	3/2.5 (-1)	1,940 (+6%)	6mo	$423,000	$218	63
6219 W Southgate Ct	0.22mi	3/2.5 (-1)	1,644 (-10%)	6mo	$340,000	$207	63
5703 S 66th St	0.70mi	4/2.5	2,056 (+12%)	5mo	$422,000	$205	42
6616 Inverness Dr	0.72mi	4/2.0	2,042 (+12%)	7mo	$538,000	$263	39
6525 W Hearth Bay	0.59mi	4/3.0	2,100 (+15%)	11mo	$504,000	$240	37

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 · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-46,187
• Equity at exit: $55,019

10-year hold

• IRR: -5.8%
• Equity multiple: 0.65×
• Total profit: $-36,503
• Equity at exit: $31,904

Cash invested: $103,320 (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 72758

• Rents YoY: 1.5%
• Active inventory: 436
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,358 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$270 /mo · $3,235/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$705
• Net cashflow: $294

Break-even live

Break-even rent $2,985

Max offer price $369,000

Occupancy floor 86%

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,400	$1.17	23d	1	0.28mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,290	$1.11	14d	1	0.28mi
6506 W Knoll View Way Rogers, AR	3.0	2.5	1746	$2,700	$1.55	14d	1	0.31mi
5313 S Stone Bay Ct Rogers, AR	4.0	3.0	2110	$3,300	$1.56	14d	1	0.35mi
6613 W Valley View Rd Rogers, AR	4.0	2.5	2475	$3,000	$1.21	23d	1	0.41mi
6508 W Stone Lake Dr Unit 1221824P Rogers, AR	4.0	2.5	2271	$7,860	$3.46	14d	1	0.41mi
6502 W Hearth Falls Dr Unit 1221804P Rogers, AR	4.0	2.5	2443	$6,688	$2.74	14d	1	0.42mi
6683 W Valley View Rd Rogers, AR	4.0	2.5	2477	$3,500	$1.41	23d	1	0.48mi
6665 W Valley View Rd Rogers, AR	3.0	2.0	1923	$2,950	$1.53	23d	1	0.52mi
7 S Prairie Dunes Dr Rogers, AR	3.0	2.5	1773	$3,800	$2.14	13d	1	0.57mi
4604 S 53rd St Rogers, AR	3.0	1.0–2.0	1023	$2,399	$2.35	13d	38	0.75mi
4607 S 47th St Rogers, AR	3.0	2.5	1854	$5,000	$2.70	23d	1	0.91mi
5100 W Park Pl Rogers, AR	3.0	1.0–2.0	945	$2,165	$2.29	13d	24	1.01mi
5505 W Northgate Rd Rogers, AR	3.0	1.0–2.0	1083	$4,510	$4.16	13d	186	1.31mi

Listing history 14 events

1. 2026-05-17
   status Pending
2. 2026-05-11
   listed $369,000 Active
3. 2026-04-15
   price $369,000
4. 2026-03-23
   price $380,000
5. 2026-02-05
   price $399,000
6. 2022-05-10
   soldstatus $295,000
7. 2022-05-05
   soldstatus $295,000 Closed 816-char remark

   Show marketing remark (816 chars)

   NEW PRICE!!! Marvelous home in the highly desirable Champions Estates Subdivision! Wonderful open layout makes it a functional floorplan for the whole family. Beautifully updated with new tile, laminate flooring and fresh paint. Modern touches pour throughout the home including splendid living room offering corner gas-log fireplace with custom honeycomb tile and practical eat-in kitchen with contemporary open shelving. Dedicated laundry space to help keep things tidy. Spacious bedrooms with master suite located on main level. Fully fenced backyard and open patio is ideal for the letting the kids play! Additional storage available in the outbuilding. Prime location just minutes from Pinnacle Hills - Promenade Mall, Walmart AMP, trails and less than 15 minutes to XNA! Claim this beauty for the family today!

8. 2022-03-29
   status Pending 816-char remark

   Show marketing remark (816 chars)

   NEW PRICE!!! Marvelous home in the highly desirable Champions Estates Subdivision! Wonderful open layout makes it a functional floorplan for the whole family. Beautifully updated with new tile, laminate flooring and fresh paint. Modern touches pour throughout the home including splendid living room offering corner gas-log fireplace with custom honeycomb tile and practical eat-in kitchen with contemporary open shelving. Dedicated laundry space to help keep things tidy. Spacious bedrooms with master suite located on main level. Fully fenced backyard and open patio is ideal for the letting the kids play! Additional storage available in the outbuilding. Prime location just minutes from Pinnacle Hills - Promenade Mall, Walmart AMP, trails and less than 15 minutes to XNA! Claim this beauty for the family today!

9. 2022-03-28
   price $299,900 816-char remark

   Show marketing remark (816 chars)

   NEW PRICE!!! Marvelous home in the highly desirable Champions Estates Subdivision! Wonderful open layout makes it a functional floorplan for the whole family. Beautifully updated with new tile, laminate flooring and fresh paint. Modern touches pour throughout the home including splendid living room offering corner gas-log fireplace with custom honeycomb tile and practical eat-in kitchen with contemporary open shelving. Dedicated laundry space to help keep things tidy. Spacious bedrooms with master suite located on main level. Fully fenced backyard and open patio is ideal for the letting the kids play! Additional storage available in the outbuilding. Prime location just minutes from Pinnacle Hills - Promenade Mall, Walmart AMP, trails and less than 15 minutes to XNA! Claim this beauty for the family today!

10. 2022-03-18
    listed $309,900 Active 816-char remark

    Show marketing remark (816 chars)

    NEW PRICE!!! Marvelous home in the highly desirable Champions Estates Subdivision! Wonderful open layout makes it a functional floorplan for the whole family. Beautifully updated with new tile, laminate flooring and fresh paint. Modern touches pour throughout the home including splendid living room offering corner gas-log fireplace with custom honeycomb tile and practical eat-in kitchen with contemporary open shelving. Dedicated laundry space to help keep things tidy. Spacious bedrooms with master suite located on main level. Fully fenced backyard and open patio is ideal for the letting the kids play! Additional storage available in the outbuilding. Prime location just minutes from Pinnacle Hills - Promenade Mall, Walmart AMP, trails and less than 15 minutes to XNA! Claim this beauty for the family today!

11. 2018-11-21
    soldstatus $168,000
12. 2018-09-13
    listed $152,500
13. 2007-12-06
    soldstatus $164,000
14. 2003-12-09
    soldstatus $142,000

ⓘ 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: $3,235 · $270/mo
• Projected year-2 tax: $3,235 · $270/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 · 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: $40,291
• − Mortgage interest: −$20,670
• − Property taxes: −$3,235
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,223
• − Management: −$3,223
• − Depreciation: −$10,735
• Taxable loss: −$2,639
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $4,163/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 — Rogers

• Score: 90/100
• State rank: #1
• US rank: #98

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rogers, AR
• County: Benton County · 259,241 people
• City population: 90,024
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 48,233
• Household income: $99,147
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 876.0

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 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 25% Two or more races 25% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 14% · Canada, Guatemala, Vietnam
• Languages at home: 80% English-only · Spanish 17% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -176.74%
• Current HPI: 301.8902
• Rent YoY: ▲ 1.48%
• 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

+159.9% since first listed

14 events — show timeline

• 2026-05-17 Pending — NWARMLS
• 2026-05-11 Listed $369,000 NWARMLS
• 2026-04-15 Price Changed $369,000 NWARMLS
• 2026-03-23 Price Changed $380,000 NWARMLS
• 2026-02-05 Price Changed $399,000 NWARMLS
• 2022-05-10 Sold (Public Records) $295,000 Public Records
• 2022-05-05 Sold (MLS) $295,000 NWARMLS
• 2022-03-29 Pending — NWARMLS
• 2022-03-28 Price Changed $299,900 NWARMLS
• 2022-03-18 Listed $309,900 NWARMLS
• 2018-11-21 Sold (MLS) $168,000 NWARMLS
• 2018-09-13 Listed $152,500 NWARMLS
• 2007-12-06 Sold (Public Records) $164,000 Public Records
• 2003-12-09 Sold (Public Records) $142,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,235 · +9.8% YoY. Source: county tax records.