21432 Lakeview Dr · Lost Bridge Village, AR 72732

$599,000

4 bd · 2.0 ba · 2,244 sqft · SingleFamily public records · 398 Days on market

0.61 ac lot Est $640k · 6% under

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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 +17.9/30.0
• ARV discount +10.4/15.0
• Appreciation +8.8/10.0
• DSCR +5.6/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

BOAT SLIP INCLUDED + EXTRA LOT! Lake retreat in Lost Bridge Village offering the ultimate blend of lifestyle, income potential, and flexibility, all just moments from the water. Inside, the home exudes a warm, lodge-inspired feel with exposed wood beams, rich walnut flooring, and wood-look tile throughout. The private top-floor primary suite is a true escape, featuring serene views, a soaking tub, and a walk-in shower. Designed with entertaining in mind, the walk-out basement offers a second living area with a cozy fireplace, game space, and additional sleeping quarters—perfect for hosting guests or maximizing short-term rental income. Enjoy Lost Bridge Village amenities, including a

Key facts

• Extra lot
• Soaking tub
• Game area

Tags

• SOAKING TUB
• WALK-IN SHOWER
• COZY FIREPLACE
• GAME AREA
• BOAT SLIP
• EXTRA LOT

Property features AI

Finance

• HOA & community: Monthly association fee; Association covers common areas; Community includes boat slip

Exterior

• Parking: Gravel driveway (on-site parking)
• Utilities: Electricity available; Public water; Public sewer
• Home design: 3 stories; Cedar construction; Architectural shingle roof; Slab foundation
• Construction: Built 25+ years ago
• Exterior features: Gravel driveway; Balcony; Porch; Outside city limits; Subdivision; Sloped lot; County road frontage; Gravel road surface

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Microwave hood fan; Trash compactor; Plumbed for ice maker; Electric water heater
• Bedrooms: Split bedroom layout
• Flooring: Laminate; Simulated wood; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heat (heat pump); Central air (heat pump); Electric
• Interior features: Ceiling fan(s); Eat-in kitchen; Programmable thermostat; Split bedrooms; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/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 $518k (13.5% below list).
• Recommended offer: $518k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.8% in Lost Bridge Village — 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 57/100 on livability (#348 in AR) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B+, employment B; Watch: cost of living C-, schools F, amenities F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $50k of equity ($4k loan paydown + $46k appreciation (7.6% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $168k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$80k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 398 days — a 12% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $599k implies a 851% gain — meaningful room to come down on a strong offer.

Recommended offer $518,400 (13.5% below list)

Questions for the listing agent

1. It's been on market 398 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $639,540
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21393 Black Oak Dr	0.52mi	4/2.5	2,240 (-0%)	13mo	$880,000	$393	63
11418 Country Club Dr	0.36mi	3/2.0 (-1)	2,004 (-11%)	5mo	$495,000	$247	56
21299 Black Oak Dr	0.51mi	3/3.0 (-1)	2,372 (+6%)	3mo	$675,000	$285	56
11435 Oak Leaf Cir	0.42mi	3/2.5 (-1)	2,140 (-5%)	22mo	$615,000	$287	47
11964 White Oak Dr	0.73mi	4/3.0	1,940 (-14%)	12mo	$400,000	$206	30

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

Projected returns pro-forma

7.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.57×
• Total profit: $263,717
• Equity at exit: $439,173

10-year hold

• IRR: 20.2%
• Equity multiple: 5.42×
• Total profit: $740,546
• Equity at exit: $857,010

Cash invested: $167,720 (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 72732

• Home prices YoY: 2.1%
• Active inventory: 129
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $5,184 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$199 /mo · $2,393/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,089
• Net cashflow: $505

Break-even live

Break-even rent $4,545

Max offer price $599,000

Occupancy floor 85%

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12310 Slate Gap Rd Unit 1221931P Garfield, AR	4.0	2.5	2798	$5,184	$1.85	13d	1	0.96mi

Listing history 21 events

1. 2026-06-18
   days on market $599,000 Active 398 DOM
2. 2026-06-17
   days on market $599,000 Active 397 DOM
3. 2026-06-16
   days on market $599,000 Active 396 DOM
4. 2026-06-15
   days on market $599,000 Active 395 DOM
5. 2026-06-14
   days on market $599,000 Active 393 DOM
6. 2026-06-13
   days on market $599,000 Active 392 DOM
7. 2026-06-10
   days on market $599,000 Active 390 DOM
8. 2026-06-09
   days on market $599,000 Active 389 DOM
9. 2026-06-08
   days on market $599,000 Active 388 DOM
10. 2026-06-07
    days on market $599,000 Active 387 DOM
11. 2026-06-05
    days on market $599,000 Active 384 DOM
12. 2026-06-03
    days on market $599,000 Active 383 DOM
13. 2026-06-02
    days on market $599,000 Active 382 DOM
14. 2026-06-01
    days on market $599,000 Active 381 DOM
15. 2026-05-31
    days on market $599,000 Active 380 DOM
16. 2026-05-31
    days on market $599,000 Active 379 DOM
17. 2026-02-14
    price $599,000
18. 2025-09-12
    price $620,000
19. 2025-07-25
    price $699,000
20. 2025-05-16
    listed $720,000 Active
21. 2000-03-20
    soldstatus $63,000

ⓘ 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: $2,393 · $199/mo
• Projected year-2 tax: $3,834 · $319/mo
• Expected delta: +$1,440/yr (+$120/mo · 60.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,208
• − Mortgage interest: −$33,553
• − Property taxes: −$2,393
• − Insurance: −$2,995
• − Repairs & maintenance: −$4,977
• − Management: −$4,977
• − Depreciation: −$17,425
• Taxable loss: −$4,112
• Est. tax savings @ 24.0%: +$987
• After-tax cash flow: $7,048/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Lost Bridge Village

• Score: 57/100
• State rank: #348
• US rank: #21912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lost Bridge Village, AR
• Population (ZIP): 5,493

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 0.56)
• Race & ethnicity: White 65% Two or more races 27% Hispanic / Latino 11% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Danish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 7.61%
• Current HPI: 368.3932
• Rent YoY: —
• Metro: —
• 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

+850.8% since first listed

5 events — show timeline

• 2026-02-14 Price Changed $599,000 NWARMLS
• 2025-09-12 Price Changed $620,000 NWARMLS
• 2025-07-25 Price Changed $699,000 NWARMLS
• 2025-05-16 Listed $720,000 NWARMLS
• 2000-03-20 Sold (Public Records) $63,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,393 · +7.3% YoY. Source: county tax records.