6700 SW Shady Rd · Bentonville, AR 72713

$305,000

4 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 17 Days on market

Built 2006 9,583 sqft lot Est $322k · 5% under

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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 +9.9/15.0
• Cash flow +7.1/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Updated 4 bed 2 bath home in Bentonville. This home has new wood look ceramic tile in in main living areas, kitchen and bathrooms with new carpet in bedrooms. The entire interior of the house has been freshened up with new paint. The backyard has a covered porch with wood privacy fence on the sides and wire fence on the back which lets you enjoy the view of the open land behind the house.

Key facts

• 9,583 sq ft lot
• Garage
• Built 2006

Property features AI

Finance

• HOA & community: Monthly association fee; Near schools

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Public water; Electricity available; Cable available; Fiber optic available; Recycling collection; Natural gas not available
• Home design: Single-story home; Resale (less than 25 years old); Residential zoning; Shared road frontage; Slab foundation
• Construction: Brick and vinyl siding construction; Asphalt shingle roof
• Exterior features: Concrete driveway; Covered patio/porch; Deck; Porch; Partial fencing; Corner lot; City lot; Landscaped; Subdivision

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Microwave with hood fan; Garbage disposal; Refrigerator; Electric water heater
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fans; Storage; Walk-in closets
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-432 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (37.2% below list).
• Recommended offer: $191k (37.2% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $33k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $160k; list at $305k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,492 (37.2% 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: 0.63% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.06%
• DSCR: 0.73
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $322,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6403 SW Meadow Well Ave	0.08mi	4/2.0	1,500 (0%)	2mo	$304,000	$203	94
6405 SW Meadow Well Ave	0.08mi	3/2.0 (-1)	1,438 (-4%)	2mo	$284,500	$198	83
6701 SW High Meadow Blvd	0.10mi	3/2.0 (-1)	1,598 (+6%)	1mo	$351,900	$220	79
6406 SW Meadow Well Ave	0.04mi	3/2.0 (-1)	1,438 (-4%)	9mo	$287,000	$200	79
6606 SW High Meadow Ave	0.09mi	3/2.0 (-1)	1,674 (+12%)	2mo	$359,900	$215	70
6703 SW Basswood Ave	0.14mi	3/2.0 (-1)	1,663 (+11%)	2mo	$357,900	$215	68
6704 SW Basswood Ave	0.12mi	3/2.0 (-1)	1,674 (+12%)	2mo	$359,900	$215	68
6903 SW High Meadow Blvd	0.22mi	3/2.0 (-1)	1,610 (+7%)	9mo	$351,900	$219	65
6404 SW High Meadow Blvd	0.05mi	3/2.0 (-1)	1,292 (-14%)	7mo	$262,000	$203	64
6905 SW High Meadow Blvd	0.23mi	3/2.0 (-1)	1,616 (+8%)	10mo	$352,900	$218	63
6911 SW Basswood Ave	0.27mi	3/2.0 (-1)	1,612 (+8%)	9mo	$352,900	$219	62
6604 SW Shady Rd	0.08mi	3/2.0 (-1)	1,292 (-14%)	8mo	$266,000	$206	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: 19.4%
• Equity multiple: 2.57×
• Total profit: $133,651
• Equity at exit: $274,768

10-year hold

• IRR: 17.4%
• Equity multiple: 5.76×
• Total profit: $406,132
• Equity at exit: $592,548

Cash invested: $85,400 (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: 13.3×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$218 /mo · $2,614/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-432

Break-even live

Break-even rent $2,461

Max offer price $228,760

Occupancy floor —

Sensitivity live

Price	-10% $-259	-5% $-345	+0% $-432	+5% $-518	+10% $-604
Rent	-10% $-583	-5% $-507	+0% $-432	+5% $-356	+10% $-280
Rate	-1.0pp $-278	-0.5pp $-354	base $-432	+0.5pp $-511	+1.0pp $-591

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6708 SW Shady Rd Bentonville, AR	4.0	2.0	1500	$1,800	$1.20	25d	1	0.06mi
7806 SW Aviator Ave Bentonville, AR	1.0–3.0	1.0–2.0	1009	$1,550	$1.54	15d	19	0.90mi
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	16d	1	1.21mi
6804 SW Chalkstone Rd Bentonville, AR	4.0	2.0	1650	$1,885	$1.14	16d	1	1.27mi
6611 SW Warrington Rd Bentonville, AR	3.0	2.0	1353	$1,700	$1.26	16d	1	1.30mi
4404 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	25d	1	1.34mi
4405 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	25d	1	1.36mi
6706 SW Whitmarsh Rd Bentonville, AR	4.0	2.0	1657	$1,695	$1.02	23d	1	1.38mi
4205 SW Lenox Ave Bentonville, AR	4.0	2.0	1652	$1,850	$1.12	25d	1	1.42mi
6801 SW Chestnut Hill Rd Bentonville, AR	4.0	2.0	1652	$1,750	$1.06	25d	1	1.47mi

Listing history 12 events

1. 2026-06-22
   days on market $305,000 Active 17 DOM
2. 2026-06-18
   days on market $305,000 Active 14 DOM
3. 2026-06-17
   days on market $305,000 Active 13 DOM
4. 2026-06-16
   days on market $305,000 Active 12 DOM
5. 2026-06-15
   days on market $305,000 Active 11 DOM
6. 2026-06-14
   days on market $305,000 Active 9 DOM
7. 2026-06-10
   days on market $305,000 Active 6 DOM
8. 2026-06-09
   days on market $305,000 Active 5 DOM
9. 2026-06-08
   days on market $305,000 Active 4 DOM
10. 2026-06-07
    days on market $305,000 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $305,000 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: $2,614 · $218/mo
• Projected year-2 tax: $2,614 · $218/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $22,979
• − Mortgage interest: −$17,085
• − Property taxes: −$2,614
• − Insurance: −$1,525
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$8,873
• Taxable loss: −$10,794
• Est. tax savings @ 24.0%: +$2,591
• After-tax cash flow: $-2,588/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

+169.9% since first listed

8 events — show timeline

• 2026-06-04 Listed $305,000 NWARMLS
• 2019-03-18 Sold (Public Records) $160,000 Public Records
• 2019-03-14 Sold (MLS) $160,000 NWARMLS
• 2019-02-08 Listed $164,900 NWARMLS
• 2015-05-20 Sold (Public Records) $119,000 Public Records
• 2015-05-18 Sold (MLS) $119,000 NWARMLS
• 2015-03-31 Listed $124,900 NWARMLS
• 2010-06-16 Sold (Public Records) $113,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,614 · +9.9% YoY. Source: county tax records.