11 Wiltshire Dr · Bella Vista, AR 72714

$349,000

2 bd · 2.0 ba · 2,038 sqft · SingleFamily public records · 12 Days on market

Built 1995 Est $471k · 26% 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 +15.6/30.0
• ARV discount +15.0/15.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• DSCR +4.8/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

You will love this Bella Vista charmer, perfect for first home buyer or downsizing. Spacious rooms with lots of natural sunlight. Ride the Back 40 just outside your doors. Enjoy the peaceful screened porch or welcome friends on the front porch perfect for a swing, large kitchen perfect for preparing meals, dedicated office and so much more. Freshly painted 2022, new HVAC 2018, flooring 2017 and new roof 2016. All it is waiting for is you!

Key facts

• Pinion creek falls
• Oz bike lift
• Screened-in porch

Tags

• SCREENED-IN PORCH
• BLOWING SPRINGS PARK
• PINION CREEK FALLS
• OZ BIKE LIFT
• BACK 40 TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/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 $307k (12.1% below list).
• Recommended offer: $307k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 36% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k 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 $98k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $306,732 (12.1% 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 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?
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: 0.88% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $470,778
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Wrongton Dr	0.14mi	3/2.0 (+1)	2,284 (+12%)	3mo	$415,000	$182	66
15 Reading Ln	0.49mi	2/2.0	1,900 (-7%)	2mo	$499,900	$263	64
7 Mary Ann Ln	0.61mi	3/2.0 (+1)	2,070 (+2%)	2mo	$375,000	$181	62
12 Lyndhurst Dr	0.45mi	3/2.0 (+1)	1,853 (-9%)	1mo	$428,000	$231	59
2 Didcot Ln	0.36mi	3/2.0 (+1)	1,770 (-13%)	2mo	$379,000	$214	55
32 Westbury Dr	0.30mi	3/2.0 (+1)	1,741 (-15%)	3mo	$426,500	$245	54
8 Boscastle Ln	0.63mi	3/2.0 (+1)	1,935 (-5%)	3mo	$374,000	$193	54
30 Lyndhurst Dr	0.58mi	3/2.0 (+1)	1,875 (-8%)	2mo	$474,900	$253	53
5 Thirsk Ln	0.65mi	3/2.0 (+1)	1,872 (-8%)	4mo	$359,900	$192	48
53 Berkshire Dr	0.69mi	3/2.0 (+1)	1,837 (-10%)	5mo	$450,000	$245	42
13 Berkshire Dr	0.48mi	3/3.0 (+1)	2,300 (+13%)	6mo	$537,000	$233	42
6 Condry Ln	0.74mi	3/3.0 (+1)	1,882 (-8%)	4mo	$312,000	$166	41

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: 4.4%
• Equity multiple: 1.23×
• Total profit: $22,359
• Equity at exit: $126,184

10-year hold

• IRR: 8.5%
• Equity multiple: 2.08×
• Total profit: $105,054
• Equity at exit: $173,273

Cash invested: $97,720 (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: 9.5×

Monthly cashflow live

• Estimated rent: $3,067 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$302 /mo · $3,628/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $145

Break-even live

Break-even rent $2,883

Max offer price $349,000

Occupancy floor 90%

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Sibsey Cir Unit 1230868P Bella Vista, AR	3.0	2.0	1765	$3,469	$1.97	21d	1	0.89mi
24 Pickering Dr Unit 1297038P Bella Vista, AR	3.0	2.0	2497	$2,040	$0.82	14d	1	1.05mi
15 Mills Dr Bella Vista, AR	3.0	2.0	1844	$1,950	$1.06	14d	1	1.25mi
15 Baywater Ln Unit 1221842P Bella Vista, AR	3.0	2.0	1915	$5,167	$2.70	21d	1	1.37mi
9 N Cerney Ln Unit 1297034P Bella Vista, AR	3.0	3.0	2497	$2,340	$0.94	14d	1	1.43mi
10 Granshire Dr Unit 1237423P Bella Vista, AR	3.0	2.0	1840	$3,703	$2.01	14d	1	1.46mi

Listing history 9 events

1. 2026-06-18
   days on market $349,000 Active 12 DOM
2. 2026-06-17
   days on market $349,000 Active 11 DOM
3. 2026-06-15
   days on market $349,000 Active 9 DOM
4. 2026-06-14
   days on market $349,000 Active 7 DOM
5. 2026-06-10
   days on market $349,000 Active 4 DOM
6. 2026-06-09
   days on market $349,000 Active 3 DOM
7. 2026-06-08
   days on market $349,000 Active 2 DOM
8. 2026-06-07
   remarks 263-char remark
9. 2026-06-07
   listed $349,000 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: $3,628 · $302/mo
• Projected year-2 tax: $3,628 · $302/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 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: $36,808
• − Mortgage interest: −$19,549
• − Property taxes: −$3,628
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,945
• − Management: −$2,945
• − Depreciation: −$10,153
• Taxable loss: −$4,157
• Est. tax savings @ 24.0%: +$998
• After-tax cash flow: $2,740/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

+158.5% since first listed

13 events — show timeline

• 2026-06-07 Listed $349,000 FSBO.com
• 2026-04-16 Price Changed $358,900 NWARMLS
• 2026-02-20 Price Changed $368,900 NWARMLS
• 2026-01-31 Price Changed $375,000 NWARMLS
• 2025-12-19 Price Changed $378,900 NWARMLS
• 2025-11-15 Price Changed $379,900 NWARMLS
• 2025-11-08 Price Changed $387,000 NWARMLS
• 2025-11-02 Price Changed $388,000 NWARMLS
• 2023-03-07 Sold (Public Records) $350,000 Public Records
• 2023-03-06 Sold (MLS) $350,000 NWARMLS
• 2023-02-07 Pending — NWARMLS
• 2022-11-07 Listed $365,000 NWARMLS
• 1997-08-07 Sold (Public Records) $135,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $3,628 · -2.0% YoY. Source: county tax records.