29 Chatham Dr · Bella Vista, AR 72714

$360,000

3 bd · 2.0 ba · 1,556 sqft · SingleFamily public records · 39 Days on market

Built 2024 0.26 ac lot Est $345k · at est. $40/mo HOA · 2% of rent

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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 +7.6/30.0
• Appreciation +5.7/10.0
• ARV discount +5.6/15.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.7/10.0

Listing remarks MLS

POA amenities include: 108 holes of golf spread among seven golf courses, a golf range/practice center, seven private lakes, swimming pools, tennis, pickleball and basketball courts, miniature golf and playgrounds, walking trails, a gun range, an RV park and campground, and fitness and recreation centers.

Key facts

• Dogwood golf course
• Metfield clubhouse
• Secluded cul-de-sac

Tags

• SECLUDED CUL-DE-SAC
• OPEN-CONCEPT LAYOUT
• PRIVATE PRIMARY SUITE
• QUICK ACCESS TO BACK 40 TRAIL
• METFIELD CLUBHOUSE
• DOGWOOD GOLF COURSE

Property features AI

Finance

• HOA & community: Bella Vista POA; Association fee $480 annually; Community features include biking, fitness, playground, lake, pool, trails/paths, shopping; near fire station, hospital, and schools

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Fire alarm; Smoke detector(s)
• Utilities: Electricity available; Public water; Septic available (septic tank)
• Home design: Single-story home; Resale (less than 25 years old)
• Construction: Brick and vinyl siding exterior; Architectural shingle roof; Built on slab foundation
• Exterior features: Covered patio/porch; Deck; Porch; Concrete driveway; Privacy wood fencing in backyard; Located on a city subdivision lot; Road access: public road (gravel and paved); Near Lake Ann; Community pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Microwave hood fan; Refrigerator; Disposal; Plumbed for ice maker; ENERGY STAR qualified appliances; Granite counters; Pantry; Eat-in kitchen
• Bedrooms: Bedroom on main level (approx. 11.9" x 13.2"); Bedroom on main level (approx. 11.2" x 11.7")
• Flooring: Carpet; Laminate; Simulated wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling; Electric cooling; Programmable thermostat
• Interior features: Attic; Built-in features; Ceiling fan(s); Eat-in kitchen; Granite counters; Pantry; Programmable thermostat; Split bedrooms; Storage; Smart home; Walk-in closet(s); Window treatments; Blinds; Drapes; Gas log fireplace (1)
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater; Utility room on main level (approx. 7' x 8.2")

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-431 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (31.9% below list).
• Recommended offer: $245k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: 486 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

Forward outlook

• In year one you build about $7k of equity ($2k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $9k; list at $360k implies a 3900% gain — meaningful room to come down on a strong offer.

Recommended offer $244,982 (31.9% 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 39 days. Have you received any prior offers? Is the seller open to a 32% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.13%
• DSCR: 0.77
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $345,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Whitstable Dr	0.24mi	3/2.0	1,518 (-2%)	4mo	$290,000	$191	82
19 Baltes Dr	0.26mi	2/2.0 (-1)	1,528 (-2%)	1mo	$389,000	$255	79
5 Northfleet Dr	0.30mi	3/2.0	1,585 (+2%)	7mo	$349,500	$221	77
9 Seven Oaks Ln	0.29mi	3/2.0	1,667 (+7%)	2mo	$385,000	$231	73
9 Aldershot Dr	0.37mi	2/2.0 (-1)	1,598 (+3%)	2mo	$260,000	$163	72
11 Sandgate Dr	0.37mi	3/2.0	1,441 (-7%)	0mo	$315,000	$219	70
3 Croxton Ln	0.56mi	3/2.0	1,461 (-6%)	1mo	$325,000	$222	63
13 Rasen Ln	0.73mi	3/2.0	1,520 (-2%)	2mo	$334,900	$220	60
13 Epping Dr	0.56mi	3/2.0	1,610 (+4%)	9mo	$356,725	$222	60
92 Northampton Dr	0.61mi	3/2.0	1,497 (-4%)	7mo	$343,160	$229	60
3 Baltes Dr	0.34mi	3/2.0	1,782 (+14%)	2mo	$395,000	$222	58
27 Exminster Ln	0.73mi	3/2.0	1,461 (-6%)	1mo	$329,500	$226	56

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: -2.7%
• Equity multiple: 0.86×
• Total profit: $-13,948
• Equity at exit: $130,161

10-year hold

• IRR: 2.2%
• Equity multiple: 1.28×
• Total profit: $28,477
• Equity at exit: $178,735

Cash invested: $100,800 (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: 486
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$289 /mo · $3,465/yr
• Insurance: −$150
• HOA: −$40
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-431

Break-even live

Break-even rent $2,996

Max offer price $283,809

Occupancy floor —

Sensitivity live

Price	-10% $-228	-5% $-329	+0% $-431	+5% $-533	+10% $-635
Rent	-10% $-625	-5% $-528	+0% $-431	+5% $-335	+10% $-238
Rate	-1.0pp $-250	-0.5pp $-340	base $-431	+0.5pp $-525	+1.0pp $-619

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Celtic Dr Bella Vista, AR	3.0	2.0	1716	$1,895	$1.10	46d	1	1.21mi
1 Sandy Ln Bella Vista, AR	3.0	2.0	1640	$1,950	$1.19	16d	1	1.31mi
10 Granshire Dr Unit 1237423P Bella Vista, AR	3.0	2.0	1840	$3,703	$2.01	16d	1	1.47mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: landscapingpool

Listing history 26 events

1. 2026-06-23
   days on market $360,000 Active 39 DOM
2. 2026-06-22
   days on market $360,000 Active 38 DOM
3. 2026-06-18
   days on market $360,000 Active 35 DOM
4. 2026-06-17
   price $360,000 Active 34 DOM
5. 2026-06-17
   days on market $365,000 Active 34 DOM
6. 2026-06-16
   days on market $365,000 Active 33 DOM
7. 2026-06-15
   days on market $365,000 Active 32 DOM
8. 2026-06-14
   days on market $365,000 Active 30 DOM
9. 2026-06-10
   days on market $365,000 Active 27 DOM
10. 2026-06-09
    days on market $365,000 Active 26 DOM
11. 2026-06-08
    days on market $365,000 Active 25 DOM
12. 2026-06-07
    days on market $365,000 Active 24 DOM
13. 2026-06-05
    days on market $365,000 Active 21 DOM
14. 2026-06-03
    days on market $365,000 Active 20 DOM
15. 2026-06-02
    days on market $365,000 Active 19 DOM
16. 2026-06-01
    days on market $365,000 Active 18 DOM
17. 2026-05-31
    days on market $365,000 Active 17 DOM
18. 2026-05-31
    days on market $365,000 Active 16 DOM
19. 2026-05-14
    listed $375,000 Active
20. 2023-04-21
    soldstatus $9,000
21. 2023-04-17
    soldstatus $9,000 Closed 306-char remark

    Show marketing remark (306 chars)

    POA amenities include: 108 holes of golf spread among seven golf courses, a golf range/practice center, seven private lakes, swimming pools, tennis, pickleball and basketball courts, miniature golf and playgrounds, walking trails, a gun range, an RV park and campground, and fitness and recreation centers.

22. 2023-03-10
    historical 306-char remark

    Show marketing remark (306 chars)

    POA amenities include: 108 holes of golf spread among seven golf courses, a golf range/practice center, seven private lakes, swimming pools, tennis, pickleball and basketball courts, miniature golf and playgrounds, walking trails, a gun range, an RV park and campground, and fitness and recreation centers.

23. 2023-03-09
    listed $9,000 306-char remark

    Show marketing remark (306 chars)

    POA amenities include: 108 holes of golf spread among seven golf courses, a golf range/practice center, seven private lakes, swimming pools, tennis, pickleball and basketball courts, miniature golf and playgrounds, walking trails, a gun range, an RV park and campground, and fitness and recreation centers.

24. 2019-02-05
    soldstatus $7,499
25. 2006-01-31
    soldstatus $12,000
26. 2005-12-13
    soldstatus $5,000

ⓘ 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: $3,465 · $289/mo
• Projected year-2 tax: $3,465 · $289/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥104°F today · 18 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: $29,398
• − Mortgage interest: −$20,166
• − Property taxes: −$3,465
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$480
• − Depreciation: −$10,473
• Taxable loss: −$11,689
• Est. tax savings @ 24.0%: +$2,805
• After-tax cash flow: $-2,370/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

+7400.0% since first listed

8 events — show timeline

• 2026-05-14 Listed $375,000 NWARMLS
• 2023-04-21 Sold (Public Records) $9,000 Public Records
• 2023-04-17 Sold (MLS) $9,000 NWARMLS
• 2023-03-10 Delisted — NWARMLS
• 2023-03-09 Listed $9,000 NWARMLS
• 2019-02-05 Sold (Public Records) $7,499 Public Records
• 2006-01-31 Sold (Public Records) $12,000 Public Records
• 2005-12-13 Sold (Public Records) $5,000 Public Records

Property tax history

+53.7%/yr

Latest (2025): $3,465 · +3397.2% YoY. Source: county tax records.