7 Claypole Ln · Bella Vista, AR 72715

$264,000

3 bd · 2.0 ba · 1,228 sqft · SingleFamily public records · 3 Days on market

Built 1997 0.30 ac lot Est $295k · 10% under $40/mo HOA · 1% of rent

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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 +22.1/30.0
• ARV discount +12.2/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bath home on a secluded culdesac, in the heart of Bella Vista's Hampton sub-division. Vaulted ceilings. 30+ year old stressed barn wood oak floor in the living room adding character to the entrance, Spacious kitchen with butcher block island. Cute cottage, with visiting deer. Ideal for first-time buyers or down-sizing retreat. Recently painted, a new roof, and a fairly new AC unit. Ready to move into, with a Quick Escrow. Super Bentonville School District, walking distance to Little Sugar Biking trailheads, and biking distance to Lake Windsor with great fishing. If you enjoy golf, there are five major courses nearby. Also an award-winning Frisbee-dedicated golf course. "Boating Fishing Swimming Biking and Hiking practically in your back yard.

Key facts

• Open floor plan
• Lake avalon
• Cul-de-sac street

Tags

• OZ TRAILS BIKE PARK
• CUL-DE-SAC STREET
• MATURE TREES
• OPEN FLOOR PLAN
• LAKE AVALON
• BIKE TRAILS

Property features AI

Finance

• HOA & community: BV POA with a $40 monthly association fee (fee details: see agent); Community features include clubhouse, fitness center, playground, park, pool, recreation area, tennis courts, biking, trails/paths, nearby shopping and schools

Exterior

• Parking: Attached garage with garage door opener (1 covered space)
• Utilities: Public water; Septic available (septic tank); Electricity available; Phone available
• Home design: Single-story home; Residential zoning
• Construction: Wood siding; Shingle/fiberglass roof; Block foundation; Built 25+ years ago
• Exterior features: Concrete driveway; Deck; Community pool; Cleared lot; City lot in a subdivision; Secluded setting; Public road frontage; Paved road

Interior

• Kitchen: Dishwasher; Electric cooktop; Disposal; Refrigerator; Eat-in kitchen
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Built-in features; Ceiling fan(s); Eat-in kitchen; Solid surface counters; Window treatments; Blinds
• 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 $264k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $264k).
• Cap rate 8.2% 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: 827 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 39% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $8k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $264,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $294,720
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Annabell Ln	0.41mi	3/2.0	1,339 (+9%)	2mo	$321,900	$240	64
13 Jeremy Ln	0.13mi	2/2.0 (-1)	1,284 (+5%)	22mo	$300,000	$234	63
4 Brunswick Dr	0.17mi	3/2.0	1,381 (+12%)	16mo	$349,000	$253	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-15,728
• Equity at exit: $39,363

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $21,067
• Equity at exit: $22,826

Cash invested: $73,920 (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 72715

• Home prices YoY: -6.6%
• Active inventory: 827
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,711 medium
• Mortgage (P&I): −$1,384
• Tax from tax record: −$182 /mo · $2,181/yr
• Insurance: −$110
• HOA: −$40
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $425

Break-even live

Break-even rent $2,172

Max offer price $264,000

Occupancy floor 79%

Sensitivity live

Price	-10% $575	-5% $500	+0% $425	+5% $350	+10% $276
Rent	-10% $211	-5% $318	+0% $425	+5% $532	+10% $639
Rate	-1.0pp $558	-0.5pp $492	base $425	+0.5pp $357	+1.0pp $287

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: $66,000
• Closing costs: $7,920
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Felton Ln Unit 1241295P Bella Vista, AR	2.0	2.0	1388	$2,815	$2.03	15d	1	1.09mi
71 London Dr Bella Vista, AR	3.0	2.0	1490	$2,100	$1.41	24d	1	1.28mi
13 Orleton Ln Unit 1221943P Bella Vista, AR	3.0	2.0	1248	$3,552	$2.85	22d	1	1.45mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 4 events

1. 2026-06-18
   days on market $264,000 Active 3 DOM
2. 2026-06-17
   days on market $264,000 Active 2 DOM
3. 2026-06-15
   remarks 657-char remark
4. 2026-06-15
   listed $264,000 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: $2,181 · $182/mo
• Projected year-2 tax: $2,181 · $182/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 4/10 Moderate 7 d/yr ≥105°F today · 20 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: $32,527
• − Mortgage interest: −$14,788
• − Property taxes: −$2,181
• − Insurance: −$1,320
• − Repairs & maintenance: −$2,602
• − Management: −$2,602
• − HOA: −$480
• − Depreciation: −$7,680
• Taxable income: $873
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $4,892/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): 17,288
• Household income: $82,447
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 107.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 12% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% 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: ▼ -21.53%
• Current HPI: 304.946
• 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

+8.2% since first listed

13 events — show timeline

• 2026-06-15 Listed $264,000 NWARMLS
• 2026-05-19 Rental Removed $1,525 NWARMLS
• 2026-05-06 Listed for Rent $1,525 NWARMLS
• 2024-05-14 Rental Removed $1,475 NWARMLS
• 2024-04-18 Listed for Rent $1,475 NWARMLS
• 2024-01-24 Rental Removed $1,495 NWARMLS
• 2024-01-20 Price Changed $1,495 NWARMLS
• 2024-01-09 Price Changed $1,595 NWARMLS
• 2023-11-03 Listed for Rent $1,695 NWARMLS
• 2023-09-25 Sold (Public Records) $230,000 Public Records
• 2023-09-22 Sold (MLS) $230,000 NWARMLS
• 2023-09-05 Pending — NWARMLS
• 2023-08-30 Listed $244,000 NWARMLS

Property tax history

+5.6%/yr

Latest (2025): $2,181 · +0.6% YoY. Source: county tax records.