181 Bella Toscana St · Springdale, AR 72762

$1

4 bd · 2.5 ba · 2,193 sqft · SingleFamily public records · 34 Days on market

Built 2014 Good condition 0.26 ac lot $0/sqft · 100% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super new floorplan. Great 4 bedroom (or 3 with office) with formal dining space, large kitchen with breakfast area, great covered patio and 3 car garage. Custom cabinets, tile and trim work throughout. This is a must see plan!, This beautiful addition features a great entry wall, clubhouse, pools, and a basketball court all within walking distance of 3 schools.

Key facts

• Close to schools
• Great neighborhood
• Tuscany subdivision

Tags

• TUSCANY SUBDIVISION
• FORMAL LIVING SITTING ROOM
• FUNCTIONAL LAYOUT
• CLOSE TO SCHOOLS
• GREAT NEIGHBORHOOD

Property features AI

Exterior

• Parking: Attached garage with 3 covered spaces; Garage door opener; Concrete driveway
• Security: Security system; Fire sprinkler system
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single family residence; One-level (single story); Brick construction; Slab foundation
• Construction: Brick exterior; Shingle roof; Slab foundation
• Exterior features: Patio; Privacy wood fencing; Cleared lot; Paved, public maintained road

Interior

• Kitchen: Disposal; Microwave; Refrigerator; Granite counters; Eat-in kitchen
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Built-in features; Ceiling fans; Cathedral ceilings; Eat-in kitchen; Granite counters; Storage; Walk-in closets; Blinds; Gas log fireplace
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $1. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).
• Cap rate 1953134.0% vs local median 3.3% in Springdale — 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 70/100 on livability (#48 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, employment D+, crime D-.
• Springdale School District (urban): math 38% / reading 35% proficiency, ranked #100 of 238 in AR (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hellstern Middle School (math 57% / reading 56%, grade B, #17 of 201 statewide, top 8%, 781 students, 43% FRL); Har-Ber High School (math 25% / reading 41%, grade F, #115 of 292 statewide, top 40%, 2,274 students, 53% FRL).
• Market conditions: Rents rising (+2.7%/yr); 695 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 30% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $0 of loan paydown is wiped out by about $0 of value loss. Plan a longer hold.
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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.

Risks & watch-outs

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

Recommended offer $1

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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?
5. 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?
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: 206027.00% ✓
• Cap rate: 1953133.96%
• Cash-on-cash: 6975455.95%
• DSCR: 310369.54
• GRM: 0.0

CMA / ARV

• ARV (median comp): $532,854
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7939 Buona Sera St	0.22mi	3/3.0 (-1)	2,140 (-2%)	21mo	$435,000	$203	61
7832 Brooklyn Ave	0.55mi	5/2.0 (+1)	1,984 (-10%)	4mo	$382,500	$193	48
7709 Brooklyn Ave	0.61mi	4/2.0	1,911 (-13%)	0mo	$382,500	$200	48
7812 Alivia Cir	0.50mi	4/2.0	1,902 (-13%)	10mo	$379,900	$200	44
7132 Hazel Ct	0.75mi	3/2.0 (-1)	1,994 (-9%)	4mo	$449,000	$225	40
7388 Alivia Cir	0.67mi	4/2.0	1,896 (-14%)	12mo	$382,500	$202	34
408 Jtl Pkwy	0.67mi	3/2.5 (-1)	2,020 (-8%)	23mo	$424,900	$210	32
7625 Brooklyn Ave	0.63mi	4/2.0	1,866 (-15%)	19mo	$369,900	$198	28
461 E Jtl Pkwy	0.70mi	3/3.0 (-1)	2,500 (+14%)	17mo	$655,000	$262	23

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 · 2.7% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 368122.35×
• Total profit: $103,074
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 788697.85×
• Total profit: $220,835
• Equity at exit: $0

Cash invested: $0 (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 72762

• Rents YoY: 2.7%
• Active inventory: 695

Monthly cashflow live

• Estimated rent: $2,060 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $1,628

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
544 Bradford Dr Unit A Springdale, AR	3.0	2.0	1479	$1,850	$1.25	14d	1	0.61mi
544 Bradford Dr Tontitown, AR	3.0	2.0	1479	$1,900	$1.28	44d	1	0.61mi
410 Downhill St Springdale, AR	2.0–3.0	2.5	1399	$1,709	$1.22	14d	9	0.64mi
3958 Cornell Dr Springdale, AR	2.0–3.0	2.5	1424	$1,925	$1.35	13d	19	0.67mi

Listing history 20 events

1. 2026-06-17
   status $1 Pending 34 DOM
2. 2026-06-17
   days on market $1 Active 34 DOM
3. 2026-06-16
   days on market $1 Active 33 DOM
4. 2026-06-15
   days on market $1 Active 32 DOM
5. 2026-06-14
   days on market $1 Active 30 DOM
6. 2026-06-10
   days on market $1 Active 27 DOM
7. 2026-06-09
   days on market $1 Active 26 DOM
8. 2026-06-08
   days on market $1 Active 25 DOM
9. 2026-06-07
   days on market $1 Active 24 DOM
10. 2026-06-05
    days on market $1 Active 21 DOM
11. 2026-06-03
    days on market $1 Active 20 DOM
12. 2026-06-02
    days on market $1 Active 19 DOM
13. 2026-06-01
    days on market $1 Active 18 DOM
14. 2026-05-31
    days on market $1 Active 17 DOM
15. 2026-05-31
    days on market $1 Active 16 DOM
16. 2026-05-14
    listed $1 Active 638-char remark
17. 2014-08-29
    soldstatus $245,300 364-char remark

    Show marketing remark (364 chars)

    Super new floorplan. Great 4 bedroom (or 3 with office) with formal dining space, large kitchen with breakfast area, great covered patio and 3 car garage. Custom cabinets, tile and trim work throughout. This is a must see plan!, This beautiful addition features a great entry wall, clubhouse, pools, and a basketball court all within walking distance of 3 schools.

18. 2014-02-20
    soldstatus $50,000

    Show marketing remark (241 chars)

    LOCATION DOES SAY IT ALL! AMAZING NEW ADDITION IN SPRINGDALE'S MOST SOUGHT AFTER AREA. MULTIPLE LOT SIZES AVAILABLE. TUSCANY WILL FEATURE A POOL, CLUBHOUSE, LANDSCAPING, & MORE. WALKING DISTANCE TO 3 SCHOOLS! CONVENIENT TO ALL OF NWA.

19. 2014-01-21
    listed $245,300 364-char remark

    Show marketing remark (364 chars)

    Super new floorplan. Great 4 bedroom (or 3 with office) with formal dining space, large kitchen with breakfast area, great covered patio and 3 car garage. Custom cabinets, tile and trim work throughout. This is a must see plan!, This beautiful addition features a great entry wall, clubhouse, pools, and a basketball court all within walking distance of 3 schools.

20. 2006-09-01
    listed $50,000

    Show marketing remark (241 chars)

    LOCATION DOES SAY IT ALL! AMAZING NEW ADDITION IN SPRINGDALE'S MOST SOUGHT AFTER AREA. MULTIPLE LOT SIZES AVAILABLE. TUSCANY WILL FEATURE A POOL, CLUBHOUSE, LANDSCAPING, & MORE. WALKING DISTANCE TO 3 SCHOOLS! CONVENIENT TO ALL OF NWA.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,723
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$0
• Taxable income: $20,767
• Est. tax owed @ 24.0%: −$4,984
• After-tax cash flow: $14,547/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.

Condition & rehab AI · 30 photos

Good 80/100 Cosmetic rehab

This well-maintained, updated home in a desirable neighborhood is ready for its next owner. It features a spacious floor plan, tasteful updates, and a functional layout.

Value-add opportunities

• Resale Paint interior walls and trim — Fresh paint can make a home look more inviting and modern
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and can add value to the home
• Resale Replace flooring with hardwood or tile — Hardwood or tile flooring can increase the home's value and make it more appealing to potential buyers
• Both Install smart home technology — Smart home technology can increase the home's value and make it more energy-efficient
• Resale Landscaping and curb appeal improvements — A well-maintained lawn and landscaping can make the home more attractive to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls and trim — Fresh paint can make a home look more inviting and modern ↑
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and can add value to the home ↑
• Resale Replace flooring with hardwood or tile — Hardwood or tile flooring can increase the home's value and make it more appealing to potential buyers ↑
• Both Install smart home technology — Smart home technology can increase the home's value and make it more energy-efficient ↑
• Resale Landscaping and curb appeal improvements — A well-maintained lawn and landscaping can make the home more attractive to potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Springdale School District
• NCES district ID: 0512660
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $45,469
• Composite: 31.18/100
• National rank: #6046
• State rank: #100 of 238 in AR

Livability — Springdale

• Score: 70/100
• State rank: #48
• US rank: #7326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springdale, AR
• County: Washington County · 252,056 people
• City population: 104,811
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 46,092
• Household income: $82,228
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 719.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 271,748 people
• By 2030: 296,414 · +9.1%
• By 2040: 346,874 · +27.6%
• By 2050: 398,552 · +46.7%
• By 2075: 523,309 · +92.6%
• By 2100: 615,280 · +126.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 27% Two or more races 23% Pacific Islander 3% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 21% Other Asian/Pacific 3%

Political lean MEDSL · Washington

• 2024 margin: Lean R (+6.7) · D 45.1% · R 51.7% · Other 3.2%
• 2008→2024 swing: +6.4pp toward D · 2008: -13.1pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+3.9 2016: R+10.4 2012: R+16.3 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -258.50%
• Current HPI: 291.4661
• Rent YoY: ▲ 2.70%
• 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

+390.6% since first listed

6 events — show timeline

• 2026-06-17 Pending — WRVBOR
• 2026-05-14 Listed $1 WRVBOR
• 2014-08-29 Sold (MLS) $245,300 NWARMLS
• 2014-02-20 Sold (MLS) $50,000 NWARMLS
• 2014-01-21 Listed $245,300 NWARMLS
• 2006-09-01 Listed $50,000 NWARMLS

Property tax history

+17.4%/yr

Latest (2025): $3,841 · +582.3% YoY. Source: county tax records.