2215 Gwin Ln · Benton, AR 72019

$230,000

4 bd · 1.5 ba · 2,016 sqft · SingleFamily public records · 48 Days on market

Built 1976 1.20 ac lot $114/sqft · 20% below area Est $287k · 20% under

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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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Country setting yet conveniently close to town, this charming home offers the best of both worlds. Situated on a little over an acre of land, this property has four bedrooms and two baths, providing ample space for comfortable living. There is a versatile flex space, perfect for accommodating your unique needs and preferences. Whether you envision it as a home office, a playroom for the kids, or a large walk in closet, the possibilities are endless. Additionally, you'll find a screened-in front porch, where you can relax and soak in the peaceful surroundings while enjoying the fresh air. The fenced-in front yard provides a safe and secure space for your pets to play freely. For added conven

Key facts

• Flex space
• Storage building
• Fenced in front yard

Tags

• FLEX SPACE
• SCREENED IN FRONT PORCH
• FENCED IN FRONT YARD
• STORAGE BUILDING
• DETACHED

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, or Cash

Exterior

• Parking: Parking for 4+ cars
• Utilities: Public water; Septic system; Electric service via cooperative; Insulated windows
• Home design: Metal/vinyl siding; Sloped, wooded lot; Not in a subdivision; Paved road access
• Construction: Metal roof; Slab foundation
• Exterior features: Deck; Screened porch; Porch; Partially fenced yard; Guttering; Shop

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Disposal
• Bedrooms: Bonus room
• Flooring: Carpet; Vinyl; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling; Heat pump
• Interior features: Wood-burning stove fireplace; Carpet, vinyl and luxury vinyl flooring

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $185k (19.7% below list).
• Recommended offer: $185k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.5% in Benton — 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 66/100 on livability (#119 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Benton School District (suburban): math 51% / reading 43% proficiency, ranked #25 of 238 in AR (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benton High School (math 41% / reading 50%, grade D-, #24 of 292 statewide, top 9%, 1,319 students, 30% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 244 active listings in the ZIP; solid renter incomes; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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 $200k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,605 (19.7% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.80% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (median comp): $287,317
• List price: $230,000
• Delta: -19.95%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1117 Peeler Bend Rd	0.66mi	3/2.5 (-1)	1,787 (-11%)	12mo	$258,000	$144	31

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 · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-28,945
• Equity at exit: $34,294

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-6,281
• Equity at exit: $19,886

Cash invested: $64,400 (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 72019

• Home prices YoY: -12.2%
• Rents YoY: 4.5%
• Active inventory: 244
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $87

Break-even live

Break-even rent $1,736

Max offer price $230,000

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   days on market $230,000 Active 48 DOM
2. 2026-06-17
   days on market $230,000 Active 47 DOM
3. 2026-06-16
   days on market $230,000 Active 46 DOM
4. 2026-06-15
   days on market $230,000 Active 45 DOM
5. 2026-06-14
   days on market $230,000 Active 43 DOM
6. 2026-06-13
   days on market $230,000 Active 42 DOM
7. 2026-06-10
   days on market $230,000 Active 40 DOM
8. 2026-06-09
   days on market $230,000 Active 39 DOM
9. 2026-06-08
   days on market $230,000 Active 38 DOM
10. 2026-06-07
    days on market $230,000 Active 37 DOM
11. 2026-06-03
    days on market $230,000 Active 33 DOM
12. 2026-06-02
    days on market $230,000 Active 32 DOM
13. 2026-06-01
    days on market $230,000 Active 31 DOM
14. 2026-05-31
    days on market $230,000 Active 30 DOM
15. 2026-05-31
    days on market $230,000 Active 29 DOM
16. 2026-05-17
    price $230,000 950-char remark
17. 2026-05-01
    listed $240,000 New Listing 950-char remark
18. 2024-05-31
    historical
19. 2024-05-23
    price $220,000
20. 2024-05-03
    listed $225,000 New Listing
21. 2024-05-03
    historical
22. 2024-04-26
    price $230,000
23. 2024-04-12
    listed $235,000 New Listing
24. 2022-06-09
    soldstatus $200,000
25. 2022-06-02
    soldstatus $200,000 Sold
26. 2022-05-05
    status Under Contract
27. 2022-05-03
    price $199,900
28. 2022-04-24
    price $224,900
29. 2022-04-22
    listed $229,900 New Listing
30. 2021-02-22
    soldstatus $123,000
31. 2021-02-12
    soldstatus $123,000
32. 2020-12-21
    listed $123,000
33. 2017-03-21
    soldstatus $95,000
34. 2017-03-14
    soldstatus $95,000 Sold
35. 2017-02-10
    status Under Contract
36. 2017-01-20
    status Back on Market
37. 2017-01-14
    status Under Contract
38. 2017-01-09
    listed $99,500 New Listing
39. 1990-09-01
    soldstatus $53,000

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$640/yr (+$53/mo · 76.9%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $22,153
• − Mortgage interest: −$12,884
• − Property taxes: −$832
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$6,691
• Taxable loss: −$2,948
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $1,752/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: Benton School District
• NCES district ID: 0502960
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $51,870
• Composite: 40.52/100
• National rank: #3707
• State rank: #25 of 238 in AR

Livability — Benton

• Score: 66/100
• State rank: #119
• US rank: #11460

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment B- Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saline County · 77,216 people
• City population: 58,767
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 30,055
• Household income: $87,869
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 331.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 6% Vietnamese 1%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.95%
• Current HPI: 215.1912
• Rent YoY: ▲ 4.53%
• Metro: Little Rock-North Little Rock-Conway, 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

+334.0% since first listed

24 events — show timeline

• 2026-05-17 Price Changed $230,000 CARMLS
• 2026-05-01 Listed $240,000 CARMLS
• 2024-05-31 Listing Removed — CARMLS
• 2024-05-23 Price Changed $220,000 CARMLS
• 2024-05-03 Listing Removed — CARMLS
• 2024-05-03 Listed $225,000 CARMLS
• 2024-04-26 Price Changed $230,000 CARMLS
• 2024-04-12 Listed $235,000 CARMLS
• 2022-06-09 Sold (Public Records) $200,000 Public Records
• 2022-06-02 Sold (MLS) $200,000 CARMLS
• 2022-05-05 Pending — CARMLS
• 2022-05-03 Price Changed $199,900 CARMLS
• 2022-04-24 Price Changed $224,900 CARMLS
• 2022-04-22 Listed $229,900 CARMLS
• 2021-02-22 Sold (Public Records) $123,000 Public Records
• 2021-02-12 Sold (MLS) $123,000 CARMLS
• 2020-12-21 Listed $123,000 CARMLS
• 2017-03-21 Sold (Public Records) $95,000 Public Records
• 2017-03-14 Sold (MLS) $95,000 CARMLS
• 2017-02-10 Pending — CARMLS
• 2017-01-20 Relisted — CARMLS
• 2017-01-14 Pending — CARMLS
• 2017-01-09 Listed $99,500 CARMLS
• 1990-09-01 Sold (Public Records) $53,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $832 · -10.7% YoY. Source: county tax records.