6688 Hollywood Ave · Benton, AR 72019

$193,400

3 bd · 2.0 ba · 1,051 sqft · SingleFamily · 103 Days on market

Built 2026 Excellent condition 6,098 sqft lot $184/sqft · 8% below area Est $209k · 8% under $13/mo HOA · 1% of rent ↓ 2% 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).

• ARV discount +10.9/15.0
• Cash flow +9.8/30.0
• Condition / age +5.0/5.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-story home is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner's suite with a full bathroom and walk-in closet.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $193k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (19.9% below list).
• Recommended offer: $155k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.4% in Benton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#119 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Benton School District (suburban): math 51% / reading 43% proficiency, ranked #25 of 238 in AR (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benton Middle School (math 54% / reading 40%, grade D+, #46 of 201 statewide, top 24%, 1,367 students, 44% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 237 active listings in the ZIP; solid renter incomes; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $154,970 (19.9% 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 103 days. Have you received any prior offers? Is the seller open to a 20% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

• ARV (median comp): $209,089
• List price: $193,400
• Delta: -7.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4543 Olympic Dr	0.10mi	3/2.0	1,143 (+9%)	23mo	$196,125	$172	62

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 · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.32×
• Total profit: $-36,865
• Equity at exit: $28,837

10-year hold

• IRR: -8.9%
• Equity multiple: 0.41×
• Total profit: $-31,995
• Equity at exit: $16,722

Cash invested: $54,152 (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 72019

• Home prices YoY: -12.2%
• Rents YoY: 4.5%
• Active inventory: 237
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$1,014
• Tax est. 1.5%: −$242 /mo · $2,901/yr
• Insurance: −$81
• HOA: −$13
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-125

Break-even live

Break-even rent $1,708

Max offer price $175,272

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-58	+0% $-125	+5% $-192	+10% $-259
Rent	-10% $-248	-5% $-186	+0% $-125	+5% $-64	+10% $-3
Rate	-1.0pp $-28	-0.5pp $-76	base $-125	+0.5pp $-175	+1.0pp $-226

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: $48,350
• Closing costs: $5,802
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 22 events

1. 2026-06-22
   days on market $193,400 Active 103 DOM
2. 2026-06-18
   days on market $193,400 Active 100 DOM
3. 2026-06-17
   days on market $193,400 Active 99 DOM
4. 2026-06-16
   days on market $193,400 Active 98 DOM
5. 2026-06-15
   days on market $193,400 Active 97 DOM
6. 2026-06-14
   days on market $193,400 Active 95 DOM
7. 2026-06-13
   days on market $193,400 Active 94 DOM
8. 2026-06-10
   days on market $193,400 Active 92 DOM
9. 2026-06-09
   days on market $193,400 Active 91 DOM
10. 2026-06-08
    days on market $193,400 Active 90 DOM
11. 2026-06-07
    statusdays on market $193,400 Active 89 DOM
12. 2026-06-03
    days on market $193,400 Price Change 85 DOM
13. 2026-06-02
    days on market $193,400 Price Change 84 DOM
14. 2026-06-01
    days on market $193,400 Price Change 83 DOM
15. 2026-05-31
    days on market $193,400 Price Change 82 DOM
16. 2026-05-31
    pricestatusdays on market $193,400 Price Change 81 DOM
17. 2026-05-02
    price $193,400 353-char remark

    Show marketing remark (353 chars)

    This single-story home is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner's suite with a full bathroom and walk-in closet.

18. 2026-04-08
    price $192,400 449-char remark

    Show marketing remark (449 chars)

    This new single-story Keswick plan is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner’s suite with a full bathroom and walk-in closet. * * SEE SHOWING REMARKS & AGENT REMARKS FOR IMPORTANT INFORMATION * *

19. 2026-03-31
    price $192,400 353-char remark

    Show marketing remark (353 chars)

    This single-story home is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner's suite with a full bathroom and walk-in closet.

20. 2026-03-10
    listed $193,400 New Listing 449-char remark

    Show marketing remark (449 chars)

    This new single-story Keswick plan is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner’s suite with a full bathroom and walk-in closet. * * SEE SHOWING REMARKS & AGENT REMARKS FOR IMPORTANT INFORMATION * *

21. 2026-03-03
    price $193,400 353-char remark

    Show marketing remark (353 chars)

    This single-story home is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner's suite with a full bathroom and walk-in closet.

22. 2026-02-27
    listed $196,950 Active 353-char remark

    Show marketing remark (353 chars)

    This single-story home is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner's suite with a full bathroom and walk-in closet.

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $18,596
• − Mortgage interest: −$10,833
• − Property taxes: −$2,901
• − Insurance: −$967
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − HOA: −$156
• − Depreciation: −$5,626
• Taxable loss: −$4,863
• Est. tax savings @ 24.0%: +$1,167
• After-tax cash flow: $-336/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 · 7 photos

Excellent 100/100 None rehab

This new single-story Keswick plan is designed for modern lifestyles. The home is under construction and will be move-in ready upon completion.

Schools (NCES district)

• District: Benton School District
• NCES district ID: 0502960
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $51,870
• Composite: 40.52/100
• National rank: #3707
• State rank: #25 of 238 in AR

Livability — Benton

• Score: 66/100
• State rank: #119
• US rank: #11460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saline County · 77,216 people
• City population: 58,767
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 30,055
• Household income: $87,869
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 331.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 6% Vietnamese 1%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.95%
• Current HPI: 215.1912
• Rent YoY: ▲ 4.53%
• Metro: Little Rock-North Little Rock-Conway, 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

-1.8% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $193,400 Zillow
• 2026-04-08 Price Changed $192,400 CARMLS
• 2026-03-31 Price Changed $192,400 Zillow
• 2026-03-10 Listed $193,400 CARMLS
• 2026-03-03 Price Changed $193,400 Zillow
• 2026-02-27 Listed $196,950 Zillow