14 Oxford Ln · Bella Vista, AR 72714

$210,000

3 bd · 2.0 ba · 1,409 sqft · SingleFamily public records · 43 Days on market

Built 1980 0.34 ac lot Est $302k · 30% under

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Why this score? — see what drove the B 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.8/10.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Level up in Bella Vista! Nestled at the end of a quiet cul-de-sac on Oxford Ln, this 3BR/2BA home puts you 100 yards from world-class trails and minutes from Tanyard Creek. Experience the ultimate lifestyle: 7 lakes, 7 golf courses, tennis, and the upcoming OZ Bike Park with the nation’s first year-round bike lift. Featuring a level lot with mature hardwoods and a spacious deck, this is your basecamp for adventure. Come see why everyone is falling in love with Bella Vista living!

Key facts

• World-class trails
• Tennis
• Quiet cul-de-sac

Tags

• QUIET CUL-DE-SAC
• WORLD-CLASS TRAILS
• TANYARD CREEK
• 7 LAKES
• 7 GOLF COURSES
• TENNIS

Property features AI

Finance

• Other: Lot is in a cul-de-sac, cleared, level, with hardwood trees; approximately 0.34 acres; public paved/shared road frontage; zoned residential
• HOA & community: Bella Vista POA (monthly fee); Community amenities: clubhouse, dock, fitness center, golf, playground, pool, recreation area, tennis courts, biking, trails/paths, near park, shopping, near fire station

Exterior

• Parking: Attached carport; Covered parking for 1 vehicle; Has carport
• Security: Smoke detector(s)
• Utilities: Public water; Septic system available; Electricity available; Propane available; Cable available; Phone available; Recycling collection
• Home design: Single-story; Residential property; Crawlspace foundation; 25+ years old
• Construction: Rock and wood siding exterior; Asphalt shingle roof; Crawlspace foundation; Built 25+ years ago
• Exterior features: Concrete driveway; Deck; Porch; Community pool; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Range hood; Garbage disposal; Refrigerator; Plumbed for ice maker
• Bedrooms: Includes a storage room
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Attic; Ceiling fan(s); Eat-in kitchen; Quartz counters; Walk-in closet(s); Storage
• 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 $210k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 9 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).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k 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 $59k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $210k implies a 200% 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 $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.08% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.09%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $301,526
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Oxford Ln	0.07mi	3/2.0	1,244 (-12%)	13mo	$273,100	$220	67
56 Elizabeth Dr	0.55mi	2/2.0 (-1)	1,380 (-2%)	1mo	$290,000	$210	66
6 Iffley Ln	0.52mi	3/2.0	1,451 (+3%)	9mo	$370,000	$255	63
12 Horatio Ln	0.62mi	3/2.0	1,316 (-7%)	1mo	$285,000	$217	59
1 Brighstone Ln	0.65mi	3/2.0	1,330 (-6%)	3mo	$285,000	$214	58
43 Tewkesbury Circle Dr	0.55mi	3/2.0	1,513 (+7%)	5mo	$300,000	$198	58
6 Tibberton Circle Dr	0.68mi	2/1.5 (-1)	1,404 (-0%)	12mo	$255,000	$182	50
3 Reeves Ln	0.68mi	3/2.0	1,508 (+7%)	14mo	$315,000	$209	45
7 Rogan Cir	0.71mi	2/2.0 (-1)	1,477 (+5%)	12mo	$322,000	$218	44
58 Elizabeth	0.57mi	2/2.0 (-1)	1,582 (+12%)	15mo	$326,000	$206	36
1 Gidney Cir	0.69mi	2/2.0 (-1)	1,209 (-14%)	4mo	$268,000	$222	35
4 Hanworth Ln	0.73mi	2/2.0 (-1)	1,588 (+13%)	10mo	$317,000	$200	31

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: 11.8%
• Equity multiple: 1.62×
• Total profit: $36,234
• Equity at exit: $75,927

10-year hold

• IRR: 15.2%
• Equity multiple: 2.91×
• Total profit: $112,346
• Equity at exit: $104,262

Cash invested: $58,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$150 /mo · $1,801/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $445

Break-even live

Break-even rent $1,695

Max offer price $210,000

Occupancy floor 75%

Sensitivity live

Price	-10% $564	-5% $505	+0% $445	+5% $386	+10% $326
Rent	-10% $267	-5% $356	+0% $445	+5% $534	+10% $624
Rate	-1.0pp $551	-0.5pp $499	base $445	+0.5pp $391	+1.0pp $335

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Kemble Cir Bella Vista, AR	3.0	2.0	1376	$1,850	$1.34	24d	1	0.84mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,900	$1.11	21d	1	1.08mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,850	$1.08	14d	1	1.08mi
9 August Ln Unit 1363327P Bella Vista, AR	2.0	1.5	1173	$3,153	$2.69	14d	1	1.08mi
6 Connie Ln Bella Vista, AR	3.0	2.0	1440	$2,250	$1.56	24d	1	1.15mi
1 Endon Cir Bella Vista, AR	2.0	1.5	1040	$1,295	$1.25	14d	1	1.17mi
10 Riordan Rd Unit 1221880P Bella Vista, AR	2.0	2.0	882	$4,248	$4.82	24d	1	1.37mi
4 Sibsey Cir Unit 1230868P Bella Vista, AR	3.0	2.0	1765	$3,469	$1.97	21d	1	1.42mi
20 Annette Ln Bella Vista, AR	3.0	2.0	1520	$1,650	$1.09	14d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $210,000 Active 43 DOM
2. 2026-06-17
   days on market $210,000 Active 42 DOM
3. 2026-06-16
   days on market $210,000 Active 41 DOM
4. 2026-06-15
   days on market $210,000 Active 40 DOM
5. 2026-06-14
   days on market $210,000 Active 38 DOM
6. 2026-06-10
   days on market $210,000 Active 35 DOM
7. 2026-06-09
   days on market $210,000 Active 34 DOM
8. 2026-06-08
   days on market $210,000 Active 33 DOM
9. 2026-06-07
   days on market $210,000 Active 32 DOM
10. 2026-06-05
    days on market $210,000 Active 29 DOM
11. 2026-06-03
    status $210,000 Active 28 DOM
12. 2026-05-18
    status Pending
13. 2026-05-11
    price $210,000
14. 2026-05-08
    status Active
15. 2026-04-14
    status Pending
16. 2026-03-27
    listed $229,117 Active
17. 1993-08-18
    soldstatus $70,000

ⓘ 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: $1,801 · $150/mo
• Projected year-2 tax: $1,801 · $150/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 5/10 Major 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: $27,100
• − Mortgage interest: −$11,763
• − Property taxes: −$1,801
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − Depreciation: −$6,109
• Taxable income: $2,041
• Est. tax owed @ 24.0%: −$490
• After-tax cash flow: $4,853/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

+200.0% since first listed

6 events — show timeline

• 2026-05-18 Pending — NWARMLS
• 2026-05-11 Price Changed $210,000 NWARMLS
• 2026-05-08 Relisted — NWARMLS
• 2026-04-14 Pending — NWARMLS
• 2026-03-27 Listed $229,117 NWARMLS
• 1993-08-18 Sold (Public Records) $70,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,801 · +9.8% YoY. Source: county tax records.