6108 SW Chalkstone Rd · Bentonville, AR 72713

$319,999

3 bd · 2.0 ba · 1,585 sqft · SingleFamily public records · 23 Days on market

Built 2019 Est $325k · at est.

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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 +8.2/15.0
• Cash flow +6.0/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Beautiful 3 bed 2 bath home on corner lot at entrance of community. This home has lots of curb appeal with the brick gables and architectural stone accents on exterior. Home features craftsman cabinetry, recessed lighting and vinyl plank flooring. Lots of natural light throughout open floor plan, plus covered back patio off of dining room.

Key facts

• Easy access
• Natural light
• Spacious lot

Tags

• SPACIOUS LOT
• FULLY EQUIPPED APPLIANCES
• NATURAL LIGHT
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-618 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (34.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (42.9% below list).
• Recommended offer: $183k (42.9% below list) — sets the bar for 1% rule.
• Cap rate 4.0% 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; 690 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 4 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 $178k; list at $320k implies a 79% 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 $182,737 (42.9% 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: 0.57% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.28%
• DSCR: 0.63
• GRM: 14.6

CMA / ARV

• ARV (on-the-fly): $324,925
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6301 Chalkstone Rd	0.09mi	3/2.0	1,585 (0%)	5mo	$315,000	$199	91
6202 SW Warrington Rd	0.17mi	3/2.0	1,494 (-6%)	1mo	$300,000	$201	82
4307 SW Comstock Ave	0.09mi	3/2.0	1,459 (-8%)	3mo	$270,000	$185	80
6709 SW Whitmarsh Rd	0.36mi	3/2.0	1,485 (-6%)	2mo	$305,000	$205	72
4204 Comstock Ave	0.21mi	3/2.0	1,468 (-7%)	8mo	$295,000	$201	71
6320 SW Chestnut Hill Rd	0.16mi	3/2.0	1,743 (+10%)	14mo	$325,000	$186	64
6802 SW Chalkstone Rd	0.35mi	3/2.0	1,485 (-6%)	12mo	$315,000	$212	63
6106 SW Warrington Rd	0.18mi	3/2.0	1,423 (-10%)	22mo	$302,500	$213	57
6314 SW Chestnut Hill Rd	0.14mi	3/2.0	1,353 (-15%)	18mo	$286,200	$212	54
6905 SW Whitmarsh Rd	0.44mi	3/2.0	1,456 (-8%)	17mo	$312,500	$215	52
6901 Pilgrim Rd	0.40mi	3/2.0	1,423 (-10%)	20mo	$275,000	$193	48
4304 SW Lexington Ave	0.28mi	3/2.0	1,353 (-15%)	20mo	$277,500	$205	46

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: 17.9%
• Equity multiple: 2.45×
• Total profit: $130,155
• Equity at exit: $288,280

10-year hold

• IRR: 16.3%
• Equity multiple: 5.53×
• Total profit: $405,615
• Equity at exit: $621,688

Cash invested: $89,600 (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: 690
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$251 /mo · $3,006/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-618

Break-even live

Break-even rent $2,610

Max offer price $210,765

Occupancy floor —

Sensitivity live

Price	-10% $-437	-5% $-528	+0% $-618	+5% $-709	+10% $-799
Rent	-10% $-763	-5% $-691	+0% $-618	+5% $-546	+10% $-474
Rate	-1.0pp $-457	-0.5pp $-537	base $-618	+0.5pp $-701	+1.0pp $-786

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6611 SW Warrington Rd Bentonville, AR	3.0	2.0	1353	$1,700	$1.26	15d	1	0.22mi
5806 SW Crozier Cir Bentonville, AR	1.0–2.0	1.0–2.0	945	$1,452	$1.54	15d	25	0.28mi
6706 SW Whitmarsh Rd Bentonville, AR	4.0	2.0	1657	$1,695	$1.02	22d	1	0.31mi
6804 SW Chalkstone Rd Bentonville, AR	4.0	2.0	1650	$1,885	$1.14	15d	1	0.34mi
6801 SW Chestnut Hill Rd Bentonville, AR	4.0	2.0	1652	$1,750	$1.06	24d	1	0.36mi
4205 SW Lenox Ave Bentonville, AR	4.0	2.0	1652	$1,850	$1.12	24d	1	0.44mi
4404 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	24d	1	0.52mi
4405 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	24d	1	0.54mi
5302 SW Monaco Ln Bentonville, AR	3.0	2.0	1202	$1,550	$1.29	24d	1	0.93mi
3800 SW Mistletoe Ave Unit 1221819P Bentonville, AR	3.0	2.0	1593	$5,861	$3.68	15d	1	1.24mi
6708 SW Shady Rd Bentonville, AR	4.0	2.0	1500	$1,800	$1.20	24d	1	1.31mi
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	15d	1	1.32mi
4503 SW Elderwood St Bentonville, AR	4.0	2.5	2150	$3,200	$1.49	24d	1	1.35mi
5809 SW Macasin Ave Bentonville, AR	4.0	2.0	1745	$2,100	$1.20	24d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $319,999 Active 23 DOM
2. 2026-06-17
   days on market $319,999 Active 22 DOM
3. 2026-06-15
   days on market $319,999 Active 20 DOM
4. 2026-06-14
   days on market $319,999 Active 18 DOM
5. 2026-06-10
   days on market $319,999 Active 15 DOM
6. 2026-06-09
   days on market $319,999 Active 14 DOM
7. 2026-06-08
   days on market $319,999 Active 13 DOM
8. 2026-06-07
   days on market $319,999 Active 12 DOM
9. 2026-06-05
   days on market $319,999 Active 9 DOM
10. 2026-06-03
    days on market $319,999 Active 8 DOM
11. 2026-06-02
    days on market $319,999 Active 7 DOM
12. 2026-06-01
    days on market $319,999 Active 6 DOM
13. 2026-05-31
    days on market $319,999 Active 5 DOM
14. 2026-05-31
    days on market $319,999 Active 4 DOM
15. 2026-05-26
    listed $319,999 Active
16. 2024-11-19
    historical $1,795
17. 2024-09-10
    listed $1,795
18. 2024-09-10
    historical $1,795
19. 2024-09-06
    listed $1,795
20. 2022-08-11
    price $290,000
21. 2019-11-29
    soldstatus $178,471 341-char remark

    Show marketing remark (341 chars)

    Beautiful 3 bed 2 bath home on corner lot at entrance of community. This home has lots of curb appeal with the brick gables and architectural stone accents on exterior. Home features craftsman cabinetry, recessed lighting and vinyl plank flooring. Lots of natural light throughout open floor plan, plus covered back patio off of dining room.

22. 2019-11-29
    listed $178,471 341-char remark

    Show marketing remark (341 chars)

    Beautiful 3 bed 2 bath home on corner lot at entrance of community. This home has lots of curb appeal with the brick gables and architectural stone accents on exterior. Home features craftsman cabinetry, recessed lighting and vinyl plank flooring. Lots of natural light throughout open floor plan, plus covered back patio off of dining room.

ⓘ 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: $3,006 · $251/mo
• Projected year-2 tax: $3,006 · $251/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 ≥105°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: $21,928
• − Mortgage interest: −$17,925
• − Property taxes: −$3,006
• − Insurance: −$1,600
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$9,309
• Taxable loss: −$13,420
• Est. tax savings @ 24.0%: +$3,221
• After-tax cash flow: $-4,199/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

+79.3% since first listed

8 events — show timeline

• 2026-05-26 Listed $319,999 FSBO.com
• 2024-11-19 Rental Removed $1,795 NWARMLS
• 2024-09-10 Listed for Rent $1,795 NWARMLS
• 2024-09-10 Rental Removed $1,795 BUILDIUM
• 2024-09-06 Listed for Rent $1,795 BUILDIUM
• 2022-08-11 Price Changed $290,000 NWARMLS
• 2019-11-29 Listed $178,471 NWARMLS
• 2019-11-29 Sold (MLS) $178,471 NWARMLS

Property tax history

+33.0%/yr

Latest (2025): $3,006 · +9.9% YoY. Source: county tax records.