2 Mills Dr · Bella Vista, AR 72714

$299,900

3 bd · 2.0 ba · 1,414 sqft · SingleFamily public records · 14 Days on market

Built 2002 0.33 ac lot Est $297k · at est. $40/mo HOA · 2% of rent

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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).

• Cash flow +8.8/30.0
• ARV discount +7.1/15.0
• 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
• 1% rule +2.4/10.0
• DSCR +2.4/10.0

Listing remarks MLS

SUPER CUTE 3 bedroom 2 bath home on corner lot, just minutes away from schools, shopping, and trails! This one level home includes granite counters, ventless propane fireplace with logs, and hardwood flooring in Living Room and hallway. Kitchen is accommodating and has stainless appliances. Enjoy the outdoors while relaxing on your covered deck overlooking your fenced in backyard or sit around the fire pit. Two Car Garage has been turned into a Bonus Room (not included in Sq Ft) and can be changed back to original state. Don’t miss your chance to see this great home located in a growing community!

Key facts

• Hardwood flooring
• Covered deck
• Granite countertops

Tags

• CORNER LOT
• GRANITE COUNTERTOPS
• VENTLESS PROPANE FIREPLACE
• HARDWOOD FLOORING
• STAINLESS STEEL APPLIANCES
• COVERED DECK

Property features AI

Finance

• Other: Annual tax information available (excluded from detailed listing per instructions)
• HOA & community: Homeowners association with a $40 monthly fee; Community located near a fire station, schools, and trails/paths

Exterior

• Parking: Attached 2-car garage
• Security: No specific security systems listed
• Utilities: Electricity available; Public water; Sewer available
• Home design: Single-story home; Resale property (less than 25 years old); Crawlspace foundation
• Construction: Brick and vinyl siding exterior; Architectural shingle roof; Crawlspace foundation; Has home warranty
• Exterior features: Concrete driveway; Covered deck/patio; Fenced backyard with chain link, wood, and privacy fencing; Landscaped corner city lot in a subdivision; Public paved road frontage

Interior

• Kitchen: Granite counters; Dishwasher; Electric range with smooth cooktop; Self-cleaning oven; Microwave and microwave hood fan; Plumbed for ice maker; Electric water heater
• Bedrooms: Two main-level bedrooms (11' x 11'4" and 10'6" x 11'); Additional main-level room (9'6" x 10'10") that can be used as a bedroom or other purpose
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central electric air conditioning
• Interior features: Built-in features; Ceiling fans; Cathedral ceilings; Granite counters; Window treatments; Double pane vinyl windows with blinds
• Laundry & utility: Plumbed for washer (laundry hookups implied by appliances listing)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (26.1% below list).
• Recommended offer: $222k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $6k of equity ($2k loan paydown + $4k appreciation (1.4% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $253k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $221,767 (26.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.74% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.53%
• DSCR: 0.84
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $296,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Mills Ln	0.04mi	3/2.0	1,328 (-6%)	2mo	$279,900	$211	86
14 Slifer Dr	0.26mi	3/2.0	1,445 (+2%)	10mo	$320,000	$221	76
2 Charing Ln	0.15mi	2/2.0 (-1)	1,350 (-4%)	14mo	$300,000	$222	69
16 Headley Dr	0.24mi	2/2.0 (-1)	1,444 (+2%)	14mo	$316,000	$219	68
40 Headley Dr	0.31mi	3/2.0	1,550 (+10%)	6mo	$312,500	$202	64
1 Arden Ln	0.25mi	3/2.0	1,531 (+8%)	17mo	$310,200	$203	60
56 Witherby Dr	0.44mi	2/2.0 (-1)	1,449 (+2%)	14mo	$305,000	$210	59
31 Headley Dr	0.32mi	3/2.0	1,254 (-11%)	10mo	$259,300	$207	58
17 Ravenglass Ln	0.63mi	3/2.0	1,626 (+15%)	2mo	$350,000	$215	44
12 Cresswell Dr	0.69mi	3/2.0	1,544 (+9%)	16mo	$310,000	$201	39
11 Blakeney Ln	0.66mi	2/2.0 (-1)	1,622 (+15%)	5mo	$259,000	$160	35
43 Allendale Dr	0.72mi	3/2.5	1,547 (+9%)	20mo	$299,400	$194	32

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: -1.0%
• Equity multiple: 0.95×
• Total profit: $-4,453
• Equity at exit: $108,432

10-year hold

• IRR: 3.7%
• Equity multiple: 1.47×
• Total profit: $39,245
• Equity at exit: $148,896

Cash invested: $83,972 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,218 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$261 /mo · $3,137/yr
• Insurance: −$125
• HOA: −$40
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-247

Break-even live

Break-even rent $2,530

Max offer price $256,250

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Mills Dr Bella Vista, AR	3.0	2.0	1844	$1,950	$1.06	14d	1	0.15mi
4 Sibsey Cir Unit 1230868P Bella Vista, AR	3.0	2.0	1765	$3,469	$1.97	21d	1	0.84mi
1 Endon Cir Bella Vista, AR	2.0	1.5	1040	$1,295	$1.25	13d	1	1.19mi
30 Lunsford Ln Unit 1241312P Bella Vista, AR	2.0	2.0	1119	$1,842	$1.65	14d	1	1.27mi
14 Harrington Ln Unit 1241318P Bella Vista, AR	2.0	2.0	1044	$2,578	$2.47	13d	1	1.30mi
12 Sunderland Dr Bella Vista, AR	3.0	2.0	1650	$1,700	$1.03	23d	1	1.45mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 8 events

1. 2026-05-31
   status $299,900 Pending 14 DOM
2. 2026-05-15
   listed $299,900 Active
3. 2023-04-03
   soldstatus $253,000
4. 2023-03-31
   soldstatus $253,000 Closed 610-char remark

   Show marketing remark (610 chars)

   SUPER CUTE 3 bedroom 2 bath home on corner lot, just minutes away from schools, shopping, and trails! This one level home includes granite counters, ventless propane fireplace with logs, and hardwood flooring in Living Room and hallway. Kitchen is accommodating and has stainless appliances. Enjoy the outdoors while relaxing on your covered deck overlooking your fenced in backyard or sit around the fire pit. Two Car Garage has been turned into a Bonus Room (not included in Sq Ft) and can be changed back to original state. Don’t miss your chance to see this great home located in a growing community!

5. 2023-03-11
   status Pending 610-char remark

   Show marketing remark (610 chars)

   SUPER CUTE 3 bedroom 2 bath home on corner lot, just minutes away from schools, shopping, and trails! This one level home includes granite counters, ventless propane fireplace with logs, and hardwood flooring in Living Room and hallway. Kitchen is accommodating and has stainless appliances. Enjoy the outdoors while relaxing on your covered deck overlooking your fenced in backyard or sit around the fire pit. Two Car Garage has been turned into a Bonus Room (not included in Sq Ft) and can be changed back to original state. Don’t miss your chance to see this great home located in a growing community!

6. 2023-03-08
   listed $268,900 Active 610-char remark

   Show marketing remark (610 chars)

   SUPER CUTE 3 bedroom 2 bath home on corner lot, just minutes away from schools, shopping, and trails! This one level home includes granite counters, ventless propane fireplace with logs, and hardwood flooring in Living Room and hallway. Kitchen is accommodating and has stainless appliances. Enjoy the outdoors while relaxing on your covered deck overlooking your fenced in backyard or sit around the fire pit. Two Car Garage has been turned into a Bonus Room (not included in Sq Ft) and can be changed back to original state. Don’t miss your chance to see this great home located in a growing community!

7. 2007-07-27
   soldstatus $134,000
8. 2001-11-01
   soldstatus $10,000

ⓘ 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: $3,137 · $261/mo
• Projected year-2 tax: $3,137 · $261/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 2/10 Low
• 🌡 Heat 4/10 Moderate 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: $26,612
• − Mortgage interest: −$16,799
• − Property taxes: −$3,137
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − HOA: −$480
• − Depreciation: −$8,724
• Taxable loss: −$8,285
• Est. tax savings @ 24.0%: +$1,989
• After-tax cash flow: $-977/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

+2899.0% since first listed

7 events — show timeline

• 2026-05-15 Listed $299,900 NWARMLS
• 2023-04-03 Sold (Public Records) $253,000 Public Records
• 2023-03-31 Sold (MLS) $253,000 NWARMLS
• 2023-03-11 Pending — NWARMLS
• 2023-03-08 Listed $268,900 NWARMLS
• 2007-07-27 Sold (Public Records) $134,000 Public Records
• 2001-11-01 Sold (Public Records) $10,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,137 · +0.6% YoY. Source: county tax records.