1025 Heritage Way · Benton, AR 72019

$245,000

4 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 37 Days on market

Built 2018 7,405 sqft lot $161/sqft · 6% below area Est $260k · 6% under

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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 +11.7/30.0
• ARV discount +10.1/15.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• DSCR +3.4/10.0
• Livability +3.3/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this Beautiful 4 bedroom home, located just outside the city of Benton. Very quiet yet not far from dining and shopping. This home offers a split floor plan, with an over sized primary bedroom. The Living Room, Kitchen and Dining are open to one another. This home features a nice sized privacy fenced back yard with patio.

Key facts

• Great curb appeal
• Open-concept kitchen
• Walk-in closet

Tags

• GREAT CURB APPEAL
• INVITING ENTRYWAY
• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• SPACIOUS DINING AREA
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, Rural Development, or Cash
• HOA & community: No-fee area amenities

Exterior

• Parking: Garage for 2 cars with automatic door opener
• Utilities: Public sewer; Public water; Electric service via cooperative; Attic turbo vent; Low-E windows
• Home design: Brick and metal/vinyl siding exterior
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Fully fenced yard; Wood fence; Guttering; Paved road access; Level, cleared lot in a subdivision

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Dishwasher; Garbage disposal; Pantry
• Bedrooms: Walk-in closet(s) included
• Flooring: Tile; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Smoke detectors; Window treatments; Walk-in closets; Ceiling fans; Granite slab kitchen counters
• Laundry & utility: Laundry room; Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (25.1% below list).
• Recommended offer: $184k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Market conditions: Rents rising fast (+4.5%/yr); 244 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 37 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,514 (25.1% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 11.1

CMA / ARV

• ARV (median comp): $259,767
• List price: $245,000
• Delta: -5.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5810 Heritage Heights Dr	0.18mi	4/2.0	1,515 (-0%)	2mo	$242,000	$160	90
5515 Heritage Valley Dr	0.14mi	3/2.0 (-1)	1,424 (-6%)	0mo	$225,000	$158	78
6673 Hollywood Ave	0.59mi	4/2.0	1,470 (-3%)	1mo	$215,900	$147	66
6657 Hollywood Ave	0.59mi	4/2.0	1,470 (-3%)	1mo	$210,000	$143	66
6680 Hollywood Ave	0.61mi	3/2.0 (-1)	1,523 (+0%)	1mo	$217,850	$143	66
6642 Hollywood Ave	0.61mi	3/2.0 (-1)	1,523 (+0%)	1mo	$217,000	$142	65
6648 Hollywood Ave	0.61mi	4/2.0	1,470 (-3%)	1mo	$215,600	$147	65
6681 Hollywood Ave	0.59mi	3/2.0 (-1)	1,422 (-6%)	1mo	$211,900	$149	56
950 James Madison Dr	0.33mi	3/2.0 (-1)	1,314 (-14%)	1mo	$205,000	$156	56
6649 Hollywood Ave	0.59mi	3/2.0 (-1)	1,422 (-6%)	1mo	$211,500	$149	56
6656 Hollywood Ave	0.61mi	3/2.0 (-1)	1,355 (-11%)	1mo	$209,500	$155	47
5017 Cobblefield Cv	0.65mi	3/2.0 (-1)	1,355 (-11%)	2mo	$206,000	$152	45

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: -18.7%
• Equity multiple: 0.33×
• Total profit: $-45,663
• Equity at exit: $36,530

10-year hold

• IRR: -8.6%
• Equity multiple: 0.43×
• Total profit: $-39,093
• Equity at exit: $21,183

Cash invested: $68,600 (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 72019

• Home prices YoY: -12.2%
• Rents YoY: 4.5%
• Active inventory: 244
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,835 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$134 /mo · $1,614/yr
• Insurance: −$102
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-138

Break-even live

Break-even rent $2,010

Max offer price $220,611

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3348 Wilshire Blvd Benton, AR	3.0	2.0	1633	$1,620	$0.99	43d	1	0.53mi

Listing history 33 events

1. 2026-06-18
   days on market $245,000 Active 37 DOM
2. 2026-06-17
   days on market $245,000 Active 36 DOM
3. 2026-06-16
   days on market $245,000 Active 35 DOM
4. 2026-06-15
   days on market $245,000 Active 34 DOM
5. 2026-06-14
   days on market $245,000 Active 32 DOM
6. 2026-06-13
   days on market $245,000 Active 31 DOM
7. 2026-06-10
   days on market $245,000 Active 29 DOM
8. 2026-06-09
   days on market $245,000 Active 28 DOM
9. 2026-06-08
   days on market $245,000 Active 27 DOM
10. 2026-06-07
    days on market $245,000 Active 26 DOM
11. 2026-06-03
    days on market $245,000 Active 22 DOM
12. 2026-06-02
    days on market $245,000 Active 21 DOM
13. 2026-06-01
    days on market $245,000 Active 20 DOM
14. 2026-05-31
    days on market $245,000 Active 19 DOM
15. 2026-05-31
    days on market $245,000 Active 18 DOM
16. 2026-05-12
    listed $245,000 New Listing 1062-char remark
17. 2026-03-21
    historical
18. 2026-03-05
    historical Take Backups
19. 2026-01-13
    listed $245,000 New Listing
20. 2023-08-04
    soldstatus $240,000
21. 2023-07-31
    soldstatus $240,000 Sold

    Show marketing remark (341 chars)

    Don't miss out on this Beautiful 4 bedroom home, located just outside the city of Benton. Very quiet yet not far from dining and shopping. This home offers a split floor plan, with an over sized primary bedroom. The Living Room, Kitchen and Dining are open to one another. This home features a nice sized privacy fenced back yard with patio.

22. 2023-06-28
    status Under Contract

    Show marketing remark (341 chars)

    Don't miss out on this Beautiful 4 bedroom home, located just outside the city of Benton. Very quiet yet not far from dining and shopping. This home offers a split floor plan, with an over sized primary bedroom. The Living Room, Kitchen and Dining are open to one another. This home features a nice sized privacy fenced back yard with patio.

23. 2023-06-24
    listed $239,900 New Listing

    Show marketing remark (341 chars)

    Don't miss out on this Beautiful 4 bedroom home, located just outside the city of Benton. Very quiet yet not far from dining and shopping. This home offers a split floor plan, with an over sized primary bedroom. The Living Room, Kitchen and Dining are open to one another. This home features a nice sized privacy fenced back yard with patio.

24. 2020-05-21
    soldstatus $170,000 Sold
25. 2020-04-23
    status Under Contract
26. 2020-04-22
    status Back on Market
27. 2020-04-18
    historical Take Backups
28. 2020-03-28
    listed $165,000 New Listing
29. 2018-12-10
    soldstatus $165,000 Sold
30. 2018-11-15
    status Under Contract
31. 2018-10-16
    listed $165,000 New Listing
32. 2018-10-13
    historical
33. 2018-08-02
    listed $165,000 New Listing

ⓘ 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: $1,614 · $134/mo
• Projected year-2 tax: $1,614 · $134/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $22,022
• − Mortgage interest: −$13,724
• − Property taxes: −$1,614
• − Insurance: −$2,022
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$7,127
• Taxable loss: −$5,989
• Est. tax savings @ 24.0%: +$1,437
• After-tax cash flow: $-219/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

+48.5% since first listed

18 events — show timeline

• 2026-05-12 Listed $245,000 CARMLS
• 2026-03-21 Listing Removed — CARMLS
• 2026-03-05 Contingent — CARMLS
• 2026-01-13 Listed $245,000 CARMLS
• 2023-08-04 Sold (Public Records) $240,000 Public Records
• 2023-07-31 Sold (MLS) $240,000 CARMLS
• 2023-06-28 Pending — CARMLS
• 2023-06-24 Listed $239,900 CARMLS
• 2020-05-21 Sold (MLS) $170,000 CARMLS
• 2020-04-23 Pending — CARMLS
• 2020-04-22 Relisted — CARMLS
• 2020-04-18 Contingent — CARMLS
• 2020-03-28 Listed $165,000 CARMLS
• 2018-12-10 Sold (MLS) $165,000 CARMLS
• 2018-11-15 Pending — CARMLS
• 2018-10-16 Listed $165,000 CARMLS
• 2018-10-13 Listing Removed — CARMLS
• 2018-08-02 Listed $165,000 CARMLS

Property tax history

+12.8%/yr

Latest (2025): $1,614 · -5.8% YoY. Source: county tax records.