112 Granshire Dr · Bella Vista, AR 72714

$250,000

3 bd · 2.0 ba · 1,841 sqft · SingleFamily public records · 4 Days on market

Built 2007 0.34 ac lot Est $399k · 37% under $40/mo HOA · 2% of rent

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Why this score? — see what drove the B- 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• Appreciation +5.7/10.0
• 1% rule +5.2/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled amongst 7 lakes and 7 golf courses. This home offers new roof and flat lot with landscaping! Close to trails for Mtn. Biking and walking. Short drive to Metfield Golf Club and the start of the famous Razorback Greenway. Glide up the Bella Vista bike lift to ride the new Mountain Bike Park. Ease your cares in Mildred B. Cooper Memorial Chapel, regularly voted the most beautiful place in Arkansas. Shop locally or near by Walmart Super Center at the state border. Easy drive to Crystal Bridges, Bentonville Square and Walmart's Campus.

Key facts

• Razorback greenway
• Landscaping
• Flat lot

Tags

• NEW ROOF
• FLAT LOT
• LANDSCAPING
• RAZORBACK GREENWAY
• BELLA VISTA BIKE LIFT
• MOUNTAIN BIKE PARK

Property features AI

Finance

• HOA & community: Bella Vista community association; Association fee approximately $40 monthly (includes trash); Community amenities: biking, clubhouse, dock, fitness center, golf, playground, park, tennis courts, pool, trails/paths

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water available; Septic tank/septic available; Electricity available
• Home design: Single-story home; Brick and vinyl siding; Shingle roof (asphalt, architectural); Slab foundation; Residential zoning; Located on a level, landscaped city lot in a subdivision near a golf course; Public paved road frontage
• Construction: Built with brick and vinyl siding; Asphalt architectural shingle roof; Slab foundation
• Exterior features: Concrete driveway; Deck; Privacy wood fencing in backyard; Community pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Eat-in kitchen (main level)
• Bedrooms: Bedrooms located on the main level (two bedrooms listed)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Heat pump; Electric heating; Electric cooling
• Interior features: Ceiling fans; Split bedroom floorplan; Walk-in closet(s); Window treatments; Double-pane vinyl windows; Drapes; Accessible doors
• 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 $250k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.2% 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; 7 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 $5k of equity ($2k loan paydown + $3k 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 $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $250,000

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: 1.02% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $399,497
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Granshire Ln	0.07mi	3/2.0	1,905 (+4%)	0mo	$405,000	$213	91
12 Letchworth Ln	0.38mi	3/2.0	1,768 (-4%)	1mo	$385,000	$218	75
43 Cawood Dr	0.50mi	3/2.0	1,858 (+1%)	3mo	$497,900	$268	73
53 Berkshire Dr	0.62mi	3/2.0	1,837 (-0%)	5mo	$450,000	$245	67
10 Duddington Ln	0.23mi	3/2.0	1,614 (-12%)	4mo	$298,000	$185	66
2 Haworth Cir	0.45mi	3/2.0	2,050 (+11%)	1mo	$445,000	$217	59
42 Cawood Dr	0.51mi	3/2.0	1,612 (-12%)	3mo	$339,950	$211	53
22 Hessle Cir	0.68mi	4/3.0 (+1)	1,900 (+3%)	4mo	$484,500	$255	51
3 Embleton Cir	0.74mi	3/2.0	1,695 (-8%)	5mo	$348,900	$206	48
11 Ashdown Dr	0.63mi	3/2.0	1,610 (-12%)	3mo	$339,850	$211	48
35 Harborough Dr	0.45mi	2/2.0 (-1)	1,600 (-13%)	6mo	$330,000	$206	47
7 Carole Rae Ln	0.53mi	4/2.0 (+1)	2,095 (+14%)	5mo	$523,750	$250	43

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: 9.7%
• Equity multiple: 1.50×
• Total profit: $35,157
• Equity at exit: $90,390

10-year hold

• IRR: 13.2%
• Equity multiple: 2.67×
• Total profit: $116,550
• Equity at exit: $124,121

Cash invested: $70,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,554 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$158 /mo · $1,894/yr
• Insurance: −$104
• HOA: −$40
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $405

Break-even live

Break-even rent $2,042

Max offer price $250,000

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	14d	1	0.51mi
10 Granshire Dr Unit 1237423P Bella Vista, AR	3.0	2.0	1840	$3,703	$2.01	14d	1	0.91mi
1 Sandy Ln Bella Vista, AR	3.0	2.0	1640	$1,950	$1.19	14d	1	0.98mi
24 Pickering Dr Unit 1297038P Bella Vista, AR	3.0	2.0	2497	$2,040	$0.82	14d	1	1.01mi
16 Stretford Dr Bella Vista, AR	4.0	3.0	2182	$3,500	$1.60	14d	1	1.29mi
7 Ulverston Dr Bella Vista, AR	3.0	2.0	2000	$1,900	$0.95	14d	1	1.42mi
12 Sunderland Dr Bella Vista, AR	3.0	2.0	1650	$1,700	$1.03	23d	1	1.47mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: landscaping

Listing history 5 events

1. 2026-06-09
   status $250,000 Pending 4 DOM
2. 2026-06-08
   days on market $250,000 Active 4 DOM
3. 2026-06-07
   days on market $250,000 Active 3 DOM
4. 2026-06-05
   remarks 544-char remark
5. 2026-06-05
   listed $250,000 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: $1,894 · $158/mo
• Projected year-2 tax: $1,894 · $158/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 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: $30,649
• − Mortgage interest: −$14,004
• − Property taxes: −$1,894
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,452
• − Management: −$2,452
• − HOA: −$480
• − Depreciation: −$7,273
• Taxable income: $844
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $4,653/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

1 event — show timeline

• 2026-06-03 Listed $250,000 NWARMLS

Property tax history

+2.6%/yr

Latest (2025): $1,894 · +1.5% YoY. Source: county tax records.