37 Fenchurch Dr · Bella Vista, AR 72715

$259,900

2 bd · 2.0 ba · 1,565 sqft · SingleFamily public records · 11 Days on market

Built 1986 0.32 ac lot Est $322k · 19% under

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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 +15.0/15.0
• Cash flow +13.8/30.0
• Schools +5.2/10.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stop your search when you find this charming 2-bedroom, 2-bath home in a central location! Featuring a newer HVAC system, water heater, and roof for added peace of mind. The generously sized living area offers privacy and comfort—perfect for relaxing or entertaining. Enjoy a cook’s kitchen with beautiful cabinetry and great functionality. Schedule your showing today. Home is being sold As Is.

Key facts

• Water heater
• Beautiful cabinetry
• Cook's kitchen

Tags

• NEWER HVAC SYSTEM
• WATER HEATER
• NEW ROOF
• COOK'S KITCHEN
• BEAUTIFUL CABINETRY

Property features AI

Finance

• HOA & community: Bella Vista homeowners association (monthly fee); Community amenities: clubhouse, dock, fitness center, golf, park, pool, tennis courts, trails/paths, biking, shopping, near fire station

Exterior

• Parking: Attached garage with automatic door opener; 2 covered parking spaces
• Utilities: Public water; Septic available (septic tank); Electricity available; Propane available
• Home design: Single-story home; Cedar construction; Architectural shingle roof; Block foundation; 25+ years old
• Construction: Cedar exterior; Architectural shingle roof; Block foundation; Built over 25 years ago
• Exterior features: Concrete driveway; Covered deck; Enclosed patio; Screened patio; Close to clubhouse; Hardwood trees; Wooded lot; Corner lot; City lot; Public paved road frontage; Community pool

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Plumbed for ice maker; ENERGY STAR qualified appliances; Electric water heater
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Central heating; Heat pump; Central air; Attic fan; Electric cooling; ENERGY STAR qualified equipment
• Interior features: Ceiling fans; Cathedral ceilings; Eat-in kitchen; Living room fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $22 ($260/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 $204k (21.7% below list).
• Recommended offer: $204k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 838 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $110k; list at $260k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,524 (21.7% 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. 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?
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: 0.78% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $322,390
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Elizabeth	0.26mi	2/2.0	1,582 (+1%)	15mo	$326,000	$206	74
56 Elizabeth Dr	0.24mi	2/2.0	1,380 (-12%)	1mo	$290,000	$210	68
4 Hanworth Ln	0.48mi	2/2.0	1,588 (+2%)	10mo	$317,000	$200	66
7 Rogan Cir	0.41mi	2/2.0	1,477 (-6%)	12mo	$322,000	$218	61
54 Elizabeth Dr	0.24mi	3/2.0 (+1)	1,700 (+9%)	10mo	$205,000	$121	61
14 Adams Ln	0.57mi	2/2.0	1,588 (+2%)	12mo	$315,000	$198	61
8 Adams Ln	0.54mi	3/2.0 (+1)	1,676 (+7%)	8mo	$325,000	$194	52
6 Basildon Dr	0.75mi	3/2.0 (+1)	1,520 (-3%)	4mo	$324,900	$214	52
1 Brighstone Ln	0.37mi	3/2.0 (+1)	1,330 (-15%)	3mo	$285,000	$214	50
3 Burford Ln	0.68mi	3/2.0 (+1)	1,707 (+9%)	9mo	$350,000	$205	41
7 Cummings Ln	0.63mi	2/1.5	1,346 (-14%)	14mo	$305,000	$227	33
6 Whitwick Ln	0.71mi	3/2.5 (+1)	1,726 (+10%)	12mo	$352,500	$204	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-40,835
• Equity at exit: $38,752

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-34,183
• Equity at exit: $22,471

Cash invested: $72,772 (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 72715

• Home prices YoY: -6.6%
• Active inventory: 838
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$115 /mo · $1,380/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $22

Break-even live

Break-even rent $2,008

Max offer price $259,900

Occupancy floor 94%

Sensitivity live

Price	-10% $169	-5% $95	+0% $22	+5% $-52	+10% $-125
Rent	-10% $-139	-5% $-59	+0% $22	+5% $102	+10% $182
Rate	-1.0pp $153	-0.5pp $88	base $22	+0.5pp $-46	+1.0pp $-114

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Baywater Ln Unit 1221842P Bella Vista, AR	3.0	2.0	1915	$5,167	$2.70	23d	1	0.58mi
6 Connie Ln Bella Vista, AR	3.0	2.0	1440	$2,250	$1.56	25d	1	0.91mi
9 August Ln Unit 1363327P Bella Vista, AR	2.0	1.5	1173	$3,153	$2.69	16d	1	0.99mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,900	$1.11	23d	1	1.01mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,850	$1.08	16d	1	1.01mi
4 Kemble Cir Bella Vista, AR	3.0	2.0	1376	$1,850	$1.34	25d	1	1.07mi
20 Annette Ln Bella Vista, AR	3.0	2.0	1520	$1,650	$1.09	16d	1	1.24mi

Listing history 7 events

1. 2026-06-22
   days on market $259,900 Active 11 DOM
2. 2026-06-18
   days on market $259,900 Active 8 DOM
3. 2026-06-17
   days on market $259,900 Active 7 DOM
4. 2026-06-16
   days on market $259,900 Active 6 DOM
5. 2026-06-15
   days on market $259,900 Active 5 DOM
6. 2026-06-14
   remarks 395-char remark
7. 2026-06-14
   listed $259,900 Active 3 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: $1,380 · $115/mo
• Projected year-2 tax: $1,663 · $139/mo
• Expected delta: +$284/yr (+$24/mo · 20.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $24,423
• − Mortgage interest: −$14,558
• − Property taxes: −$1,380
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − Depreciation: −$7,561
• Taxable loss: −$4,283
• Est. tax savings @ 24.0%: +$1,028
• After-tax cash flow: $1,288/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): 17,288
• Household income: $82,447
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 107.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 12% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% 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: ▼ -21.53%
• Current HPI: 304.946
• 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

+205.8% since first listed

3 events — show timeline

• 2026-06-10 Listed $259,900 NWARMLS
• 2009-03-03 Sold (Public Records) $110,000 Public Records
• 1986-03-31 Sold (Public Records) $85,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,380 · +0.1% YoY. Source: county tax records.