1500 Sanford Dr · Bentonville, AR 72712

$359,000

3 bd · 2.0 ba · 1,614 sqft · SingleFamily public records · 4 Days on market

Built 1995 0.25 ac lot Est $445k · 19% under $6/mo HOA

---

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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• Schools +5.2/10.0
• 1% rule +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of Bentonville, this 3-bedroom, 2-bath home offers exceptional access to everything that makes Northwest Arkansas one of the country’s most sought-after places to live. Perfectly positioned between Coler Mountain Bike Preserve and Downtown Bentonville, you’re just minutes from world-class biking trails, dining, shopping, entertainment, and the Walmart Home Office. Bella Vista’s renowned trail system is also just a short drive away. Whether you’re looking for a primary residence, investment property, or short-term rental opportunity, this home offers outstanding potential in a highly desirable central location. Enjoy the convenience of the Bentonv

Key facts

• Access to shopping
• Access to dining
• 0.25 acre lot

Tags

• ACCESS TO BIKING TRAILS
• ACCESS TO DINING
• ACCESS TO SHOPPING
• ACCESS TO ENTERTAINMENT
• ACCESS TO WALMART HOME OFFICE

Property features AI

Finance

• Other: Spa/Hot tub on property
• Financial info: Property tax information not included per instructions
• HOA & community: Association fee applies (fee details require agent) — $75 annually indicated; Community features: biking, park, trails/paths, shopping, near fire station, near schools

Exterior

• Parking: Attached garage; 2 covered spaces
• Security: No specific security features listed
• Utilities: Public water; Sewer available
• Home design: Single-story; Brick construction; Asphalt shingle roof; Slab foundation; 25+ years old
• Construction: Brick exterior; Asphalt shingle roof; Slab foundation; Built 25+ years ago
• Exterior features: Concrete driveway; Patio; Porch; Privacy wood fencing; Near park; Level lot; Subdivision setting; Central business district nearby; Public/shared paved road frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Disposal
• Bedrooms: Bedroom information not specified
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating
• Interior features: Ceiling fans; Eat-in kitchen; Hot tub/Spa; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/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 $341k (5.1% below list).
• Recommended offer: $341k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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 rising fast (+4.4%/yr); 736 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 37% of the median local income ($111k/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 $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $359k implies a 1695% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $340,560 (5.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $445,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1500 Sanford Dr	0.00mi	3/2.0	1,614 (0%)	1mo	$349,000	$216	100
202 Big Tree Dr	0.48mi	3/2.0	1,638 (+2%)	10mo	$399,000	$244	67
208 NW L St	0.22mi	4/2.0 (+1)	1,728 (+7%)	10mo	$492,000	$285	65
708 NW J St	0.44mi	3/2.0	1,469 (-9%)	1mo	$440,000	$300	64
608 NW K St	0.33mi	4/2.0 (+1)	1,796 (+11%)	1mo	$485,000	$270	60
9 NW K Pl	0.69mi	3/2.0	1,719 (+6%)	2mo	$475,000	$276	56
809 NW 11th St	0.75mi	3/2.0	1,526 (-6%)	2mo	$410,000	$269	55
718 SW 2nd St	0.65mi	2/2.0 (-1)	1,702 (+6%)	6mo	$690,000	$405	51
915 NW 10th St	0.55mi	3/2.0	1,746 (+8%)	14mo	$450,000	$258	50
706 NW 5th St	0.66mi	4/2.0 (+1)	1,810 (+12%)	4mo	$585,000	$323	40
305 Cross Ln	0.70mi	3/2.0	1,800 (+12%)	9mo	$375,000	$208	40
308 Crestview Dr	0.58mi	4/2.0 (+1)	1,442 (-11%)	13mo	$665,000	$461	39

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 · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-18,897
• Equity at exit: $53,528

10-year hold

• IRR: 6.1%
• Equity multiple: 1.48×
• Total profit: $47,860
• Equity at exit: $31,040

Cash invested: $100,520 (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 72712

• Home prices YoY: -15.5%
• Rents YoY: 4.4%
• Active inventory: 736
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,406 high
• Mortgage (P&I): −$1,883
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$150
• HOA: −$6
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $543

Break-even live

Break-even rent $2,718

Max offer price $359,000

Occupancy floor 79%

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Coachlight Dr Unit 1221882P Bentonville, AR	4.0	2.0	1926	$5,773	$3.00	14d	1	0.05mi
214 NW L St Unit 1363336P Bentonville, AR	4.0	2.0	1377	$3,995	$2.90	21d	1	0.17mi
1802 NW Mustang Ave Unit 1241310P Bentonville, AR	4.0	3.0	1991	$3,625	$1.82	21d	1	0.29mi
107 NW Winfield Ln Bentonville, AR	3.0	2.0	2044	$2,695	$1.32	23d	1	0.36mi
312 Crestview Dr Unit 1297039P Bentonville, AR	3.0	2.0	1291	$2,402	$1.86	21d	1	0.57mi
717 NW 6th St Bentonville, AR	3.0	1.5	1320	$1,795	$1.36	14d	1	0.59mi
307 S Walton Blvd Bentonville, AR	2.0	1.0–2.0	796	$3,000	$3.77	14d	1	0.61mi
406 NW Retreat Ln Bentonville, AR	3.0	2.5	1750	$4,400	$2.51	23d	1	0.75mi
414 NW Retreat Ln Unit 1221809P Bentonville, AR	3.0	2.5	1743	$6,267	$3.60	14d	1	0.76mi
649 SW 2nd St Bentonville, AR	4.0	3.0	2176	$4,700	$2.16	23d	1	0.77mi
703 NW 10th St Unit 1221918P Bentonville, AR	3.0	2.0	1280	$3,785	$2.96	14d	1	0.80mi
514 Hook St Unit 1363341P Bentonville, AR	2.0	1.0	1119	$3,551	$3.17	14d	1	0.80mi
503 NW D St Unit 1363333P Bentonville, AR	2.0	2.5	2163	$5,414	$2.50	14d	1	0.81mi
501 SW Duke Ave Unit 1221919P Bentonville, AR	3.0	2.0	1722	$4,245	$2.47	14d	1	0.85mi
442 SW Glover St Bentonville, AR	3.0	2.5	1893	$5,000	$2.64	23d	1	0.92mi
342 SW D St Bentonville, AR	3.0	2.5	1660	$1,995	$1.20	23d	1	0.97mi
2312 SW Morris St Bentonville, AR	3.0	2.0	1188	$1,350	$1.14	14d	1	1.00mi
Stonegate Duplexes Bentonville, AR	3.0	2.0	1225	$1,350	$1.10	23d	2	1.06mi
Elm Tree Townhomes Bentonville, AR	2.0–3.0	2.5	1486	$1,795	$1.21	14d	2	1.11mi
444 SW B St Bentonville, AR	3.0	2.5	1608	$2,550	$1.59	23d	1	1.12mi
410 SW B St Unit B Bentonville, AR	2.0	2.5	1680	$2,550	$1.52	23d	1	1.12mi
4 Jonquilla Way Unit B Bentonville, AR	4.0	2.5	1716	$1,900	$1.11	23d	1	1.13mi
210 NW 9th St Unit 1 Bentonville, AR	3.0	3.5	2146	$4,150	$1.93	23d	1	1.15mi
208 NW 9th St Unit 1 Bentonville, AR	3.0	3.5	2147	$4,150	$1.93	21d	1	1.15mi
109 NW Ozark Way Unit 1221875P Bentonville, AR	4.0	3.0	2055	$9,114	$4.44	21d	1	1.15mi
2607 SW 10th St Bentonville, AR	3.0	2.0	1295	$1,650	$1.27	23d	1	1.20mi
644 SW B St Bentonville, AR	2.0	2.5	1783	$3,000	$1.68	23d	1	1.22mi
911 SW Cheyenne Dr Bentonville, AR	3.0	2.0	1388	$1,700	$1.22	23d	1	1.23mi
501 SW 11th St Unit A Bentonville, AR	2.0	1.0	1050	$1,150	$1.10	21d	1	1.33mi
703 SE A St Unit 1241316P Bentonville, AR	2.0	2.5	1528	$2,409	$1.58	23d	1	1.42mi
707 SE A St Unit 1241300P Bentonville, AR	2.0	2.5	1506	$3,375	$2.24	14d	1	1.42mi
300 SE D St Bentonville, AR	2.0	1.0–2.0	840	$2,200	$2.62	13d	72	1.43mi
3705 SW High Point Ave Bentonville, AR	3.0	2.0	1625	$1,800	$1.11	23d	1	1.45mi
1525 NW Shores Loop Bentonville, AR	1.0–2.0	1.0–2.5	1082	$2,675	$2.47	14d	13	1.46mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 3 events

1. 2026-05-12
   status Pending
2. 2026-05-08
   listed $359,000 Active
3. 1995-04-19
   soldstatus $20,000

ⓘ 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: $1,307 · $109/mo
• Projected year-2 tax: $2,298 · $191/mo
• Expected delta: +$990/yr (+$83/mo · 75.8%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,867
• − Mortgage interest: −$20,110
• − Property taxes: −$1,307
• − Insurance: −$1,795
• − Repairs & maintenance: −$3,269
• − Management: −$3,269
• − HOA: −$72
• − Depreciation: −$10,444
• Taxable income: $601
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $6,375/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: 67,689
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 38,690
• Household income: $110,514
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 932.0

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 0.55)
• Race & ethnicity: White 66% Two or more races 17% Hispanic / Latino 10% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 2% Other Indo-European 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: ▼ -66.76%
• Current HPI: 365.1641
• Rent YoY: ▲ 4.39%
• 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

+1695.0% since first listed

3 events — show timeline

• 2026-05-12 Pending — NWARMLS
• 2026-05-08 Listed $359,000 NWARMLS
• 1995-04-19 Sold (Public Records) $20,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $1,307 · -6.1% YoY. Source: county tax records.