5900 SW Chiefs Ave · Bentonville, AR 72713

$392,500

4 bd · 3.0 ba · 1,955 sqft · Land · 15 Days on market

Built 2026 8,276 sqft lot $13/mo HOA · 1% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• 1% rule +0.4/10.0

Listing remarks

Fence, blinds and gutters included! Discover your dream home in the sought-after Osage Hills neighborhood. Emmet plan with garage on the right and South facing! 9 ft ceilings, linear electric fireplace in the living room, LVP flooring throughout the main living areas and primary bedroom, quartz countertops and more. Chef's kitchen boasting frigidaire stainless steel appliances, gas range, pantry, quartz countertops, bar pull handles and large island, all complemented by gorgeous backsplash. Luxurious primary bedroom features abundant natural light, while the spa-like primary bathroom offers a walk-in shower, tub, double sinks, and spacious walk-in closets. Additional features include a seco

Key facts

• Pantry
• Gorgeous backsplash
• Large island

Tags

• LINEAR ELECTRIC FIREPLACE
• CHEF'S KITCHEN
• GAS RANGE
• PANTRY
• LARGE ISLAND
• GORGEOUS BACKSPLASH

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $392k.

Deal economics

• At list price, monthly cash flow is $-653 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (29.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (46.4% below list).
• Recommended offer: $210k (46.4% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $42k of equity ($3k loan paydown + $39k 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($387k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,442 (46.4% 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: 0.54% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.13%
• DSCR: 0.68
• GRM: 15.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.52×
• Total profit: $166,580
• Equity at exit: $353,595

10-year hold

• IRR: 17.0%
• Equity multiple: 5.67×
• Total profit: $513,028
• Equity at exit: $762,541

Cash invested: $109,900 (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: 15.5×

Monthly cashflow live

• Estimated rent: $2,104 high
• Mortgage (P&I): −$2,058
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$164
• HOA: −$13
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-653

Break-even live

Break-even rent $2,931

Max offer price $277,151

Occupancy floor —

Sensitivity live

Price	-10% $-431	-5% $-542	+0% $-653	+5% $-764	+10% $-875
Rent	-10% $-819	-5% $-736	+0% $-653	+5% $-570	+10% $-487
Rate	-1.0pp $-455	-0.5pp $-553	base $-653	+0.5pp $-755	+1.0pp $-858

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: $98,125
• Closing costs: $11,775
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	15d	1	0.11mi
5809 SW Macasin Ave Bentonville, AR	4.0	2.0	1745	$2,100	$1.20	24d	1	0.23mi
5805 SW Teppee Ave Bentonville, AR	4.0	2.5	1854	$2,145	$1.16	24d	1	0.33mi
4301 SW Pawhuska St Bentonville, AR	3.0	2.0	1782	$1,980	$1.11	24d	1	0.34mi
3401 SW Endearment St Bentonville, AR	4.0	2.5	2065	$2,000	$0.97	24d	1	0.95mi
6812 Memphis Bentonville, AR	3.0	2.5	1599	$1,550	$0.97	24d	1	0.96mi
621-623 Cosmos St Centerton, AR	3.0	2.0	1475	$1,795	$1.22	14d	1	0.97mi
6604 SW Dignity Ave Bentonville, AR	3.0	3.0	1430	$1,550	$1.08	15d	1	0.98mi
221 Williams Ct Bentonville, AR	3.0	2.0	1410	$1,725	$1.22	24d	1	1.03mi
6800 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	15d	1	1.05mi
6802 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	24d	1	1.06mi
3406 SW Lucretia Rd Bentonville, AR	4.0	3.0	2393	$2,800	$1.17	24d	1	1.18mi
231 Palm St Bentonville, AR	3.0	2.0	1828	$2,050	$1.12	24d	1	1.20mi
3600 SW Willowbrook Rd Bentonville, AR	4.0	3.0	2612	$2,600	$1.00	24d	1	1.30mi
6708 SW Shady Rd Bentonville, AR	4.0	2.0	1500	$1,800	$1.20	24d	1	1.35mi
3800 SW Mistletoe Ave Unit 1221819P Bentonville, AR	3.0	2.0	1593	$5,861	$3.68	14d	1	1.35mi
6611 SW Warrington Rd Bentonville, AR	3.0	2.0	1353	$1,700	$1.26	15d	1	1.50mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: gaselectric

Listing history 2 events

1. 2026-04-03
   status Pending
2. 2026-03-19
   listed $392,500 Active

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $2,512 · $209/mo
• Expected delta: +$1,545/yr (+$129/mo · 159.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,253
• − Mortgage interest: −$21,986
• − Property taxes: −$967
• − Insurance: −$1,962
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − HOA: −$156
• − Depreciation: −$11,418
• Taxable loss: −$15,277
• Est. tax savings @ 24.0%: +$3,667
• After-tax cash flow: $-4,169/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

2 events — show timeline

• 2026-04-03 Pending — NWARMLS
• 2026-03-19 Listed $392,500 NWARMLS