6 Didcot Ln · Bella Vista, AR 72714

$395,000

3 bd · 2.0 ba · 1,833 sqft · SingleFamily public records · 51 Days on market

Built 2005 0.32 ac lot Est $423k · 7% 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).

• ARV discount +10.5/15.0
• Cash flow +10.0/30.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Back on market through no fault of seller. This gem of a home has so many fresh updates including paint throughout, brand new carpet in all three bedrooms and the office, reinforced and freshly painted deck and stairs, brand new soaking tub and tile work in master bath and new OTR microwave. Roof was replaced in 2018. HVAC is only 3 years old. Septic tank pumped and serviced in May. When you walk through the door, you are greeted with a spacious living room featuring hard wood floors and a lovely corner gas log fireplace as the focal point. The galley style kitchen boasts beautiful wood cabinetry with the refrigerator conveying. Three bedrooms, plus a dedicated office. The master bath features a walk-in shower, new soaking tub, dual vanity and walk-in closet. Large, fenced back yard. Deck and stairs have been reinforced and restored. Lovely neighborhood with biking trails just around the corner. 1000 gallon septic tank

Key facts

• Large deck
• Large fenced yard
• Quartz counter tops

Tags

• LARGE FENCED YARD
• LARGE DECK
• QUARTZ COUNTER TOPS
• REMODELED BATHROOMS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Homeowners association with monthly fees; Community clubhouse; Biking and trails/paths; Tennis courts

Exterior

• Parking: Attached garage with garage door opener; Two covered parking spaces
• Security: Smoke detectors
• Utilities: Electricity available; Propane
• Home design: Single-story; Brick and vinyl siding exterior; Architectural shingle roof; Crawlspace foundation
• Construction: Built with brick and vinyl siding; Architectural shingle roof; Crawlspace foundation
• Exterior features: Concrete driveway; Deck; Chain link fencing; Community pool; Community dock; Landscaped yard; Lake access (Lake Ann)

Interior

• Kitchen: Electric range; Disposal; Plumbed for ice maker; ENERGY STAR qualified appliances
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fans; Eat-in kitchen; Granite counters; Storage
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $353k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (27.9% below list).
• Recommended offer: $285k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 484 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 33% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($3k loan paydown + $5k 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 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $310k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $284,964 (27.9% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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: 0.72% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.56%
• DSCR: 0.89
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $423,423
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Didcot Ln	0.03mi	3/2.0	1,770 (-3%)	2mo	$379,000	$214	91
53 Berkshire Dr	0.37mi	3/2.0	1,837 (+0%)	5mo	$450,000	$245	79
15 Reading Ln	0.29mi	2/2.0 (-1)	1,900 (+4%)	2mo	$499,900	$263	74
12 Lyndhurst Dr	0.65mi	3/2.0	1,853 (+1%)	1mo	$428,000	$231	67
14 Reading Ln	0.30mi	3/2.0	1,601 (-13%)	3mo	$350,300	$219	63
20 Ila Ln	0.66mi	3/2.0	1,816 (-1%)	8mo	$640,000	$352	61
32 Westbury Dr	0.61mi	3/2.0	1,741 (-5%)	3mo	$426,500	$245	61
41 Pickering Dr	0.65mi	3/2.5	1,940 (+6%)	1mo	$414,900	$214	57
10 Duddington Ln	0.59mi	3/2.0	1,614 (-12%)	4mo	$298,000	$185	50
7 Mary Ann Ln	0.70mi	3/2.0	2,070 (+13%)	2mo	$375,000	$181	44
7 Carole Rae Ln	0.55mi	4/2.0 (+1)	2,095 (+14%)	6mo	$523,750	$250	41
22 Dillow Cir	0.74mi	3/2.0	1,590 (-13%)	6mo	$340,000	$214	38

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-256
• Equity at exit: $142,816

10-year hold

• IRR: 4.5%
• Equity multiple: 1.57×
• Total profit: $63,545
• Equity at exit: $196,112

Cash invested: $110,600 (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 72714

• Home prices YoY: 0.5%
• Active inventory: 484
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,850 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$251 /mo · $3,014/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-236

Break-even live

Break-even rent $3,148

Max offer price $353,318

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-124	+0% $-236	+5% $-348	+10% $-460
Rent	-10% $-461	-5% $-349	+0% $-236	+5% $-123	+10% $-11
Rate	-1.0pp $-37	-0.5pp $-135	base $-236	+0.5pp $-338	+1.0pp $-442

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Pickering Dr Unit 1297038P Bella Vista, AR	3.0	2.0	2497	$2,040	$0.82	16d	1	0.81mi
53 Skipton Dr Bella Vista, AR	4.0	2.0	1607	$2,600	$1.62	16d	1	1.03mi
4 Sibsey Cir Unit 1230868P Bella Vista, AR	3.0	2.0	1765	$3,469	$1.97	23d	1	1.21mi
10 Granshire Dr Unit 1237423P Bella Vista, AR	3.0	2.0	1840	$3,703	$2.01	16d	1	1.33mi
16 Stretford Dr Bella Vista, AR	4.0	3.0	2182	$3,500	$1.60	16d	1	1.48mi

Listing history 26 events

1. 2026-06-22
   days on market $395,000 Active 51 DOM
2. 2026-06-18
   days on market $395,000 Active 48 DOM
3. 2026-06-17
   days on market $395,000 Active 47 DOM
4. 2026-06-16
   days on market $395,000 Active 46 DOM
5. 2026-06-15
   days on market $395,000 Active 45 DOM
6. 2026-06-14
   days on market $395,000 Active 43 DOM
7. 2026-06-10
   days on market $395,000 Active 40 DOM
8. 2026-06-09
   days on market $395,000 Active 39 DOM
9. 2026-06-08
   pricedays on market $395,000 Active 38 DOM
10. 2026-06-07
    days on market $410,000 Active 37 DOM
11. 2026-06-05
    days on market $410,000 Active 34 DOM
12. 2026-06-03
    days on market $410,000 Active 33 DOM
13. 2026-06-02
    days on market $410,000 Active 32 DOM
14. 2026-06-01
    days on market $410,000 Active 31 DOM
15. 2026-05-31
    days on market $410,000 Active 30 DOM
16. 2026-05-31
    days on market $410,000 Active 29 DOM
17. 2026-05-19
    price $410,000
18. 2026-05-01
    listed $425,000 Active
19. 2026-02-09
    soldstatus $310,000
20. 2026-02-06
    soldstatus $310,000 Closed 932-char remark

    Show marketing remark (932 chars)

    Back on market through no fault of seller. This gem of a home has so many fresh updates including paint throughout, brand new carpet in all three bedrooms and the office, reinforced and freshly painted deck and stairs, brand new soaking tub and tile work in master bath and new OTR microwave. Roof was replaced in 2018. HVAC is only 3 years old. Septic tank pumped and serviced in May. When you walk through the door, you are greeted with a spacious living room featuring hard wood floors and a lovely corner gas log fireplace as the focal point. The galley style kitchen boasts beautiful wood cabinetry with the refrigerator conveying. Three bedrooms, plus a dedicated office. The master bath features a walk-in shower, new soaking tub, dual vanity and walk-in closet. Large, fenced back yard. Deck and stairs have been reinforced and restored. Lovely neighborhood with biking trails just around the corner. 1000 gallon septic tank

21. 2026-01-15
    status Pending 932-char remark

    Show marketing remark (932 chars)

    Back on market through no fault of seller. This gem of a home has so many fresh updates including paint throughout, brand new carpet in all three bedrooms and the office, reinforced and freshly painted deck and stairs, brand new soaking tub and tile work in master bath and new OTR microwave. Roof was replaced in 2018. HVAC is only 3 years old. Septic tank pumped and serviced in May. When you walk through the door, you are greeted with a spacious living room featuring hard wood floors and a lovely corner gas log fireplace as the focal point. The galley style kitchen boasts beautiful wood cabinetry with the refrigerator conveying. Three bedrooms, plus a dedicated office. The master bath features a walk-in shower, new soaking tub, dual vanity and walk-in closet. Large, fenced back yard. Deck and stairs have been reinforced and restored. Lovely neighborhood with biking trails just around the corner. 1000 gallon septic tank

22. 2026-01-06
    price $339,900 932-char remark

    Show marketing remark (932 chars)

    Back on market through no fault of seller. This gem of a home has so many fresh updates including paint throughout, brand new carpet in all three bedrooms and the office, reinforced and freshly painted deck and stairs, brand new soaking tub and tile work in master bath and new OTR microwave. Roof was replaced in 2018. HVAC is only 3 years old. Septic tank pumped and serviced in May. When you walk through the door, you are greeted with a spacious living room featuring hard wood floors and a lovely corner gas log fireplace as the focal point. The galley style kitchen boasts beautiful wood cabinetry with the refrigerator conveying. Three bedrooms, plus a dedicated office. The master bath features a walk-in shower, new soaking tub, dual vanity and walk-in closet. Large, fenced back yard. Deck and stairs have been reinforced and restored. Lovely neighborhood with biking trails just around the corner. 1000 gallon septic tank

23. 2025-11-17
    status Active 932-char remark

    Show marketing remark (932 chars)

    Back on market through no fault of seller. This gem of a home has so many fresh updates including paint throughout, brand new carpet in all three bedrooms and the office, reinforced and freshly painted deck and stairs, brand new soaking tub and tile work in master bath and new OTR microwave. Roof was replaced in 2018. HVAC is only 3 years old. Septic tank pumped and serviced in May. When you walk through the door, you are greeted with a spacious living room featuring hard wood floors and a lovely corner gas log fireplace as the focal point. The galley style kitchen boasts beautiful wood cabinetry with the refrigerator conveying. Three bedrooms, plus a dedicated office. The master bath features a walk-in shower, new soaking tub, dual vanity and walk-in closet. Large, fenced back yard. Deck and stairs have been reinforced and restored. Lovely neighborhood with biking trails just around the corner. 1000 gallon septic tank

24. 2025-11-11
    status Pending 932-char remark

    Show marketing remark (932 chars)

    Back on market through no fault of seller. This gem of a home has so many fresh updates including paint throughout, brand new carpet in all three bedrooms and the office, reinforced and freshly painted deck and stairs, brand new soaking tub and tile work in master bath and new OTR microwave. Roof was replaced in 2018. HVAC is only 3 years old. Septic tank pumped and serviced in May. When you walk through the door, you are greeted with a spacious living room featuring hard wood floors and a lovely corner gas log fireplace as the focal point. The galley style kitchen boasts beautiful wood cabinetry with the refrigerator conveying. Three bedrooms, plus a dedicated office. The master bath features a walk-in shower, new soaking tub, dual vanity and walk-in closet. Large, fenced back yard. Deck and stairs have been reinforced and restored. Lovely neighborhood with biking trails just around the corner. 1000 gallon septic tank

25. 2025-10-28
    listed $349,900 Active 932-char remark

    Show marketing remark (932 chars)

    Back on market through no fault of seller. This gem of a home has so many fresh updates including paint throughout, brand new carpet in all three bedrooms and the office, reinforced and freshly painted deck and stairs, brand new soaking tub and tile work in master bath and new OTR microwave. Roof was replaced in 2018. HVAC is only 3 years old. Septic tank pumped and serviced in May. When you walk through the door, you are greeted with a spacious living room featuring hard wood floors and a lovely corner gas log fireplace as the focal point. The galley style kitchen boasts beautiful wood cabinetry with the refrigerator conveying. Three bedrooms, plus a dedicated office. The master bath features a walk-in shower, new soaking tub, dual vanity and walk-in closet. Large, fenced back yard. Deck and stairs have been reinforced and restored. Lovely neighborhood with biking trails just around the corner. 1000 gallon septic tank

26. 2010-06-01
    soldstatus $165,000

ⓘ 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: $3,014 · $251/mo
• Projected year-2 tax: $3,014 · $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 3/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,196
• − Mortgage interest: −$22,126
• − Property taxes: −$3,014
• − Insurance: −$1,975
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$11,491
• Taxable loss: −$9,882
• Est. tax savings @ 24.0%: +$2,372
• After-tax cash flow: $-460/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

+148.5% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $410,000 NWARMLS
• 2026-05-01 Listed $425,000 NWARMLS
• 2026-02-09 Sold (Public Records) $310,000 Public Records
• 2026-02-06 Sold (MLS) $310,000 NWARMLS
• 2026-01-15 Pending — NWARMLS
• 2026-01-06 Price Changed $339,900 NWARMLS
• 2025-11-17 Relisted — NWARMLS
• 2025-11-11 Pending — NWARMLS
• 2025-10-28 Listed $349,900 NWARMLS
• 2010-06-01 Sold (Public Records) $165,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,014 · +9.8% YoY. Source: county tax records.