304 S 3rd St · Benton, AR 72015

$159,900

3 bd · 2.0 ba · 1,315 sqft · SingleFamily public records · 1 Days on market

Built 2008 7,840 sqft lot Est $171k · 6% under

---

Why this score? — see what drove the C- 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 +18.3/30.0
• ARV discount +10.4/15.0
• DSCR +5.8/10.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 304 S Third Street! With fresh paint throughout the home and new flooring in the bedrooms, this home offers move-in ready comfort. Featuring a master-suite with all the amenities including a walk-in closet, two guest bedrooms, and a full guest bathroom, large kitchen with eat-in dining space, and a walk-in laundry room, you can enjoy being close to downtown Benton, the park, and the schools.

Key facts

• Eat-in dining space
• Fresh paint
• Master-suite

Tags

• FRESH PAINT
• NEW FLOORING
• MASTER-SUITE
• WALK-IN CLOSET
• LARGE KITCHEN
• EAT-IN DINING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (8.4% below list).
• Recommended offer: $147k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 flat; 195 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $72k; list at $160k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,509 (8.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $170,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 S 3rd St	0.00mi	3/2.0	1,315 (0%)	1mo	$159,900	$122	99
1022 E Sevier St	0.35mi	3/2.0	1,368 (+4%)	7mo	$140,000	$102	72
416 Jackman St	0.68mi	3/2.0	1,333 (+1%)	8mo	$140,000	$105	60
720 Adrian St	0.68mi	3/2.0	1,336 (+2%)	9mo	$193,800	$145	58
200 Pearson	0.22mi	2/2.0 (-1)	1,122 (-15%)	5mo	$205,000	$183	56
1506 Hudson St	0.64mi	4/2.0 (+1)	1,410 (+7%)	6mo	$65,000	$46	48
605 Revis	0.42mi	2/1.0 (-1)	1,140 (-13%)	3mo	$85,000	$75	47
428 W South St	0.69mi	3/1.0	1,400 (+6%)	10mo	$216,000	$154	45
507 Algood St	0.64mi	3/2.5	1,475 (+12%)	7mo	$230,000	$156	42
616 Pearl St	0.56mi	3/1.0	1,118 (-15%)	4mo	$134,000	$120	41
801 N Main St	0.74mi	2/2.0 (-1)	1,494 (+14%)	1mo	$215,000	$144	37
901 S Market St	0.64mi	3/1.5	1,120 (-15%)	10mo	$145,900	$130	35

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.56×
• Total profit: $-19,855
• Equity at exit: $23,842

10-year hold

• IRR: -7.1%
• Equity multiple: 0.59×
• Total profit: $-18,208
• Equity at exit: $13,825

Cash invested: $44,772 (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 72015

• Home prices YoY: -11.1%
• Rents YoY: 0.7%
• Active inventory: 195
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$839
• Tax from tax record: −$105 /mo · $1,263/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $147

Break-even live

Break-even rent $1,279

Max offer price $159,900

Occupancy floor 85%

Sensitivity live

Price	-10% $238	-5% $192	+0% $147	+5% $102	+10% $57
Rent	-10% $31	-5% $89	+0% $147	+5% $205	+10% $263
Rate	-1.0pp $228	-0.5pp $188	base $147	+0.5pp $106	+1.0pp $63

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 S 2nd St Benton, AR	3.0	2.0	1248	$1,295	$1.04	44d	1	0.23mi
1221 Cherry Ln Benton, AR	3.0	2.0	1329	$1,700	$1.28	44d	1	0.44mi
410 S Market Benton, AR	3.0	2.0	1626	$1,600	$0.98	15d	1	0.46mi
1303 Gray St Benton, AR	2.0	1.5	1050	$1,200	$1.14	15d	1	0.57mi
624 Denton Benton, AR	2.0	1.0	1092	$1,200	$1.10	44d	1	0.59mi
801 N Main St Benton, AR	3.0	2.0	1543	$1,975	$1.28	15d	1	0.76mi
610 Houston Dr Benton, AR	3.0	2.0	1586	$1,506	$0.95	44d	1	0.84mi
204 Dobbs St Benton, AR	3.0	1.5	1160	$1,375	$1.19	15d	1	0.96mi
1500 Glory Cv Benton, AR	3.0	2.0	1124	$1,200	$1.07	15d	1	1.16mi
907 Denver Benton, AR	3.0	1.0	980	$1,200	$1.22	24d	1	1.17mi
420 W Hillside Benton, AR	3.0	1.0	1128	$1,195	$1.06	44d	1	1.39mi
904 Sherris Ln Benton, AR	3.0	1.0	885	$1,225	$1.38	15d	1	1.47mi
1804 Milburn Dr Benton, AR	3.0	2.0	1565	$1,800	$1.15	15d	1	1.48mi

Listing history 4 events

1. 2026-04-19
   status Under Contract
2. 2026-04-17
   listed $159,900 New Listing
3. 2010-01-20
   soldstatus $72,000
4. 2005-12-29
   soldstatus $69,000

ⓘ 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: $1,263 · $105/mo
• Projected year-2 tax: $1,263 · $105/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 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $17,581
• − Mortgage interest: −$8,957
• − Property taxes: −$1,263
• − Insurance: −$800
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$4,652
• Taxable loss: −$903
• Est. tax savings @ 24.0%: +$217
• After-tax cash flow: $1,981/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

• Census place: Benton, AR
• County: Saline County · 77,216 people
• City population: 58,767
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 28,712
• Household income: $66,107
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 439.0

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 (79%)
• Race & ethnicity: White 79% Black 10% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 3% Vietnamese 0%

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: ▼ -29.11%
• Current HPI: 234.4644
• Rent YoY: ▲ 0.73%
• 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

+131.7% since first listed

4 events — show timeline

• 2026-04-19 Pending — CARMLS
• 2026-04-17 Listed $159,900 CARMLS
• 2010-01-20 Sold (Public Records) $72,000 Public Records
• 2005-12-29 Sold (Public Records) $69,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,263 · +0.0% YoY. Source: county tax records.