5903 SW Coywolf St · Bentonville, AR 72713

$389,900

4 bd · 2.5 ba · 2,042 sqft · SingleFamily · 40 Days on market

Built 2026 6,098 sqft lot Est $406k · at est. $13/mo HOA · 1% of rent ↓ 5% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• Cash flow +6.6/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.4/10.0

Listing remarks

Fence, blinds and gutters included! Discover your dream home in the sought-after Osage Hills neighborhood. Frisco plan with garage on the left and North facing! 9 ft ceilings, linear electric fireplace, LVP flooring throughout the main living areas and primary bedroom, quartz countertops and more. Chef's kitchen boasting frigidaire stainless steel appliances, gas range, pantry, quartz countertops, bar pull handles, large island and gorgeous backsplash. Luxurious primary bedroom features abundant natural light, while the spa-like primary bathroom offers a walk-in shower, tub, double sinks, and spacious walk-in closets. Additional features include three large secondary bedrooms upstairs and a

Key facts

• Concrete siding
• Covered patio
• Walk-in shower

Tags

• CHEF'S KITCHEN
• GAS RANGE
• WALK-IN SHOWER
• COVERED PATIO
• FULLY FENCED BACKYARD
• CONCRETE SIDING

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Annual association fee of $150; Community features: curbs, sidewalks, nearby schools, park, and shopping

Exterior

• Parking: Attached garage with garage door opener (2 covered spaces)
• Security: Smoke detectors
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Two-story new construction; North-facing; Slab foundation
• Construction: Brick and concrete construction; Architectural shingle roof; New construction; Home warranty included
• Exterior features: Concrete driveway; Covered patio; Patio; Privacy wood fencing around back yard; Landscaped, level lot in subdivision; Near park; Cleared

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Disposal; Plumbed for ice maker; Quartz counters; Pantry; Eat-in kitchen
• Bedrooms: Second level bedroom (12 x 10); Second level bedroom (12 x 10); Second level bedroom (13 x 12)
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Attic; Ceiling fans; Eat-in kitchen; Pantry; Quartz counters; Split bedroom layout; Storage; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-638 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (46.0% below list).
• Recommended offer: $210k (46.0% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.6% in Bentonville — 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 83/100 on livability (#2 in AR, #864 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities 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: Rents flat; 710 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $39k appreciation (10.0% 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($378k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,498 (46.0% 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 40 days. Have you received any prior offers? Is the seller open to a 46% 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: 0.54% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.01%
• DSCR: 0.69
• GRM: 15.4

CMA / ARV

• ARV (on-the-fly): $406,358
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5903 SW Coywolf St	0.00mi	4/2.5	2,042 (0%)	1mo	$389,900	$191	99
6002 SW Bear Creek Ave	0.19mi	4/2.5	2,042 (0%)	1mo	$399,900	$196	91
5900 SW Chiefs Ave	0.12mi	4/3.0	1,955 (-4%)	1mo	$392,500	$201	84
6001 SW Bear Creek Ave	0.16mi	4/3.0	1,955 (-4%)	0mo	$389,500	$199	83
4700 SW Tribe St	0.18mi	4/3.0	1,955 (-4%)	1mo	$392,500	$201	82
5909 SW Chiefs Ave	0.11mi	4/2.0	1,870 (-8%)	1mo	$364,900	$195	78
5904 SW Chiefs Ave	0.13mi	4/2.0	1,870 (-8%)	1mo	$364,900	$195	78
5906 SW Bear Creek Ave	0.17mi	4/2.0	1,870 (-8%)	2mo	$364,900	$195	75
6002 SW Teppee Ave	0.49mi	4/2.5	1,940 (-5%)	0mo	$394,000	$203	69
4411 SW Bison St	0.33mi	4/2.5	1,789 (-12%)	1mo	$343,000	$192	63
5803 SW North Fork St	0.64mi	4/2.5	2,143 (+5%)	1mo	$460,000	$215	61
5703 Gunstock Rd	0.53mi	4/2.0	2,237 (+10%)	1mo	$449,000	$201	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.52×
• Total profit: $166,131
• Equity at exit: $351,253

10-year hold

• IRR: 17.0%
• Equity multiple: 5.68×
• Total profit: $510,946
• Equity at exit: $757,490

Cash invested: $109,172 (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 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 710
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $2,105 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$162
• HOA: −$13
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-638

Break-even live

Break-even rent $2,912

Max offer price $277,231

Occupancy floor —

Sensitivity live

Price	-10% $-417	-5% $-527	+0% $-638	+5% $-748	+10% $-859
Rent	-10% $-804	-5% $-721	+0% $-638	+5% $-555	+10% $-472
Rate	-1.0pp $-441	-0.5pp $-539	base $-638	+0.5pp $-739	+1.0pp $-842

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	16d	1	0.11mi
5809 SW Macasin Ave Bentonville, AR	4.0	2.0	1745	$2,100	$1.20	25d	1	0.37mi
4301 SW Pawhuska St Bentonville, AR	3.0	2.0	1782	$1,980	$1.11	25d	1	0.47mi
5805 SW Teppee Ave Bentonville, AR	4.0	2.5	1854	$2,145	$1.16	25d	1	0.47mi
3401 SW Endearment St Bentonville, AR	4.0	2.5	2065	$2,000	$0.97	25d	1	1.07mi
6812 Memphis Bentonville, AR	3.0	2.5	1599	$1,550	$0.97	25d	1	1.09mi
6604 SW Dignity Ave Bentonville, AR	3.0	3.0	1430	$1,550	$1.08	16d	1	1.10mi
621-623 Cosmos St Centerton, AR	3.0	2.0	1475	$1,795	$1.22	15d	1	1.10mi
221 Williams Ct Bentonville, AR	3.0	2.0	1410	$1,725	$1.22	25d	1	1.15mi
6800 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	16d	1	1.18mi
6802 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	25d	1	1.18mi
6708 SW Shady Rd Bentonville, AR	4.0	2.0	1500	$1,800	$1.20	25d	1	1.22mi
3406 SW Lucretia Rd Bentonville, AR	4.0	3.0	2393	$2,800	$1.17	25d	1	1.28mi
231 Palm St Bentonville, AR	3.0	2.0	1828	$2,050	$1.12	25d	1	1.33mi
3313 SW Lucretia Rd Bentonville, AR	4.0	2.5	2700	$2,300	$0.85	16d	1	1.33mi
3600 SW Willowbrook Rd Bentonville, AR	4.0	3.0	2612	$2,600	$1.00	25d	1	1.38mi
3800 SW Mistletoe Ave Unit 1221819P Bentonville, AR	3.0	2.0	1593	$5,861	$3.68	15d	1	1.38mi
6804 SW Chalkstone Rd Bentonville, AR	4.0	2.0	1650	$1,885	$1.14	16d	1	1.46mi
6706 SW Whitmarsh Rd Bentonville, AR	4.0	2.0	1657	$1,695	$1.02	23d	1	1.50mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: gaselectric

Listing history 7 events

1. 2026-04-13
   status Pending
2. 2026-03-24
   price $389,900
3. 2026-03-04
   listed $399,900 Active
4. 2025-09-11
   price $399,900
5. 2025-09-03
   price $409,900
6. 2025-09-02
   price $410,900
7. 2025-06-26
   price $409,900

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $2,495 · $208/mo
• Expected delta: +$1,528/yr (+$127/mo · 158.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,260
• − Mortgage interest: −$21,840
• − Property taxes: −$967
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − HOA: −$156
• − Depreciation: −$11,343
• Taxable loss: −$15,037
• Est. tax savings @ 24.0%: +$3,609
• After-tax cash flow: $-4,045/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 — Bentonville

• Score: 83/100
• State rank: #2
• US rank: #864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bentonville, AR
• County: Benton County · 259,241 people
• City population: 19,701
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 28,999
• Household income: $119,853
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 508.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 54% Asian 20% Two or more races 16% Hispanic / Latino 11% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 8% Spanish 6% Other Indo-European 5%

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: ▲ 10.77%
• Current HPI: 319.3081
• Rent YoY: ▲ 0.39%
• 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

-4.9% since first listed

7 events — show timeline

• 2026-04-13 Pending — NWARMLS
• 2026-03-24 Price Changed $389,900 NWARMLS
• 2026-03-04 Listed $399,900 NWARMLS
• 2025-09-11 Price Changed $399,900 NWARMLS
• 2025-09-03 Price Changed $409,900 NWARMLS
• 2025-09-02 Price Changed $410,900 NWARMLS
• 2025-06-26 Price Changed $409,900 NWARMLS