3 Granshire Ln · Bella Vista, AR 72714

$314,950

3 bd · 2.0 ba · 1,487 sqft · Land · 120 Days on market

Built 2026 0.35 ac lot

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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 +10.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome To Your Next Home At 3 Granshire Lane Where The Good Life Begins! This Sharp New Build In Bella Vista Puts You Smack In The Middle Of The Action With World-Class Mountain Bike Trails Wrapped Around You In Every Direction. Inside You Get A Bright Open Living Area With A Fireplace That Actually Makes The Room, Plus A Kitchen Built For Real Life Featuring Custom Cabinets, Bold Countertops, And An Island Big Enough To Feed The Whole Crew After A Long Day On The Trails. The Layout Just Makes Sense With A Primary Suite Upstairs Designed For Actual Rest Plus Extra Bedrooms And Baths That Keep Everyone From Getting In Each Other's Way. Top-Rated Bentonville Schools Are Part Of The Package T

Key facts

• Custom cabinets
• Bold countertops
• Primary suite

Tags

• BRIGHT OPEN LIVING AREA
• FIREPLACE
• CUSTOM CABINETS
• BOLD COUNTERTOPS
• ISLAND
• PRIMARY SUITE

Property features AI

Finance

• HOA & community: Monthly association fee; Community trails/paths and biking

Exterior

• Parking: Attached garage with garage door opener (1 covered space)
• Security: Smoke detector(s)
• Utilities: Electricity available; Public water; Septic (septic tank) available
• Home design: 2 stories; New construction
• Construction: Masonite, rock, and vinyl siding exterior; Architectural shingle roof; Block and slab foundation; Built as new construction
• Exterior features: Covered patio/porch; Deck; Porch; Concrete driveway; City lot in a subdivision; Public paved road frontage; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Microwave hood fan; Garbage disposal; Plumbed for ice maker; Electric water heater
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Ceiling fans; Eat-in kitchen; Granite counters; Pantry; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $315k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (19.0% below list).
• Recommended offer: $255k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.6% in Bella Vista — 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 67/100 on livability (#111 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: amenities F, commute F, health & safety 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: 484 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $4k appreciation (1.4% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $315k implies a 4672% gain — meaningful room to come down on a strong offer.

Recommended offer $254,983 (19.0% 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 120 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.81% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,572
• Equity at exit: $113,873

10-year hold

• IRR: 4.9%
• Equity multiple: 1.62×
• Total profit: $54,842
• Equity at exit: $156,368

Cash invested: $88,186 (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 72714

• Home prices YoY: 0.5%
• Active inventory: 484
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,550 high
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,724/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-162

Break-even live

Break-even rent $2,755

Max offer price $291,482

Occupancy floor —

Sensitivity live

Price	-10% $55	-5% $-53	+0% $-162	+5% $-271	+10% $-380
Rent	-10% $-364	-5% $-263	+0% $-162	+5% $-61	+10% $39
Rate	-1.0pp $-4	-0.5pp $-82	base $-162	+0.5pp $-244	+1.0pp $-327

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: $78,738
• Closing costs: $9,448
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Skipton Dr Bella Vista, AR	4.0	2.0	1607	$2,600	$1.62	16d	1	0.43mi
1 Sandy Ln Bella Vista, AR	3.0	2.0	1640	$1,950	$1.19	16d	1	0.92mi
14 Harrington Ln Unit 1241318P Bella Vista, AR	2.0	2.0	1044	$2,578	$2.47	16d	1	0.98mi
10 Granshire Dr Unit 1237423P Bella Vista, AR	3.0	2.0	1840	$3,703	$2.01	16d	1	0.99mi
30 Lunsford Ln Unit 1241312P Bella Vista, AR	2.0	2.0	1119	$1,842	$1.65	16d	1	1.33mi

Listing history 19 events

1. 2026-06-22
   days on market $314,950 Active 120 DOM
2. 2026-06-18
   days on market $314,950 Active 117 DOM
3. 2026-06-17
   days on market $314,950 Active 116 DOM
4. 2026-06-15
   days on market $314,950 Active 114 DOM
5. 2026-06-14
   days on market $314,950 Active 112 DOM
6. 2026-06-10
   days on market $314,950 Active 109 DOM
7. 2026-06-09
   days on market $314,950 Active 108 DOM
8. 2026-06-08
   days on market $314,950 Active 107 DOM
9. 2026-06-07
   pricedays on market $314,950 Active 106 DOM
10. 2026-06-05
    days on market $324,950 Active 103 DOM
11. 2026-06-03
    days on market $324,950 Active 102 DOM
12. 2026-06-02
    days on market $324,950 Active 101 DOM
13. 2026-06-01
    days on market $324,950 Active 100 DOM
14. 2026-05-31
    days on market $324,950 Active 99 DOM
15. 2026-05-31
    days on market $324,950 Active 98 DOM
16. 2026-03-28
    price $324,950
17. 2026-02-21
    listed $337,950 Active
18. 2021-11-02
    soldstatus $6,600
19. 2006-07-05
    soldstatus $6,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $30,598
• − Mortgage interest: −$17,642
• − Property taxes: −$4,724
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − Depreciation: −$9,162
• Taxable loss: −$7,401
• Est. tax savings @ 24.0%: +$1,776
• After-tax cash flow: $-170/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 — Bella Vista

• Score: 67/100
• State rank: #111
• US rank: #11129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bella Vista, AR
• County: Benton County · 259,241 people
• City population: 31,638
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 14,350
• Household income: $103,125
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 61.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 1.38%
• Current HPI: 307.5796
• Rent YoY: —
• 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

+5315.8% since first listed

4 events — show timeline

• 2026-03-28 Price Changed $324,950 NWARMLS
• 2026-02-21 Listed $337,950 NWARMLS
• 2021-11-02 Sold (Public Records) $6,600 Public Records
• 2006-07-05 Sold (Public Records) $6,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $60 · +9.8% YoY. Source: county tax records.