1213 Chancery Ln · Cave Springs, AR 72718

$510,000

5 bd · 2.5 ba · 1,917 sqft · SingleFamily public records · 28 Days on market

Built 2012 0.36 ac lot Est $466k · 9% over $33/mo HOA · 1% 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 +12.8/30.0
• Appreciation +10.0/10.0
• Schools +5.2/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• ARV discount +3.2/15.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Walk across the street to the Neighborhood Pool! This beautiful 5-bedroom, 2.5-bath Craftsman-style home with front porch is in the highly desirable Hyde Park neighborhood. This house sits on a large lot with a big backyard. The home offers a functional layout with two bedrooms on the main level and three upstairs, perfect for flexible living. Ideally located across from the community pool and playground, with neighborhood walking trail just steps away. Enjoy being minutes from Mt. Hebron Park and Pinnacle Hills, where you’ll find upscale shopping, dining, Top Golf, and the Walmart AMP. Bentonville Schools.

Key facts

• Wood flooring
• Craftsman style home
• Versatile room

Tags

• CRAFTSMAN STYLE HOME
• SPACIOUS LOT
• NEIGHBORHOOD POOL
• VERSATILE ROOM
• FRENCH DOORS
• WOOD FLOORING

Property features AI

Finance

• HOA & community: Homeowners association (Hyde Park POA); Association fee: $400 annually; Community features: playground, park, pool, sidewalks, nearby shopping and schools

Exterior

• Parking: Attached garage with garage door opener; Two covered parking spaces
• Security: Security system; Fire alarm; Smoke detectors
• Utilities: Electricity available; Natural gas available; Public water; Septic available (septic tank); Phone available; Recycling collection
• Home design: Two-story home; Slab foundation; Asphalt shingle roof; Masonite exterior; Public road frontage on a paved road
• Construction: Built with Masonite siding; Asphalt shingle roof; Slab foundation
• Exterior features: Concrete driveway; Covered patio/porch; Privacy wood fencing; Landscaped, level yard in a subdivision; Community pool

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Disposal; Microwave; Microwave hood fan; Granite counters; Pantry; Eat-in kitchen
• Bedrooms: Four bedrooms on the second level; Additional main-level room (13 x 11) that can serve as an office or flex space; Main-level room (13 x 16) — potential den or formal dining
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Equipment: Satellite dish
• Fireplace: One fireplace with gas log
• Heating & cooling: Central heating; Central air
• Interior features: Built-in features; Ceiling fan(s); Eat-in kitchen; Granite counters; Pantry; Split bedrooms; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Utility room (9 x 6); Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $510k.

Deal economics

• At list price, monthly cash flow is $-46 ($-546/yr) — negative.
• To cash-flow at today's rent, offer at most $502k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $404k (20.8% below list).
• Recommended offer: $404k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.4% in Cave Springs — 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 71/100 on livability (#41 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, schools D, 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: 111 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $55k of equity ($4k loan paydown + $51k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $143k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$88k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($502k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $403,791 (20.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.79% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $465,831
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5703 S 66th St	0.25mi	4/2.5 (-1)	2,056 (+7%)	5mo	$422,000	$205	67
1425 Elijahs Dr	0.35mi	4/2.0 (-1)	2,048 (+7%)	3mo	$540,000	$264	62
6616 Inverness Dr	0.33mi	4/2.0 (-1)	2,042 (+6%)	7mo	$538,000	$263	61
6528 W Tumbler Rdg	0.32mi	4/3.0 (-1)	1,930 (+1%)	24mo	$438,999	$227	57
5911 S 66th St	0.15mi	4/2.0 (-1)	2,164 (+13%)	11mo	$485,000	$224	56
626 Millwood	0.49mi	4/2.5 (-1)	2,097 (+9%)	2mo	$564,000	$269	55
6202 S 62nd St	0.59mi	4/2.0 (-1)	2,050 (+7%)	2mo	$499,000	$243	53
1422 Allens Mill Way	0.35mi	4/2.5 (-1)	2,101 (+10%)	13mo	$560,100	$267	52
6525 W Hearth Bay	0.37mi	4/3.0 (-1)	2,100 (+10%)	11mo	$504,000	$240	51
1416 Allens Mill Way	0.32mi	4/3.0 (-1)	2,134 (+11%)	13mo	$574,900	$269	49
5406 S Fireplace Dr	0.69mi	4/2.0 (-1)	2,043 (+7%)	24mo	$430,000	$210	30
6434 Bridge Bay Ln	0.70mi	4/2.5 (-1)	2,190 (+14%)	22mo	$441,500	$202	20

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.92×
• Total profit: $274,743
• Equity at exit: $459,448

10-year hold

• IRR: 21.3%
• Equity multiple: 6.68×
• Total profit: $811,120
• Equity at exit: $990,818

Cash invested: $142,800 (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 72718

• Home prices YoY: 14.1%
• Active inventory: 111
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $4,038 high
• Mortgage (P&I): −$2,674
• Tax from tax record: −$315 /mo · $3,786/yr
• Insurance: −$212
• HOA: −$33
• Vacancy / Maint / Mgmt: −$848
• Net cashflow: $-46

Break-even live

Break-even rent $4,096

Max offer price $501,956

Occupancy floor 96%

Sensitivity live

Price	-10% $243	-5% $99	+0% $-46	+5% $-190	+10% $-334
Rent	-10% $-365	-5% $-205	+0% $-46	+5% $114	+10% $273
Rate	-1.0pp $211	-0.5pp $84	base $-46	+0.5pp $-178	+1.0pp $-312

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: $127,500
• Closing costs: $15,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6502 W Hearth Falls Dr Unit 1221804P Rogers, AR	4.0	2.5	2443	$6,688	$2.74	14d	1	0.57mi
6508 W Stone Lake Dr Unit 1221824P Rogers, AR	4.0	2.5	2271	$7,860	$3.46	14d	1	0.60mi
5313 S Stone Bay Ct Rogers, AR	4.0	3.0	2110	$3,300	$1.56	14d	1	0.79mi
6613 W Valley View Rd Rogers, AR	4.0	2.5	2475	$3,000	$1.21	24d	1	0.90mi
6683 W Valley View Rd Rogers, AR	4.0	2.5	2477	$3,500	$1.41	24d	1	0.92mi
6505 S 50th St Rogers, AR	4.0	2.0	1630	$1,850	$1.13	14d	1	1.30mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   days on market $510,000 Active 28 DOM
2. 2026-06-17
   days on market $510,000 Active 27 DOM
3. 2026-06-16
   days on market $510,000 Active 26 DOM
4. 2026-06-15
   days on market $510,000 Active 25 DOM
5. 2026-06-14
   pricedays on market $510,000 Active 23 DOM
6. 2026-06-10
   days on market $520,000 Active 20 DOM
7. 2026-06-09
   days on market $520,000 Active 19 DOM
8. 2026-06-08
   days on market $520,000 Active 18 DOM
9. 2026-06-07
   days on market $520,000 Active 17 DOM
10. 2026-06-05
    days on market $520,000 Active 14 DOM
11. 2026-06-03
    days on market $520,000 Active 13 DOM
12. 2026-06-02
    days on market $520,000 Active 12 DOM
13. 2026-06-01
    days on market $520,000 Active 11 DOM
14. 2026-05-31
    days on market $520,000 Active 10 DOM
15. 2026-05-31
    days on market $520,000 Active 9 DOM
16. 2026-05-21
    listed $520,000 Active
17. 2025-11-18
    soldstatus $505,000
18. 2025-11-17
    soldstatus $505,000 Closed 621-char remark

    Show marketing remark (621 chars)

    Walk across the street to the Neighborhood Pool! This beautiful 5-bedroom, 2.5-bath Craftsman-style home with front porch is in the highly desirable Hyde Park neighborhood. This house sits on a large lot with a big backyard. The home offers a functional layout with two bedrooms on the main level and three upstairs, perfect for flexible living. Ideally located across from the community pool and playground, with neighborhood walking trail just steps away. Enjoy being minutes from Mt. Hebron Park and Pinnacle Hills, where you’ll find upscale shopping, dining, Top Golf, and the Walmart AMP. Bentonville Schools.

19. 2025-10-06
    status Pending 621-char remark

    Show marketing remark (621 chars)

    Walk across the street to the Neighborhood Pool! This beautiful 5-bedroom, 2.5-bath Craftsman-style home with front porch is in the highly desirable Hyde Park neighborhood. This house sits on a large lot with a big backyard. The home offers a functional layout with two bedrooms on the main level and three upstairs, perfect for flexible living. Ideally located across from the community pool and playground, with neighborhood walking trail just steps away. Enjoy being minutes from Mt. Hebron Park and Pinnacle Hills, where you’ll find upscale shopping, dining, Top Golf, and the Walmart AMP. Bentonville Schools.

20. 2025-10-03
    listed $499,900 Active 621-char remark

    Show marketing remark (621 chars)

    Walk across the street to the Neighborhood Pool! This beautiful 5-bedroom, 2.5-bath Craftsman-style home with front porch is in the highly desirable Hyde Park neighborhood. This house sits on a large lot with a big backyard. The home offers a functional layout with two bedrooms on the main level and three upstairs, perfect for flexible living. Ideally located across from the community pool and playground, with neighborhood walking trail just steps away. Enjoy being minutes from Mt. Hebron Park and Pinnacle Hills, where you’ll find upscale shopping, dining, Top Golf, and the Walmart AMP. Bentonville Schools.

21. 2012-05-16
    soldstatus $210,000 83-char remark

    Show marketing remark (83 chars)

    Smallest 2 Story Home Built in Hyde Park . All Amenities . OVERSIZEd Lot 4/10 Acrea

22. 2012-04-20
    listed $210,000 83-char remark

    Show marketing remark (83 chars)

    Smallest 2 Story Home Built in Hyde Park . All Amenities . OVERSIZEd Lot 4/10 Acrea

ⓘ 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: $3,786 · $315/mo
• Projected year-2 tax: $3,786 · $315/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,455
• − Mortgage interest: −$28,568
• − Property taxes: −$3,786
• − Insurance: −$2,550
• − Repairs & maintenance: −$3,876
• − Management: −$3,876
• − HOA: −$396
• − Depreciation: −$14,836
• Taxable loss: −$9,434
• Est. tax savings @ 24.0%: +$2,264
• After-tax cash flow: $1,718/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 — Cave Springs

• Score: 71/100
• State rank: #41
• US rank: #6981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cave Springs, AR
• City population: 5,528
• Population (ZIP): 5,528

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 (69%)
• Race & ethnicity: White 69% Two or more races 25% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 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: ▲ 41.26%
• Current HPI: 334.6594
• Rent YoY: —
• Metro: —
• 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

+147.6% since first listed

7 events — show timeline

• 2026-05-21 Listed $520,000 NWARMLS
• 2025-11-18 Sold (Public Records) $505,000 Public Records
• 2025-11-17 Sold (MLS) $505,000 NWARMLS
• 2025-10-06 Pending — NWARMLS
• 2025-10-03 Listed $499,900 NWARMLS
• 2012-05-16 Sold (MLS) $210,000 NWARMLS
• 2012-04-20 Listed $210,000 NWARMLS

Property tax history

+0.2%/yr

Latest (2025): $3,786 · +2.3% YoY. Source: county tax records.