4411 SW Bison St · Bentonville, AR 72713

$350,000

4 bd · 2.5 ba · 1,789 sqft · SingleFamily public records · 5 Days on market

Built 2022 6,969 sqft lot Est $356k · 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
• ARV discount +8.3/15.0
• Cash flow +6.4/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.7/10.0

Listing remarks MLS

New Construction! Wonderful plan with open concept that still gives main living privacy! Spacious eat-in kitchen with center island and dining area that provides subtle separation from the main living room. Stainless appliances, gas range, granite, full tile backsplash, walk-in-pantry, and ample counter cabinet space! The living room is full of natural light with a view of the large covered back patio, has a gas log fireplace, and crown molding. The main suite bath offers a walk-in shower with glass door, two vanities, enclosed toilet, and large closet.

Key facts

• Open floor plan
• Walk in pantry
• Center island

Tags

• OPEN FLOOR PLAN
• SPACIOUS EAT IN KITCHEN
• CENTER ISLAND
• GAS RANGE
• WALK IN PANTRY
• LARGE COVERED BACK PATIO

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Attached garage with garage door opener; Two covered parking spaces
• Security: Smoke detectors
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Two-story home; Faces west; Slab foundation; Brick and vinyl siding; Architectural shingle roof
• Construction: Built as a resale property (less than 25 years old)
• Exterior features: Concrete driveway; Covered patio; Patio; Back yard fencing; Lot is cleared, landscaped and level; Outside city limits; Subdivision setting; Public road frontage

Interior

• Kitchen: Kitchen; Eat-in kitchen; Dishwasher; Gas oven; Gas range; Microwave; Plumbed for ice maker
• Bedrooms: Three bedrooms on the second level; Additional main-level rooms (various sizes)
• Flooring: Carpet; Laminate; Simulated wood; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Gas heating; Electric cooling
• Interior features: Attic; Ceiling fans; Granite counters; Pantry; Storage; Walk-in closets; Window treatments; Double-pane windows; 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 $350k.

Deal economics

• At list price, monthly cash flow is $-614 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (31.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (39.8% below list).
• Recommended offer: $211k (39.8% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 2.6% in Bentonville — 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 83/100 on livability (#2 in AR, #864 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: 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: Rents flat; 710 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Recommended offer $210,767 (39.8% 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 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?
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: 0.60% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.52%
• DSCR: 0.67
• GRM: 13.8

CMA / ARV

• ARV (on-the-fly): $356,011
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4411 SW Bison St	0.00mi	4/2.5	1,789 (0%)	1mo	$343,000	$192	99
5906 SW Bear Creek Ave	0.19mi	4/2.0	1,870 (+4%)	2mo	$364,900	$195	80
5904 SW Chiefs Ave	0.22mi	4/2.0	1,870 (+4%)	1mo	$364,900	$195	80
5909 SW Chiefs Ave	0.26mi	4/2.0	1,870 (+4%)	1mo	$364,900	$195	77
5803 SW Peaceful Ave	0.12mi	3/2.0 (-1)	1,685 (-6%)	1mo	$340,000	$202	77
6002 SW Teppee Ave	0.26mi	4/2.5	1,940 (+8%)	0mo	$394,000	$203	73
5900 SW Chiefs Ave	0.21mi	4/3.0	1,955 (+9%)	1mo	$392,500	$201	72
6001 SW Bear Creek Ave	0.24mi	4/3.0	1,955 (+9%)	0mo	$389,500	$199	71
5905 SW Bear Creek Ave	0.21mi	3/2.0 (-1)	1,669 (-7%)	1mo	$363,900	$218	71
4700 SW Tribe St	0.27mi	4/3.0	1,955 (+9%)	1mo	$392,500	$201	69
6002 SW Bear Creek Ave	0.23mi	4/2.5	2,042 (+14%)	1mo	$399,900	$196	65
5903 SW Coywolf St	0.33mi	4/2.5	2,042 (+14%)	1mo	$389,900	$191	61

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: 18.4%
• Equity multiple: 2.49×
• Total profit: $146,079
• Equity at exit: $315,308

10-year hold

• IRR: 16.7%
• Equity multiple: 5.60×
• Total profit: $450,991
• Equity at exit: $679,973

Cash invested: $98,000 (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: 710
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$298 /mo · $3,571/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-614

Break-even live

Break-even rent $2,885

Max offer price $241,573

Occupancy floor —

Sensitivity live

Price	-10% $-416	-5% $-515	+0% $-614	+5% $-713	+10% $-812
Rent	-10% $-780	-5% $-697	+0% $-614	+5% $-531	+10% $-447
Rate	-1.0pp $-438	-0.5pp $-525	base $-614	+0.5pp $-704	+1.0pp $-797

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5809 SW Macasin Ave Bentonville, AR	4.0	2.0	1745	$2,100	$1.20	25d	1	0.09mi
5805 SW Teppee Ave Bentonville, AR	4.0	2.5	1854	$2,145	$1.16	25d	1	0.15mi
4301 SW Pawhuska St Bentonville, AR	3.0	2.0	1782	$1,980	$1.11	25d	1	0.26mi
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	16d	1	0.34mi
621-623 Cosmos St Centerton, AR	3.0	2.0	1475	$1,795	$1.22	15d	1	0.74mi
3401 SW Endearment St Bentonville, AR	4.0	2.5	2065	$2,000	$0.97	25d	1	0.84mi
6812 Memphis Bentonville, AR	3.0	2.5	1599	$1,550	$0.97	25d	1	0.85mi
6604 SW Dignity Ave Bentonville, AR	3.0	3.0	1430	$1,550	$1.08	16d	1	0.86mi
221 Williams Ct Bentonville, AR	3.0	2.0	1410	$1,725	$1.22	25d	1	0.90mi
6800 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	16d	1	0.95mi
6802 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	25d	1	0.96mi
3406 SW Lucretia Rd Bentonville, AR	4.0	3.0	2393	$2,800	$1.17	25d	1	0.96mi
231 Palm St Bentonville, AR	3.0	2.0	1828	$2,050	$1.12	25d	1	1.06mi
3600 SW Willowbrook Rd Bentonville, AR	4.0	3.0	2612	$2,600	$1.00	25d	1	1.10mi
3800 SW Mistletoe Ave Unit 1221819P Bentonville, AR	3.0	2.0	1593	$5,861	$3.68	15d	1	1.23mi
890 Tennessee Ave Bentonville, AR	3.0	2.5	1250	$1,595	$1.28	23d	1	1.37mi
1061 Kentucky Ave Bentonville, AR	3.0	2.5	1250	$1,550	$1.24	25d	1	1.38mi
881 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,550	$1.24	25d	1	1.44mi
960 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,750	$1.40	25d	1	1.47mi
3200 SW Calm Ridge Rd Bentonville, AR	4.0	2.5	2075	$2,400	$1.16	25d	1	1.50mi

Listing history 6 events

1. 2026-04-13
   status Pending
2. 2026-04-08
   listed $350,000 Active
3. 2023-03-09
   soldstatus $325,000
4. 2023-03-08
   soldstatus $325,000 Closed 559-char remark

   Show marketing remark (559 chars)

   New Construction! Wonderful plan with open concept that still gives main living privacy! Spacious eat-in kitchen with center island and dining area that provides subtle separation from the main living room. Stainless appliances, gas range, granite, full tile backsplash, walk-in-pantry, and ample counter cabinet space! The living room is full of natural light with a view of the large covered back patio, has a gas log fireplace, and crown molding. The main suite bath offers a walk-in shower with glass door, two vanities, enclosed toilet, and large closet.

5. 2023-01-20
   status Pending 559-char remark

   Show marketing remark (559 chars)

   New Construction! Wonderful plan with open concept that still gives main living privacy! Spacious eat-in kitchen with center island and dining area that provides subtle separation from the main living room. Stainless appliances, gas range, granite, full tile backsplash, walk-in-pantry, and ample counter cabinet space! The living room is full of natural light with a view of the large covered back patio, has a gas log fireplace, and crown molding. The main suite bath offers a walk-in shower with glass door, two vanities, enclosed toilet, and large closet.

6. 2023-01-05
   listed $325,000 Active 559-char remark

   Show marketing remark (559 chars)

   New Construction! Wonderful plan with open concept that still gives main living privacy! Spacious eat-in kitchen with center island and dining area that provides subtle separation from the main living room. Stainless appliances, gas range, granite, full tile backsplash, walk-in-pantry, and ample counter cabinet space! The living room is full of natural light with a view of the large covered back patio, has a gas log fireplace, and crown molding. The main suite bath offers a walk-in shower with glass door, two vanities, enclosed toilet, and large closet.

ⓘ 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: $3,571 · $298/mo
• Projected year-2 tax: $3,571 · $298/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,292
• − Mortgage interest: −$19,605
• − Property taxes: −$3,571
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$10,182
• Taxable loss: −$13,863
• Est. tax savings @ 24.0%: +$3,327
• After-tax cash flow: $-4,038/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 — Bentonville

• Score: 83/100
• State rank: #2
• US rank: #864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bentonville, AR
• County: Benton County · 259,241 people
• City population: 67,689
• 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

+7.7% since first listed

6 events — show timeline

• 2026-04-13 Pending — NWARMLS
• 2026-04-08 Listed $350,000 NWARMLS
• 2023-03-09 Sold (Public Records) $325,000 Public Records
• 2023-03-08 Sold (MLS) $325,000 NWARMLS
• 2023-01-20 Pending — NWARMLS
• 2023-01-05 Listed $325,000 NWARMLS

Property tax history

+11.4%/yr

Latest (2025): $3,571 · -13.7% YoY. Source: county tax records.