106 NW 67th Ave · Highfill, AR 72713

$269,900

4 bd · 2.0 ba · 1,290 sqft · Townhouse public records · 4 Days on market

Built 2024 3,920 sqft lot Est $246k · 10% over

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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
• Cash flow +7.1/30.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• ARV discount +3.2/15.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +1.3/10.0

Listing remarks

Introducing The Greystone, an exquisite duplex located in a vibrant, brand new community! This stylish home features 4 spacious bedrooms and 2 modern bathrooms, providing ample space for families or guests. The inviting open-concept layout seamlessly connects the living, dining, and kitchen areas, making it perfect for entertaining. The master suite is a highlight, offering a luxurious walk-in closet and plenty of natural light. With a convenient two-car garage, you'll have all the storage you need. Experience contemporary comfort and style in The Greystone—your perfect place to call home! * Photos of similar model.

Key facts

• Garage
• Built 2024
• Listed 4 days

Property features AI

Finance

• HOA & community: Monthly association fee; Community near schools and a park

Exterior

• Parking: Attached garage; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; New construction
• Construction: Brick and vinyl siding exterior; Architectural shingle roof; Slab foundation; Home warranty included
• Exterior features: Concrete driveway; Patio; Porch; Landscaped lot; Near park; Located in a subdivision; Shared road frontage

Interior

• Kitchen: Dishwasher; Electric range; Plumbed for ice maker; ENERGY STAR qualified appliances; Electric water heater
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Pantry; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (36.6% below list).
• Recommended offer: $171k (36.6% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.9% in Highfill — 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 (#97 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute 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; 710 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent is only 17% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $171,002 (36.6% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.63% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.18%
• DSCR: 0.73
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $246,390
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 NW 67th Ave	0.03mi	4/2.0	1,405 (+9%)	3mo	$253,900	$181	81
112 NW 67th Ave	0.02mi	4/2.0	1,454 (+13%)	4mo	$245,000	$169	75
120 NW 67th Ave	0.05mi	3/2.0 (-1)	1,415 (+10%)	3mo	$251,900	$178	74
114 NW 67th Ave	0.03mi	4/2.0	1,454 (+13%)	4mo	$245,000	$169	74
316 NW 67th Ave	0.24mi	3/2.0 (-1)	1,348 (+4%)	3mo	$258,000	$191	74
110 NW 67th Ave	0.01mi	3/2.0 (-1)	1,131 (-12%)	1mo	$222,900	$197	73
122 NW 67th Ave	0.06mi	3/2.0 (-1)	1,415 (+10%)	4mo	$249,000	$176	73
108 NW 67th Ave	0.01mi	3/2.0 (-1)	1,131 (-12%)	3mo	$230,000	$203	72
6610 NW Kathleen St	0.04mi	3/2.0 (-1)	1,131 (-12%)	3mo	$226,700	$200	70
6611 NW Kathleen St	0.05mi	3/2.0 (-1)	1,131 (-12%)	4mo	$209,500	$185	69
6506 NW Kathleen St	0.10mi	3/2.0 (-1)	1,131 (-12%)	3mo	$227,650	$201	68
6504 NW Kathleen St	0.11mi	3/2.0 (-1)	1,131 (-12%)	4mo	$223,000	$197	66

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: 19.3%
• Equity multiple: 2.56×
• Total profit: $117,799
• Equity at exit: $243,147

10-year hold

• IRR: 17.3%
• Equity multiple: 5.74×
• Total profit: $358,305
• Equity at exit: $524,356

Cash invested: $75,572 (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: 710
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$212 /mo · $2,543/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-389

Break-even live

Break-even rent $2,202

Max offer price $201,202

Occupancy floor —

Sensitivity live

Price	-10% $-236	-5% $-312	+0% $-389	+5% $-465	+10% $-542
Rent	-10% $-524	-5% $-456	+0% $-389	+5% $-321	+10% $-254
Rate	-1.0pp $-253	-0.5pp $-320	base $-389	+0.5pp $-459	+1.0pp $-530

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 NW 67th Ave Bentonville, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.08mi
6503 NW Kathleen St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	25d	1	0.11mi
6502 NW Kathleen St Bentonville, AR	3.0	2.0	1250	$1,495	$1.20	25d	1	0.12mi
6500 NW Kathleen St Bentonville, AR	3.0	2.0	1250	$1,450	$1.16	25d	1	0.13mi
6608 NW Vandergriff St Highfill, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.16mi
6307 NW Kathleen St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	25d	1	0.17mi
6605 NW Vandergriff St Bentonville, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.19mi
111 NW 63rd Ave Bentonville, AR	2.0–4.0	2.0	1116	$1,725	$1.55	16d	19	0.21mi
6600 NW Altus St Highfill, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.22mi
6619 NW Altus St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	25d	1	0.23mi
6607 NW Altus St Bentonville, AR	3.0	2.0	1256	$1,450	$1.15	25d	1	0.24mi
6603 NW Altus St Bentonville, AR	3.0	2.0	1251	$1,495	$1.20	25d	1	0.25mi
313 NW 65th Ave Bentonville, AR	3.0	2.0	1250	$1,450	$1.16	25d	1	0.26mi
424 NW 59 Ave Bentonville, AR	3.0	2.0	1782	$2,150	$1.21	16d	1	0.49mi
500 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,445	$1.11	16d	8	0.53mi
500 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	23d	1	0.53mi
6810 NW Trevy St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.55mi
6005 NW Hoover St Bentonville, AR	4.0	2.0	1433	$1,595	$1.11	16d	1	0.56mi
521 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.60mi
523 NW 69th Ave Highfill, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.61mi
525 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.61mi
523 NW 68th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.61mi
500 NW 69th Ave Unit 6810 Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.63mi
500 NW 69th Ave Unit 6812 Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	23d	1	0.63mi
535 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	23d	1	0.64mi
511 NW 68th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	23d	1	0.65mi
613 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.69mi
615 NW 69th Ave Highfill, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.70mi
617 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.70mi
6002 NW Meade St Bentonville, AR	3.0	2.0	1860	$1,825	$0.98	25d	1	0.72mi
6807 NW Toby St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.74mi
6813 NW Toby St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.76mi
632 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	25d	1	0.76mi
514 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	25d	1	0.79mi
6103 NW McClellen St Bentonville, AR	4.0	2.0	1433	$1,795	$1.25	25d	1	0.82mi
864 NW Evans Cir Bentonville, AR	4.0	2.0	1497	$1,650	$1.10	25d	1	0.87mi
817 NW 67th Ave Bentonville, AR	3.0	2.0	1311	$1,595	$1.22	25d	1	0.95mi
7806 SW Aviator Ave Bentonville, AR	1.0–3.0	1.0–2.0	1009	$1,550	$1.54	16d	19	1.42mi

Listing history 3 events

1. 2026-06-22
   days on market $269,900 Active 4 DOM
2. 2026-06-17
   remarks 624-char remark
3. 2026-06-17
   listed $269,900 Active 1 DOM

ⓘ 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: $2,543 · $212/mo
• Projected year-2 tax: $2,543 · $212/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $20,520
• − Mortgage interest: −$15,119
• − Property taxes: −$2,543
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$7,852
• Taxable loss: −$9,626
• Est. tax savings @ 24.0%: +$2,310
• After-tax cash flow: $-2,356/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 — Highfill

• Score: 67/100
• State rank: #97
• US rank: #10302

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highfill, 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

1 event — show timeline

• 2026-06-17 Listed $269,900 NWARMLS

Property tax history

+598.3%/yr

Latest (2025): $2,543 · +598.3% YoY. Source: county tax records.