4307 Pawhuska St · Bentonville, AR 72713

$359,900

3 bd · 2.0 ba · 2,003 sqft · SingleFamily public records · 93 Days on market

Built 2023 6,098 sqft lot Est $391k · 8% 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 +11.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.7/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Up to $5k builder credit and up to another $5k lender credit and low to no down payment loan options with approved lenders. Fence, gutters and blinds included! The Kaley Plan is a one-of-a-kind in this neighborhood, being a larger single level home. It offers a GREAT kitchen design with its counter height island seating, high-end 3cm LEATHERED granite countertops, and massive pantry. It's also great for indoor/outdoor entertaining with a patio just off the kitchen and dining area, which is open to the large living area! The primary suite is great with a tray ceiling and ensuite bath with dual sink vanity, and large custom tiled shower! Huge Closet! The hall from the garage has a great cubby locker and the dedicated laundry room has a cabinet with counter space! This plan also has a GREAT front porch! Lender allowances and loan programs subject to​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ qualification.

Key facts

• 6,098 sq ft lot
• Garage
• Built 2023

Property features AI

Finance

• HOA & community: Monthly association fee; Sidewalks in the community

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Brick and wood siding exterior; Shingle architectural roof; Slab foundation
• Construction: Brick and wood siding construction; Architectural shingle roof; Slab foundation
• Exterior features: Concrete driveway; Covered porch; Back yard with wood privacy fence; Landscaped, level lot in a subdivision; Public paved road frontage

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Microwave hood fan; Plumbed for ice maker; Granite counters; Pantry; Eat-in kitchen
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Granite counters; Pantry; Split bedrooms; Walk-in closet(s); Window treatments; Double-pane vinyl windows with blinds
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-732 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (35.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (43.2% below list).
• Recommended offer: $204k (43.2% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 2.6% in Bentonville — 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 83/100 on livability (#2 in AR, #864 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities 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: Rents flat; 690 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $204,335 (43.2% 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 93 days. Have you received any prior offers? Is the seller open to a 43% 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: 0.57% ✗
• Cap rate: 3.85%
• Cash-on-cash: -8.71%
• DSCR: 0.61
• GRM: 14.7

CMA / ARV

• ARV (on-the-fly): $390,585
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6002 SW Teppee Ave	0.10mi	4/2.5 (+1)	1,940 (-3%)	0mo	$394,000	$203	83
4407 SW Bison St	0.25mi	4/2.5 (+1)	2,008 (+0%)	2mo	$371,000	$185	80
6002 SW Bear Creek Ave	0.23mi	4/2.5 (+1)	2,042 (+2%)	1mo	$399,900	$196	78
4700 SW Tribe St	0.25mi	4/3.0 (+1)	1,955 (-2%)	1mo	$392,500	$201	75
6001 SW Bear Creek Ave	0.26mi	4/3.0 (+1)	1,955 (-2%)	0mo	$389,500	$199	75
5900 SW Chiefs Ave	0.31mi	4/3.0 (+1)	1,955 (-2%)	1mo	$392,500	$201	72
5906 SW Bear Creek Ave	0.25mi	4/2.0 (+1)	1,870 (-7%)	1mo	$364,900	$195	71
5904 SW Chiefs Ave	0.29mi	4/2.0 (+1)	1,870 (-7%)	0mo	$364,900	$195	70
5903 SW Coywolf St	0.42mi	4/2.5 (+1)	2,042 (+2%)	1mo	$389,900	$191	70
5909 SW Chiefs Ave	0.31mi	4/2.0 (+1)	1,870 (-7%)	1mo	$364,900	$195	68
4807 SW Wakanda St	0.37mi	4/2.0 (+1)	1,870 (-7%)	1mo	$364,900	$195	65
4411 SW Bison St	0.27mi	4/2.5 (+1)	1,789 (-11%)	1mo	$343,000	$192	62

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

Projected returns pro-forma

10.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 2.43×
• Total profit: $144,116
• Equity at exit: $324,226

10-year hold

• IRR: 16.1%
• Equity multiple: 5.48×
• Total profit: $451,420
• Equity at exit: $699,207

Cash invested: $100,772 (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 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 690
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$1,887
• Tax from tax record: −$309 /mo · $3,705/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-732

Break-even live

Break-even rent $2,970

Max offer price $230,624

Occupancy floor —

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4301 SW Pawhuska St Bentonville, AR	3.0	2.0	1782	$1,980	$1.11	23d	1	0.04mi
5809 SW Macasin Ave Bentonville, AR	4.0	2.0	1745	$2,100	$1.20	23d	1	0.14mi
5805 SW Teppee Ave Bentonville, AR	4.0	2.5	1854	$2,145	$1.16	23d	1	0.15mi
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	14d	1	0.35mi
3401 SW Endearment St Bentonville, AR	4.0	2.5	2065	$2,000	$0.97	23d	1	0.65mi
6812 Memphis Bentonville, AR	3.0	2.5	1599	$1,550	$0.97	23d	1	0.67mi
6604 SW Dignity Ave Bentonville, AR	3.0	3.0	1430	$1,550	$1.08	14d	1	0.68mi
221 Williams Ct Bentonville, AR	3.0	2.0	1410	$1,725	$1.22	23d	1	0.73mi
621-623 Cosmos St Centerton, AR	3.0	2.0	1475	$1,795	$1.22	14d	1	0.75mi
6800 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	14d	1	0.76mi
6802 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	23d	1	0.77mi
231 Palm St Bentonville, AR	3.0	2.0	1828	$2,050	$1.12	23d	1	0.90mi
3406 SW Lucretia Rd Bentonville, AR	4.0	3.0	2393	$2,800	$1.17	23d	1	1.11mi
1041 Whistler St Bentonville, AR	4.0	4.0	2900	$2,900	$1.00	14d	1	1.16mi
3313 SW Lucretia Rd Bentonville, AR	4.0	2.5	2700	$2,300	$0.85	14d	1	1.18mi
3600 SW Willowbrook Rd Bentonville, AR	4.0	3.0	2612	$2,600	$1.00	23d	1	1.27mi
3800 SW Mistletoe Ave Unit 1221819P Bentonville, AR	3.0	2.0	1593	$5,861	$3.68	14d	1	1.45mi

Listing history 22 events

1. 2026-06-07
   statusdays on market $359,900 Pending 93 DOM
2. 2026-06-05
   days on market $359,900 Active 91 DOM
3. 2026-06-03
   days on market $359,900 Active 90 DOM
4. 2026-06-02
   days on market $359,900 Active 89 DOM
5. 2026-06-01
   days on market $359,900 Active 88 DOM
6. 2026-05-31
   days on market $359,900 Active 87 DOM
7. 2026-05-31
   days on market $359,900 Active 86 DOM
8. 2026-04-30
   price $369,900
9. 2026-03-25
   price $374,900
10. 2026-03-05
    listed $380,000 Active
11. 2025-08-26
    price $370,000
12. 2025-08-14
    price $375,000
13. 2025-07-29
    price $379,000
14. 2025-07-13
    price $382,000
15. 2025-06-18
    price $388,000
16. 2025-06-05
    price $393,000
17. 2025-05-21
    price $399,000
18. 2025-04-17
    price $405,000
19. 2023-06-21
    soldstatus $353,739 Closed 966-char remark

    Show marketing remark (966 chars)

    Up to $5k builder credit and up to another $5k lender credit and low to no down payment loan options with approved lenders. Fence, gutters and blinds included! The Kaley Plan is a one-of-a-kind in this neighborhood, being a larger single level home. It offers a GREAT kitchen design with its counter height island seating, high-end 3cm LEATHERED granite countertops, and massive pantry. It's also great for indoor/outdoor entertaining with a patio just off the kitchen and dining area, which is open to the large living area! The primary suite is great with a tray ceiling and ensuite bath with dual sink vanity, and large custom tiled shower! Huge Closet! The hall from the garage has a great cubby locker and the dedicated laundry room has a cabinet with counter space! This plan also has a GREAT front porch! Lender allowances and loan programs subject to​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ qualification.

20. 2023-06-21
    soldstatus $353,739

    Show marketing remark (966 chars)

    Up to $5k builder credit and up to another $5k lender credit and low to no down payment loan options with approved lenders. Fence, gutters and blinds included! The Kaley Plan is a one-of-a-kind in this neighborhood, being a larger single level home. It offers a GREAT kitchen design with its counter height island seating, high-end 3cm LEATHERED granite countertops, and massive pantry. It's also great for indoor/outdoor entertaining with a patio just off the kitchen and dining area, which is open to the large living area! The primary suite is great with a tray ceiling and ensuite bath with dual sink vanity, and large custom tiled shower! Huge Closet! The hall from the garage has a great cubby locker and the dedicated laundry room has a cabinet with counter space! This plan also has a GREAT front porch! Lender allowances and loan programs subject to​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ qualification.

21. 2023-05-21
    status Pending 966-char remark

    Show marketing remark (966 chars)

    Up to $5k builder credit and up to another $5k lender credit and low to no down payment loan options with approved lenders. Fence, gutters and blinds included! The Kaley Plan is a one-of-a-kind in this neighborhood, being a larger single level home. It offers a GREAT kitchen design with its counter height island seating, high-end 3cm LEATHERED granite countertops, and massive pantry. It's also great for indoor/outdoor entertaining with a patio just off the kitchen and dining area, which is open to the large living area! The primary suite is great with a tray ceiling and ensuite bath with dual sink vanity, and large custom tiled shower! Huge Closet! The hall from the garage has a great cubby locker and the dedicated laundry room has a cabinet with counter space! This plan also has a GREAT front porch! Lender allowances and loan programs subject to​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ qualification.

22. 2023-03-31
    listed $353,739 Active 966-char remark

    Show marketing remark (966 chars)

    Up to $5k builder credit and up to another $5k lender credit and low to no down payment loan options with approved lenders. Fence, gutters and blinds included! The Kaley Plan is a one-of-a-kind in this neighborhood, being a larger single level home. It offers a GREAT kitchen design with its counter height island seating, high-end 3cm LEATHERED granite countertops, and massive pantry. It's also great for indoor/outdoor entertaining with a patio just off the kitchen and dining area, which is open to the large living area! The primary suite is great with a tray ceiling and ensuite bath with dual sink vanity, and large custom tiled shower! Huge Closet! The hall from the garage has a great cubby locker and the dedicated laundry room has a cabinet with counter space! This plan also has a GREAT front porch! Lender allowances and loan programs subject to​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ qualification.

ⓘ 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: $3,705 · $309/mo
• Projected year-2 tax: $3,705 · $309/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,520
• − Mortgage interest: −$20,160
• − Property taxes: −$3,705
• − Insurance: −$1,800
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − Depreciation: −$10,470
• Taxable loss: −$15,537
• Est. tax savings @ 24.0%: +$3,729
• After-tax cash flow: $-5,053/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 — Bentonville

• Score: 83/100
• State rank: #2
• US rank: #864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bentonville, AR
• County: Benton County · 259,241 people
• City population: 67,689
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 28,999
• Household income: $119,853
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 508.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 54% Asian 20% Two or more races 16% Hispanic / Latino 11% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 8% Spanish 6% Other Indo-European 5%

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: ▲ 10.77%
• Current HPI: 319.3081
• Rent YoY: ▲ 0.39%
• 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

+4.6% since first listed

15 events — show timeline

• 2026-04-30 Price Changed $369,900 NWARMLS
• 2026-03-25 Price Changed $374,900 NWARMLS
• 2026-03-05 Listed $380,000 NWARMLS
• 2025-08-26 Price Changed $370,000 NWARMLS
• 2025-08-14 Price Changed $375,000 NWARMLS
• 2025-07-29 Price Changed $379,000 NWARMLS
• 2025-07-13 Price Changed $382,000 NWARMLS
• 2025-06-18 Price Changed $388,000 NWARMLS
• 2025-06-05 Price Changed $393,000 NWARMLS
• 2025-05-21 Price Changed $399,000 NWARMLS
• 2025-04-17 Price Changed $405,000 NWARMLS
• 2023-06-21 Sold (Public Records) $353,739 Public Records
• 2023-06-21 Sold (MLS) $353,739 NWARMLS
• 2023-05-21 Pending — NWARMLS
• 2023-03-31 Listed $353,739 NWARMLS

Property tax history

+94.1%/yr

Latest (2025): $3,705 · -1.8% YoY. Source: county tax records.