21583 Walnut St · Lost Bridge Village, AR 72732

$620,000

3 bd · 2.5 ba · 1,152 sqft · SingleFamily public records · 112 Days on market

Built 1981 4,356 sqft lot $14/mo HOA

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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 +10.4/30.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• DSCR +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Great location on the water. Coveted entry-level lakefront home w/ boat slip and lift right behind home. Pre-fab Wausau modular assembled in 1981 on a concrete walk-out basement. One-owner home. Two bedrooms and 1 1/2 baths on main level. Walk-out basement partially finished, with 1 full bath, and large room currently used as a bunk room w/ great view of the lake thru large windows. Mudroom on lower level for home entry with wet suits and flip-flops. Remainder of basement is workshop/mechanical/storage. HVAC and duct-work new apprx 5 years ago. Easy easy walk thru your Vegetation Permit to a slip in an 8-slip dock right behind home. Short walk to LBVCA pool/rec center two houses away. Not many lakefronts w/ dock left on Beaver; this is a must see.

Key facts

• Direct lake access
• 8 slip dock
• Neighborhood pool

Tags

• LAKEFRONT HOME
• DIRECT LAKE ACCESS
• BOAT SLIP
• 8 SLIP DOCK
• NEIGHBORHOOD POOL
• RECREATION CENTER

Property features AI

Finance

• HOA & community: Lost Bridge Village association; Annual association fee and an additional small monthly fee; Association fee details to be confirmed with agent; Community amenities: clubhouse, fitness center, playground, recreation area, tennis courts, boat slip, lake access, pool, trails/paths, park, near state park

Exterior

• Parking: Attached carport (1 covered space)
• Utilities: Public water; Public sewer; Electricity available; Propane available; Cable available; Phone available
• Home design: 2-story home; Has finished and partially finished basement with walk-out access; Has a view
• Construction: Masonite exterior; Architectural shingle roof
• Exterior features: Covered patio/porch and deck; Concrete driveway; Lakefront on Beaver Lake; Near park and trails; Subdivision with views; Paved public/county road frontage (shared)

Interior

• Kitchen: Built-in range and oven; Electric cooktop and electric range; Countertop appliances; Dishwasher; Disposal; Microwave; Refrigerator; Plumbed for ice maker; Electric water heater
• Bedrooms: Two main-level bedrooms (each approx. 16'0" x 11'6"); Additional finished basement bonus/bedroom spaces
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating (propane); Central electric air conditioning
• Interior features: Ceiling fans; Cathedral ceilings; Walk-in closets; Window treatments and blinds; Double-pane windows with wood frames; Workshop space
• Laundry & utility: Washer hookup; Dryer hookup; Utility room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $620k.

Deal economics

• At list price, monthly cash flow is $-326 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $562k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $452k (27.1% below list).
• Recommended offer: $452k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.8% in Lost Bridge Village — 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 57/100 on livability (#348 in AR) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B+, employment B; Watch: cost of living C-, schools F, amenities F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $51k of equity ($4k loan paydown + $47k appreciation (7.6% 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 ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($564k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $435k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $452,139 (27.1% 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 112 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.73% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.26×
• Total profit: $219,026
• Equity at exit: $454,570

10-year hold

• IRR: 16.6%
• Equity multiple: 4.75×
• Total profit: $650,361
• Equity at exit: $887,055

Cash invested: $173,600 (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 72732

• Home prices YoY: 2.1%
• Active inventory: 129
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $4,521 medium
• Mortgage (P&I): −$3,251
• Tax from tax record: −$374 /mo · $4,486/yr
• Insurance: −$258
• HOA: −$14
• Vacancy / Maint / Mgmt: −$949
• Net cashflow: $-326

Break-even live

Break-even rent $4,934

Max offer price $562,484

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: $155,000
• Closing costs: $18,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11889 White Oak Dr Unit 1221899P Garfield, AR	3.0	2.0	1280	$5,605	$4.38	43d	1	0.55mi
10800 Red Bluff Rd Garfield, AR	2.0	2.0	1500	$2,250	$1.50	23d	1	0.99mi

HOA detail

• Monthly dues: $14 · $168/yr
• Likely covers: waterpool

Listing history 32 events

1. 2026-06-18
   days on market $620,000 Active 112 DOM
2. 2026-06-17
   days on market $620,000 Active 111 DOM
3. 2026-06-16
   days on market $620,000 Active 110 DOM
4. 2026-06-15
   days on market $620,000 Active 109 DOM
5. 2026-06-14
   days on market $620,000 Active 107 DOM
6. 2026-06-13
   pricedays on market $620,000 Active 106 DOM
7. 2026-06-10
   days on market $625,000 Active 104 DOM
8. 2026-06-09
   days on market $625,000 Active 103 DOM
9. 2026-06-08
   days on market $625,000 Active 102 DOM
10. 2026-06-07
    days on market $625,000 Active 101 DOM
11. 2026-06-05
    days on market $625,000 Active 98 DOM
12. 2026-06-03
    days on market $625,000 Active 97 DOM
13. 2026-06-02
    remarks 679-char remark
14. 2026-06-02
    days on market $625,000 Active 96 DOM
15. 2026-06-01
    days on market $625,000 Active 95 DOM
16. 2026-05-31
    days on market $625,000 Active 94 DOM
17. 2026-05-31
    days on market $625,000 Active 93 DOM
18. 2026-05-11
    price $625,000
19. 2026-02-26
    listed $649,900 Active
20. 2025-06-18
    price $684,535
21. 2023-08-10
    soldstatus $435,000
22. 2023-08-07
    soldstatus $435,000 Closed 757-char remark

    Show marketing remark (757 chars)

    Great location on the water. Coveted entry-level lakefront home w/ boat slip and lift right behind home. Pre-fab Wausau modular assembled in 1981 on a concrete walk-out basement. One-owner home. Two bedrooms and 1 1/2 baths on main level. Walk-out basement partially finished, with 1 full bath, and large room currently used as a bunk room w/ great view of the lake thru large windows. Mudroom on lower level for home entry with wet suits and flip-flops. Remainder of basement is workshop/mechanical/storage. HVAC and duct-work new apprx 5 years ago. Easy easy walk thru your Vegetation Permit to a slip in an 8-slip dock right behind home. Short walk to LBVCA pool/rec center two houses away. Not many lakefronts w/ dock left on Beaver; this is a must see.

23. 2023-06-30
    status Pending 757-char remark

    Show marketing remark (757 chars)

    Great location on the water. Coveted entry-level lakefront home w/ boat slip and lift right behind home. Pre-fab Wausau modular assembled in 1981 on a concrete walk-out basement. One-owner home. Two bedrooms and 1 1/2 baths on main level. Walk-out basement partially finished, with 1 full bath, and large room currently used as a bunk room w/ great view of the lake thru large windows. Mudroom on lower level for home entry with wet suits and flip-flops. Remainder of basement is workshop/mechanical/storage. HVAC and duct-work new apprx 5 years ago. Easy easy walk thru your Vegetation Permit to a slip in an 8-slip dock right behind home. Short walk to LBVCA pool/rec center two houses away. Not many lakefronts w/ dock left on Beaver; this is a must see.

24. 2023-05-30
    price $460,000 757-char remark

    Show marketing remark (757 chars)

    Great location on the water. Coveted entry-level lakefront home w/ boat slip and lift right behind home. Pre-fab Wausau modular assembled in 1981 on a concrete walk-out basement. One-owner home. Two bedrooms and 1 1/2 baths on main level. Walk-out basement partially finished, with 1 full bath, and large room currently used as a bunk room w/ great view of the lake thru large windows. Mudroom on lower level for home entry with wet suits and flip-flops. Remainder of basement is workshop/mechanical/storage. HVAC and duct-work new apprx 5 years ago. Easy easy walk thru your Vegetation Permit to a slip in an 8-slip dock right behind home. Short walk to LBVCA pool/rec center two houses away. Not many lakefronts w/ dock left on Beaver; this is a must see.

25. 2023-05-23
    price $490,000 757-char remark

    Show marketing remark (757 chars)

    Great location on the water. Coveted entry-level lakefront home w/ boat slip and lift right behind home. Pre-fab Wausau modular assembled in 1981 on a concrete walk-out basement. One-owner home. Two bedrooms and 1 1/2 baths on main level. Walk-out basement partially finished, with 1 full bath, and large room currently used as a bunk room w/ great view of the lake thru large windows. Mudroom on lower level for home entry with wet suits and flip-flops. Remainder of basement is workshop/mechanical/storage. HVAC and duct-work new apprx 5 years ago. Easy easy walk thru your Vegetation Permit to a slip in an 8-slip dock right behind home. Short walk to LBVCA pool/rec center two houses away. Not many lakefronts w/ dock left on Beaver; this is a must see.

26. 2023-05-03
    price $580,000 757-char remark

    Show marketing remark (757 chars)

    Great location on the water. Coveted entry-level lakefront home w/ boat slip and lift right behind home. Pre-fab Wausau modular assembled in 1981 on a concrete walk-out basement. One-owner home. Two bedrooms and 1 1/2 baths on main level. Walk-out basement partially finished, with 1 full bath, and large room currently used as a bunk room w/ great view of the lake thru large windows. Mudroom on lower level for home entry with wet suits and flip-flops. Remainder of basement is workshop/mechanical/storage. HVAC and duct-work new apprx 5 years ago. Easy easy walk thru your Vegetation Permit to a slip in an 8-slip dock right behind home. Short walk to LBVCA pool/rec center two houses away. Not many lakefronts w/ dock left on Beaver; this is a must see.

27. 2023-04-13
    price $628,500 757-char remark

    Show marketing remark (757 chars)

    Great location on the water. Coveted entry-level lakefront home w/ boat slip and lift right behind home. Pre-fab Wausau modular assembled in 1981 on a concrete walk-out basement. One-owner home. Two bedrooms and 1 1/2 baths on main level. Walk-out basement partially finished, with 1 full bath, and large room currently used as a bunk room w/ great view of the lake thru large windows. Mudroom on lower level for home entry with wet suits and flip-flops. Remainder of basement is workshop/mechanical/storage. HVAC and duct-work new apprx 5 years ago. Easy easy walk thru your Vegetation Permit to a slip in an 8-slip dock right behind home. Short walk to LBVCA pool/rec center two houses away. Not many lakefronts w/ dock left on Beaver; this is a must see.

28. 2023-04-02
    listed $650,000 Active 757-char remark

    Show marketing remark (757 chars)

    Great location on the water. Coveted entry-level lakefront home w/ boat slip and lift right behind home. Pre-fab Wausau modular assembled in 1981 on a concrete walk-out basement. One-owner home. Two bedrooms and 1 1/2 baths on main level. Walk-out basement partially finished, with 1 full bath, and large room currently used as a bunk room w/ great view of the lake thru large windows. Mudroom on lower level for home entry with wet suits and flip-flops. Remainder of basement is workshop/mechanical/storage. HVAC and duct-work new apprx 5 years ago. Easy easy walk thru your Vegetation Permit to a slip in an 8-slip dock right behind home. Short walk to LBVCA pool/rec center two houses away. Not many lakefronts w/ dock left on Beaver; this is a must see.

29. 2020-08-26
    soldstatus $262,000
30. 2020-07-25
    listed $299,000
31. 2017-07-20
    soldstatus $57,500
32. 2017-06-22
    listed $65,000

ⓘ 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: $4,486 · $374/mo
• Projected year-2 tax: $4,486 · $374/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 22 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: $54,257
• − Mortgage interest: −$34,730
• − Property taxes: −$4,486
• − Insurance: −$3,100
• − Repairs & maintenance: −$4,341
• − Management: −$4,341
• − HOA: −$168
• − Depreciation: −$18,036
• Taxable loss: −$14,944
• Est. tax savings @ 24.0%: +$3,587
• After-tax cash flow: $-320/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Lost Bridge Village

• Score: 57/100
• State rank: #348
• US rank: #21912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lost Bridge Village, AR
• Population (ZIP): 5,493

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 0.56)
• Race & ethnicity: White 65% Two or more races 27% Hispanic / Latino 11% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Danish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 7.61%
• Current HPI: 368.3932
• Rent YoY: —
• Metro: —
• 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

+861.5% since first listed

15 events — show timeline

• 2026-05-11 Price Changed $625,000 NWARMLS
• 2026-02-26 Listed $649,900 NWARMLS
• 2025-06-18 Price Changed $684,535 NWARMLS
• 2023-08-10 Sold (Public Records) $435,000 Public Records
• 2023-08-07 Sold (MLS) $435,000 NWARMLS
• 2023-06-30 Pending — NWARMLS
• 2023-05-30 Price Changed $460,000 NWARMLS
• 2023-05-23 Price Changed $490,000 NWARMLS
• 2023-05-03 Price Changed $580,000 NWARMLS
• 2023-04-13 Price Changed $628,500 NWARMLS
• 2023-04-02 Listed $650,000 NWARMLS
• 2020-08-26 Sold (MLS) $262,000 NWARMLS
• 2020-07-25 Listed $299,000 NWARMLS
• 2017-07-20 Sold (MLS) $57,500 NWARMLS
• 2017-06-22 Listed $65,000 NWARMLS

Property tax history

+7.6%/yr

Latest (2025): $4,486 · +0.5% YoY. Source: county tax records.