10 Dillow Ln · Bella Vista, AR 72714

$280,000

3 bd · 2.0 ba · 1,307 sqft · SingleFamily public records · 17 Days on market

Built 1988 0.30 ac lot Est $288k · at est.

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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 +18.3/30.0
• ARV discount +8.7/15.0
• DSCR +5.7/10.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come on over to beautiful Bella Vista! This darling home has 3 beds, 2 baths and new roof March 2020. This home has lots of storage and has a wonderful huge deck in the back to enjoy the woods and has tons of privacy for great BBQ'S. New wood laminate floors in the living room and also has a new water heater. Great neighborhood in a cul-de-sac and close to all of the wonderful trails Bella Vista has to offer. POA is $37 a month which includes access to the fitness center, clubhouse, pools, parks, golf courses, tennis courts, and all of the gorgeous lakes!

Key facts

• Roof
• Added storage
• New shower

Tags

• NEW BATHTUB
• NEW SHOWER
• HVAC SYSTEM
• WATER HEATER
• ROOF
• ADDED STORAGE

Property features AI

Finance

• HOA & community: Homeowners association (monthly fees); Community pool

Exterior

• Parking: Attached carport (1 covered space); Has carport
• Utilities: Electricity available; Sewer available; Public water available
• Home design: Single-story home; 25 years or older
• Construction: Brick construction; See remarks for additional construction details; Asphalt shingle roof; Block foundation; Crawlspace
• Exterior features: Concrete driveway; Deck; Storage structure; Back yard fencing; Sloped, wooded lot; Public road frontage; Community pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Eat-in kitchen
• Bedrooms: Main level bedrooms (two listed)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Ceiling fans; Eat-in kitchen; Programmable thermostat; Walk-in closet(s); Window treatments; Double-pane windows; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/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 $244k (12.8% below list).
• Recommended offer: $244k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 475 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); 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 $6k 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.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $244,155 (12.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $287,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Constance Cir	0.16mi	3/2.0	1,302 (-0%)	10mo	$310,000	$238	83
3 Lyneham Ln	0.52mi	3/2.0	1,278 (-2%)	16mo	$260,000	$203	58
15 Duxford Cir	0.31mi	2/2.0 (-1)	1,230 (-6%)	16mo	$245,000	$199	57
23 Harrington Dr	0.43mi	3/2.5	1,463 (+12%)	5mo	$295,470	$202	54
8 Dinton Cir	0.64mi	3/2.0	1,268 (-3%)	17mo	$279,000	$220	51
8 Sutherland Ln	0.50mi	2/2.0 (-1)	1,192 (-9%)	8mo	$280,000	$235	51
8 Rettendon Ln	0.70mi	3/2.0	1,448 (+11%)	0mo	$285,000	$197	49
127 Rillington Dr	0.71mi	3/2.0	1,455 (+11%)	6mo	$285,000	$196	43
12 Rettendon Ln	0.73mi	2/2.0 (-1)	1,115 (-15%)	4mo	$259,000	$232	34
3 Alex Ln	0.61mi	2/2.0 (-1)	1,131 (-14%)	14mo	$253,000	$224	33
74 Witherby Dr	0.74mi	3/2.0	1,176 (-10%)	21mo	$255,000	$217	32
3 Laceby Ln	0.70mi	2/2.0 (-1)	1,118 (-14%)	12mo	$290,000	$259	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 6.6%
• Equity multiple: 1.34×
• Total profit: $26,743
• Equity at exit: $101,236

10-year hold

• IRR: 10.4%
• Equity multiple: 2.31×
• Total profit: $103,023
• Equity at exit: $139,016

Cash invested: $78,400 (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: 475
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,442 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $256

Break-even live

Break-even rent $2,117

Max offer price $280,000

Occupancy floor 84%

Sensitivity live

Price	-10% $415	-5% $336	+0% $256	+5% $177	+10% $98
Rent	-10% $63	-5% $160	+0% $256	+5% $353	+10% $449
Rate	-1.0pp $397	-0.5pp $327	base $256	+0.5pp $184	+1.0pp $110

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Harrington Ln Unit 1241318P Bella Vista, AR	2.0	2.0	1044	$2,578	$2.47	14d	1	0.36mi
30 Lunsford Ln Unit 1241312P Bella Vista, AR	2.0	2.0	1119	$1,842	$1.65	15d	1	0.50mi
15 Mills Dr Bella Vista, AR	3.0	2.0	1844	$1,950	$1.06	15d	1	0.82mi
12 Sunderland Dr Bella Vista, AR	3.0	2.0	1650	$1,700	$1.03	24d	1	0.82mi
10 Granshire Dr Unit 1237423P Bella Vista, AR	3.0	2.0	1840	$3,703	$2.01	15d	1	0.96mi
4 Sibsey Cir Unit 1230868P Bella Vista, AR	3.0	2.0	1765	$3,469	$1.97	22d	1	1.09mi

Listing history 14 events

1. 2026-06-18
   price $280,000 Active 17 DOM
2. 2026-06-18
   days on market $300,000 Active 17 DOM
3. 2026-06-17
   days on market $300,000 Active 16 DOM
4. 2026-06-16
   days on market $300,000 Active 15 DOM
5. 2026-06-15
   days on market $300,000 Active 14 DOM
6. 2026-06-14
   days on market $300,000 Active 12 DOM
7. 2026-06-10
   days on market $300,000 Active 9 DOM
8. 2026-06-09
   days on market $300,000 Active 8 DOM
9. 2026-06-08
   days on market $300,000 Active 7 DOM
10. 2026-06-07
    days on market $300,000 Active 6 DOM
11. 2026-06-05
    days on market $300,000 Active 3 DOM
12. 2026-06-03
    days on market $300,000 Active 2 DOM
13. 2026-06-01
    remarks 569-char remark
14. 2026-06-01
    listed $300,000 Active 1 DOM

ⓘ 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: $1,051 · $88/mo
• Projected year-2 tax: $1,792 · $149/mo
• Expected delta: +$741/yr (+$62/mo · 70.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,299
• − Mortgage interest: −$15,684
• − Property taxes: −$1,051
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − Depreciation: −$8,145
• Taxable loss: −$1,670
• Est. tax savings @ 24.0%: +$401
• After-tax cash flow: $3,476/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

+347.8% since first listed

10 events — show timeline

• 2026-06-01 Listed $300,000 NWARMLS
• 2025-10-10 Price Changed $305,000 NWARMLS
• 2022-01-13 Sold (MLS) $200,000 NWARMLS
• 2021-11-29 Pending — NWARMLS
• 2021-11-22 Price Changed $199,000 NWARMLS
• 2021-11-05 Listed $205,000 NWARMLS
• 2020-04-01 Sold (Public Records) $133,500 Public Records
• 2020-03-27 Sold (MLS) $133,500 NWARMLS
• 2020-01-31 Listed $140,000 NWARMLS
• 1995-03-06 Sold (Public Records) $67,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,051 · -1.5% YoY. Source: county tax records.