703 NW J St · Bentonville, AR 72712

$399,000

3 bd · 2.0 ba · 1,445 sqft · SingleFamily public records · 11 Days on market

Built 1967 0.29 ac lot Est $467k · 15% under

---

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).

• ARV discount +14.0/15.0
• Cash flow +8.4/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally renovated ranch home in the up and coming NorWal district steps from the North Walton Blvd. Trail. Open floor plan with gorgeous IKEA kitchen and baths. SS Whirlpool appliance package, incl fridge. Epoxy countertops, bamboo floors. Huge fenced in backyard with brand new deck. New heat and air package. Ring doorbell. This beautiful home is a must see!

Key facts

• Butcher-block island
• 0.29 acre lot
• Garage

Tags

• FULLY FENCED BACKYARD
• MODERN TWO-TONE CABINETS
• WHITE QUARTZ COUNTERTOPS
• BUTCHER-BLOCK ISLAND
• NEAR WALMART HOME OFFICE
• COLER MOUNTAIN BIKE PRESERVE

Property features AI

Finance

• Other: Annual tax amount listed
• HOA & community: Monthly association fee; Community near a park

Exterior

• Parking: Attached garage (1 covered space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home
• Construction: Brick construction; Asphalt shingle roof; Block and slab foundation
• Exterior features: Concrete driveway; Deck; Porch; Back yard with privacy wood fencing; Lot in a subdivision, level and near a park; Public paved road frontage

Interior

• Kitchen: Eat-in kitchen (approx. 23 x 12); Dishwasher; Electric range; Gas cooktop; Range hood; Self-cleaning oven; Disposal; Quartz counters
• Bedrooms: Two main-level bedrooms (approx. 12'3" x 11'8" and 13'5" x 11'5")
• Flooring: Bamboo flooring; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Attic; Ceiling fan(s); Eat-in kitchen; Quartz counters; Storage; Window treatments; Double pane vinyl windows with blinds
• Laundry & utility: Utility room on main level (approx. 6 x 6); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-355 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (32.0% below list).
• Recommended offer: $271k (32.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 rising fast (+4.4%/yr); 745 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $204k; list at $399k implies a 96% gain — meaningful room to come down on a strong offer.

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 $271,139 (32.0% 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. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $466,735
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 NW J St	0.03mi	3/2.0	1,469 (+2%)	1mo	$440,000	$300	95
809 NW 11th St	0.33mi	3/2.0	1,526 (+6%)	2mo	$410,000	$269	74
310 NW J St	0.26mi	2/2.0 (-1)	1,338 (-7%)	1mo	$415,000	$310	70
1500 Sanford Dr	0.41mi	3/2.0	1,614 (+12%)	1mo	$349,000	$216	61
205 NW G St	0.53mi	3/1.5	1,364 (-6%)	5mo	$550,000	$403	60
1328 Quail Run Cir	0.54mi	2/2.0 (-1)	1,544 (+7%)	6mo	$398,900	$258	54
4 Brookhollow Pl	0.46mi	3/2.0	1,272 (-12%)	10mo	$490,000	$385	50
803 NW 2nd	0.58mi	2/2.0 (-1)	1,334 (-8%)	6mo	$575,000	$431	50
706 NW 14th St	0.62mi	3/2.0	1,626 (+12%)	2mo	$525,000	$323	48
802 SW 2nd St	0.65mi	3/2.0	1,269 (-12%)	2mo	$515,000	$406	47
1197 Bella Vista Rd	0.53mi	3/2.5	1,266 (-12%)	10mo	$475,000	$375	45
202 Big Tree Dr	0.63mi	3/2.0	1,638 (+13%)	10mo	$399,000	$244	40

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 · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.25×
• Total profit: $-83,569
• Equity at exit: $59,492

10-year hold

• IRR: -12.4%
• Equity multiple: 0.23×
• Total profit: $-86,175
• Equity at exit: $34,498

Cash invested: $111,720 (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 72712

• Home prices YoY: -15.5%
• Rents YoY: 4.4%
• Active inventory: 745
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,711 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$239 /mo · $2,866/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-355

Break-even live

Break-even rent $3,161

Max offer price $336,207

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-243	+0% $-355	+5% $-468	+10% $-581
Rent	-10% $-570	-5% $-463	+0% $-355	+5% $-248	+10% $-141
Rate	-1.0pp $-155	-0.5pp $-254	base $-355	+0.5pp $-459	+1.0pp $-564

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 NW 6th St Bentonville, AR	3.0	1.5	1320	$1,795	$1.36	16d	1	0.31mi
312 Crestview Dr Unit 1297039P Bentonville, AR	3.0	2.0	1291	$2,402	$1.86	23d	1	0.37mi
214 NW L St Unit 1363336P Bentonville, AR	4.0	2.0	1377	$3,995	$2.90	23d	1	0.38mi
703 NW 10th St Unit 1221918P Bentonville, AR	3.0	2.0	1280	$3,785	$2.96	16d	1	0.41mi
414 NW Retreat Ln Unit 1221809P Bentonville, AR	3.0	2.5	1743	$6,267	$3.60	16d	1	0.51mi
514 Hook St Unit 1363341P Bentonville, AR	2.0	1.0	1119	$3,551	$3.17	16d	1	0.52mi
406 NW Retreat Ln Bentonville, AR	3.0	2.5	1750	$4,400	$2.51	25d	1	0.52mi
804 SW 2nd St Unit 1302335P Bentonville, AR	2.0	1.0	990	$3,759	$3.80	25d	1	0.62mi
Stonegate Duplexes Bentonville, AR	3.0	2.0	1225	$1,350	$1.10	25d	2	0.68mi
307 S Walton Blvd Bentonville, AR	2.0	1.0–2.0	796	$3,000	$3.77	15d	1	0.71mi
4 Jonquilla Way Unit B Bentonville, AR	4.0	2.5	1716	$1,900	$1.11	25d	1	0.74mi
342 SW D St Bentonville, AR	3.0	2.5	1660	$1,995	$1.20	25d	1	0.96mi
1525 NW Shores Loop Bentonville, AR	1.0–2.0	1.0–2.5	1082	$2,675	$2.47	16d	13	1.07mi
444 SW B St Bentonville, AR	3.0	2.5	1608	$2,550	$1.59	25d	1	1.09mi
410 SW B St Unit B Bentonville, AR	2.0	2.5	1680	$2,550	$1.52	25d	1	1.10mi
2104 Almand Dr Unit 1369205P Bentonville, AR	2.0	1.0	1033	$8,479	$8.21	23d	1	1.20mi
11 Holly Dr Unit B Bentonville, AR	3.0	2.0	1300	$1,700	$1.31	16d	1	1.21mi
501 SW Duke Ave Unit 1221919P Bentonville, AR	3.0	2.0	1722	$4,245	$2.47	16d	1	1.23mi
644 SW B St Bentonville, AR	2.0	2.5	1783	$3,000	$1.68	25d	1	1.23mi
2210 Oakwood Ave Bentonville, AR	2.0	2.0	1270	$1,350	$1.06	23d	1	1.27mi
300 SE D St Bentonville, AR	2.0	1.0–2.0	840	$2,200	$2.62	15d	72	1.31mi
401 SE C St Unit 1221940P Bentonville, AR	2.0	1.5	957	$4,682	$4.89	15d	1	1.31mi
201 SE 6th St Unit B Bentonville, AR	2.0	1.0	955	$950	$0.99	25d	1	1.32mi
2312 SW Morris St Bentonville, AR	3.0	2.0	1188	$1,350	$1.14	16d	1	1.38mi
703 SE A St Unit 1241316P Bentonville, AR	2.0	2.5	1528	$2,409	$1.58	25d	1	1.39mi
707 SE A St Unit 1241300P Bentonville, AR	2.0	2.5	1506	$3,375	$2.24	16d	1	1.39mi
501 SW 11th St Unit A Bentonville, AR	2.0	1.0	1050	$1,150	$1.10	23d	1	1.43mi
Elm Tree Townhomes Bentonville, AR	2.0–3.0	2.5	1486	$1,795	$1.21	15d	2	1.44mi

Listing history 7 events

1. 2026-06-22
   days on market $399,000 Active 11 DOM
2. 2026-06-18
   days on market $399,000 Active 8 DOM
3. 2026-06-17
   days on market $399,000 Active 7 DOM
4. 2026-06-16
   days on market $399,000 Active 6 DOM
5. 2026-06-15
   days on market $399,000 Active 5 DOM
6. 2026-06-14
   remarks 687-char remark
7. 2026-06-14
   listed $399,000 Active 3 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: $2,866 · $239/mo
• Projected year-2 tax: $2,866 · $239/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,537
• − Mortgage interest: −$22,350
• − Property taxes: −$2,866
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,603
• − Management: −$2,603
• − Depreciation: −$11,607
• Taxable loss: −$11,487
• Est. tax savings @ 24.0%: +$2,757
• After-tax cash flow: $-1,509/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): 38,690
• Household income: $110,514
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 932.0

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 0.55)
• Race & ethnicity: White 66% Two or more races 17% Hispanic / Latino 10% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 2% Other Indo-European 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: ▼ -66.76%
• Current HPI: 365.1641
• Rent YoY: ▲ 4.39%
• 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

+470.0% since first listed

12 events — show timeline

• 2026-06-10 Listed $399,000 NWARMLS
• 2026-03-21 Price Changed $415,000 NWARMLS
• 2026-03-08 Price Changed $445,000 NWARMLS
• 2026-02-09 Price Changed $455,000 NWARMLS
• 2026-01-11 Price Changed $469,000 NWARMLS
• 2025-12-16 Price Changed $479,000 NWARMLS
• 2025-11-04 Price Changed $489,000 NWARMLS
• 2019-04-19 Sold (Public Records) $204,000 Public Records
• 2019-04-18 Sold (MLS) $204,000 NWARMLS
• 2019-02-15 Listed $210,000 NWARMLS
• 2010-02-22 Sold (Public Records) $105,000 Public Records
• 1998-04-10 Sold (Public Records) $70,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $2,866 · +9.9% YoY. Source: county tax records.