9 Alyce Ln · Bella Vista, AR 72714

$279,900

3 bd · 2.0 ba · 1,694 sqft · SingleFamily public records · 64 Days on market

Built 2019 1,306 sqft lot Est $347k · 19% under $130/mo HOA · 4% of rent

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Why this score? — see what drove the B+ 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.5/10.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come see this Modern Brand-New construction townhouse practically on the lake in Vella Vista. 3 beds, 2 baths, very spacious decks overlooking a magical wooded scenery. Year around view of Lake Rayburn and boat launch. Quiet cul-de-sac, functional living, open floorplan, eat-in kitchen, granite counters, pantry, wood laminate flooring, lots of storage spaces, loads of natural light and a large laundry room. Plenty of square footage for entertaining family, guest or Airbnb. This one won't last long!!!

Key facts

• Quiet cul-de-sac
• Eat in kitchen
• Open floorplan

Tags

• LAKE VIEW
• SCREENED IN DECK
• GRANITE COUNTERTOPS
• EAT IN KITCHEN
• OPEN FLOORPLAN
• QUIET CUL-DE-SAC

Property features AI

Finance

• HOA & community: Bella Vista POA / Bella Vista Townhomes Association; HOA fee $130 monthly; HOA covers grounds and structure maintenance, sewer, and trash; Community features include biking trails, pool, and paths

Exterior

• Parking: Asphalt parking
• Security: Smoke detectors
• Utilities: Cable available; Electricity available; Public sewer; Public water
• Home design: 2-story property; Wood siding exterior; Architectural shingle roof; Entry on main level
• Construction: Wood siding construction; Block foundation and crawlspace
• Exterior features: Covered porch; Deck; Screened porch; Community pool; Located on a cul-de-sac; City lot; Level lot; Subdivision setting; View of Lake Rayburn

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Garbage disposal; Plumbed for ice maker; Granite counters
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Granite counters; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $263k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 475 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 41% 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 $6k of equity ($2k loan paydown + $4k appreciation (1.4% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $173k; list at $280k implies a 62% 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 $263,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.25% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $347,270
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Basildon Dr	0.55mi	3/2.0	1,736 (+2%)	4mo	$270,000	$156	67
43 Tewkesbury Circle Dr	0.24mi	3/2.0	1,513 (-11%)	5mo	$300,000	$198	66
30 Lambourn Dr	0.58mi	3/2.0	1,650 (-3%)	8mo	$343,150	$208	62
3 Burford Ln	0.64mi	3/2.0	1,707 (+1%)	9mo	$350,000	$205	61
34 Basildon Dr	0.65mi	3/2.0	1,631 (-4%)	3mo	$407,750	$250	61
28 Elizabeth Dr	0.59mi	3/2.0	1,812 (+7%)	2mo	$320,000	$177	60
4 Blenheim Ln	0.57mi	3/2.0	1,834 (+8%)	8mo	$389,500	$212	53
22 Lavendon Circle Dr	0.60mi	2/2.0 (-1)	1,508 (-11%)	1mo	$265,000	$176	48
6 Basildon Dr	0.70mi	3/2.0	1,520 (-10%)	4mo	$324,900	$214	46
1 Newent Ln	0.49mi	2/2.0 (-1)	1,917 (+13%)	5mo	$360,000	$188	46
13 Fenchurch Dr	0.56mi	4/2.0 (+1)	1,942 (+15%)	0mo	$419,950	$216	44
3 Matlock Cir	0.74mi	2/3.0 (-1)	1,900 (+12%)	7mo	$355,000	$187	30

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: 16.1%
• Equity multiple: 1.84×
• Total profit: $65,602
• Equity at exit: $101,200

10-year hold

• IRR: 19.1%
• Equity multiple: 3.39×
• Total profit: $187,301
• Equity at exit: $138,966

Cash invested: $78,372 (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: 475
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,488 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$177 /mo · $2,125/yr
• Insurance: −$117
• HOA: −$130
• Vacancy / Maint / Mgmt: −$733
• Net cashflow: $864

Break-even live

Break-even rent $2,394

Max offer price $279,900

Occupancy floor 70%

Sensitivity live

Price	-10% $1,023	-5% $943	+0% $864	+5% $785	+10% $706
Rent	-10% $589	-5% $726	+0% $864	+5% $1,002	+10% $1,140
Rate	-1.0pp $1,005	-0.5pp $935	base $864	+0.5pp $792	+1.0pp $718

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Baywater Ln Unit 1221842P Bella Vista, AR	3.0	2.0	1915	$5,167	$2.70	21d	1	0.10mi
4 Kemble Cir Bella Vista, AR	3.0	2.0	1376	$1,850	$1.34	24d	1	0.57mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,900	$1.11	21d	1	0.77mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,850	$1.08	14d	1	0.77mi
9 August Ln Unit 1363327P Bella Vista, AR	2.0	1.5	1173	$3,153	$2.69	14d	1	0.78mi
6 Connie Ln Bella Vista, AR	3.0	2.0	1440	$2,250	$1.56	24d	1	0.97mi
4 Sibsey Cir Unit 1230868P Bella Vista, AR	3.0	2.0	1765	$3,469	$1.97	21d	1	1.25mi
2 Felton Ln Unit 1241295P Bella Vista, AR	2.0	2.0	1388	$2,815	$2.03	14d	1	1.49mi

HOA detail

• Monthly dues: $130 · $1,560/yr

Listing history 11 events

1. 2026-06-03
   status $279,900 Pending 64 DOM
2. 2026-06-02
   days on market $279,900 Active 64 DOM
3. 2026-06-01
   days on market $279,900 Active 63 DOM
4. 2026-05-31
   days on market $279,900 Active 62 DOM
5. 2026-05-31
   days on market $279,900 Active 61 DOM
6. 2026-05-15
   price $279,900
7. 2026-04-12
   price $282,500
8. 2026-03-30
   listed $285,000 Active
9. 2020-02-25
   soldstatus $173,000 505-char remark

   Show marketing remark (505 chars)

   Come see this Modern Brand-New construction townhouse practically on the lake in Vella Vista. 3 beds, 2 baths, very spacious decks overlooking a magical wooded scenery. Year around view of Lake Rayburn and boat launch. Quiet cul-de-sac, functional living, open floorplan, eat-in kitchen, granite counters, pantry, wood laminate flooring, lots of storage spaces, loads of natural light and a large laundry room. Plenty of square footage for entertaining family, guest or Airbnb. This one won't last long!!!

10. 2019-09-07
    listed $173,000 505-char remark

    Show marketing remark (505 chars)

    Come see this Modern Brand-New construction townhouse practically on the lake in Vella Vista. 3 beds, 2 baths, very spacious decks overlooking a magical wooded scenery. Year around view of Lake Rayburn and boat launch. Quiet cul-de-sac, functional living, open floorplan, eat-in kitchen, granite counters, pantry, wood laminate flooring, lots of storage spaces, loads of natural light and a large laundry room. Plenty of square footage for entertaining family, guest or Airbnb. This one won't last long!!!

11. 1993-09-02
    soldstatus $68,000

ⓘ 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: $2,125 · $177/mo
• Projected year-2 tax: $2,125 · $177/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 5/10 Major 7 d/yr ≥105°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: $41,858
• − Mortgage interest: −$15,679
• − Property taxes: −$2,125
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,349
• − Management: −$3,349
• − HOA: −$1,560
• − Depreciation: −$8,143
• Taxable income: $6,254
• Est. tax owed @ 24.0%: −$1,501
• After-tax cash flow: $8,868/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

+311.6% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $279,900 NWARMLS
• 2026-04-12 Price Changed $282,500 NWARMLS
• 2026-03-30 Listed $285,000 NWARMLS
• 2020-02-25 Sold (MLS) $173,000 NWARMLS
• 2019-09-07 Listed $173,000 NWARMLS
• 1993-09-02 Sold (Public Records) $68,000 Public Records

Property tax history

+35.0%/yr

Latest (2025): $2,125 · -18.0% YoY. Source: county tax records.