4300 SW Adams Rd · Bentonville, AR 72713

$355,000

4 bd · 2.0 ba · 1,858 sqft · SingleFamily public records · 118 Days on market

Built 2024 6,098 sqft lot Est $370k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• Cash flow +5.8/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.2/10.0

Listing remarks

This well-crafted home offers curb appeal and comfort in equal measure, showcasing a brick exterior with wood accents and a welcoming front entry. Step inside to a bright, open living space featuring warm wood-look tile floors, tray ceilings, and a sleek gas fireplace. The kitchen is a true centerpiece, equipped with a center island, granite countertops, stainless steel appliances including a gas range, and ample cabinet storage plus a pantry. The spacious primary suite includes a serene bedroom with a trey ceiling and an en-suite complete with a large tiled shower and double vanities. Enjoy outdoor living with a fenced yard, covered side porch, and a rear-entry two-car garage. Perfectly si

Key facts

• Front entry
• Brick exterior
• Wood accents

Tags

• BRICK EXTERIOR
• WOOD ACCENTS
• FRONT ENTRY
• OPEN LIVING SPACE
• GAS FIREPLACE
• CENTER ISLAND

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Attached garage with automatic garage door opener; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Public water; Sewer available; Natural gas available; Electricity available; Cable available; High-speed internet available
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Brick and concrete construction; Architectural shingle roof
• Exterior features: Concrete driveway; Covered patio/porch; City lot, landscaped; Public road frontage; Back yard wood privacy fence

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Microwave hood fan; Disposal; Energy Star qualified appliances; Electric water heater
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Granite counters; Window treatments; Double-pane vinyl windows; Blinds

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-708 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (35.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (41.4% below list).
• Recommended offer: $208k (41.4% 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; 19 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 ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($323k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $207,896 (41.4% 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 118 days. Have you received any prior offers? Is the seller open to a 41% 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: 0.59% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.55%
• DSCR: 0.62
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $369,742
• 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	0.05mi	4/2.5	1,940 (+4%)	0mo	$394,000	$203	88
5906 SW Bear Creek Ave	0.28mi	4/2.0	1,870 (+1%)	1mo	$364,900	$195	85
5904 SW Chiefs Ave	0.33mi	4/2.0	1,870 (+1%)	0mo	$364,900	$195	83
5909 SW Chiefs Ave	0.35mi	4/2.0	1,870 (+1%)	1mo	$364,900	$195	82
4411 SW Bison St	0.27mi	4/2.5	1,789 (-4%)	1mo	$343,000	$192	79
4700 SW Tribe St	0.29mi	4/3.0	1,955 (+5%)	1mo	$392,500	$201	73
6001 SW Bear Creek Ave	0.30mi	4/3.0	1,955 (+5%)	0mo	$389,500	$199	73
5803 SW Peaceful Ave	0.16mi	3/2.0 (-1)	1,685 (-9%)	1mo	$340,000	$202	71
5900 SW Chiefs Ave	0.34mi	4/3.0	1,955 (+5%)	1mo	$392,500	$201	71
6002 SW Bear Creek Ave	0.27mi	4/2.5	2,042 (+10%)	1mo	$399,900	$196	68
5905 SW Bear Creek Ave	0.31mi	3/2.0 (-1)	1,669 (-10%)	1mo	$363,900	$218	62
5903 SW Coywolf St	0.45mi	4/2.5	2,042 (+10%)	1mo	$389,900	$191	60

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: 17.7%
• Equity multiple: 2.44×
• Total profit: $142,877
• Equity at exit: $319,812

10-year hold

• IRR: 16.2%
• Equity multiple: 5.49×
• Total profit: $446,475
• Equity at exit: $689,687

Cash invested: $99,400 (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 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 690
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,079 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$341 /mo · $4,094/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-708

Break-even live

Break-even rent $2,976

Max offer price $229,873

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 19 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
5805 SW Teppee Ave Bentonville, AR	4.0	2.5	1854	$2,145	$1.16	23d	1	0.14mi
5809 SW Macasin Ave Bentonville, AR	4.0	2.0	1745	$2,100	$1.20	23d	1	0.17mi
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	14d	1	0.42mi
3401 SW Endearment St Bentonville, AR	4.0	2.5	2065	$2,000	$0.97	23d	1	0.60mi
6812 Memphis Bentonville, AR	3.0	2.5	1599	$1,550	$0.97	23d	1	0.61mi
6604 SW Dignity Ave Bentonville, AR	3.0	3.0	1430	$1,550	$1.08	14d	1	0.62mi
221 Williams Ct Bentonville, AR	3.0	2.0	1410	$1,725	$1.22	23d	1	0.67mi
621-623 Cosmos St Centerton, AR	3.0	2.0	1475	$1,795	$1.22	14d	1	0.68mi
6800 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	14d	1	0.70mi
6802 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	23d	1	0.71mi
231 Palm St Bentonville, AR	3.0	2.0	1828	$2,050	$1.12	23d	1	0.84mi
3406 SW Lucretia Rd Bentonville, AR	4.0	3.0	2393	$2,800	$1.17	23d	1	1.08mi
3600 SW Willowbrook Rd Bentonville, AR	4.0	3.0	2612	$2,600	$1.00	23d	1	1.25mi
890 Tennessee Ave Bentonville, AR	3.0	2.5	1250	$1,595	$1.28	21d	1	1.32mi
1061 Kentucky Ave Bentonville, AR	3.0	2.5	1250	$1,550	$1.24	23d	1	1.36mi
881 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,550	$1.24	23d	1	1.39mi
960 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,750	$1.40	23d	1	1.43mi
3800 SW Mistletoe Ave Unit 1221819P Bentonville, AR	3.0	2.0	1593	$5,861	$3.68	14d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $355,000 Active 118 DOM
2. 2026-06-17
   days on market $355,000 Active 117 DOM
3. 2026-06-15
   days on market $355,000 Active 115 DOM
4. 2026-06-14
   days on market $355,000 Active 113 DOM
5. 2026-06-10
   days on market $355,000 Active 110 DOM
6. 2026-06-09
   days on market $355,000 Active 109 DOM
7. 2026-06-08
   days on market $355,000 Active 108 DOM
8. 2026-06-07
   days on market $355,000 Active 107 DOM
9. 2026-06-05
   days on market $355,000 Active 104 DOM
10. 2026-06-03
    days on market $355,000 Active 103 DOM
11. 2026-06-02
    days on market $355,000 Active 102 DOM
12. 2026-06-01
    days on market $355,000 Active 101 DOM
13. 2026-05-31
    days on market $355,000 Active 100 DOM
14. 2026-05-31
    days on market $355,000 Active 99 DOM
15. 2026-02-20
    price $370,754
16. 2026-02-20
    listed $379,754 Active
17. 2025-11-13
    listed $2,200

ⓘ 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: $4,094 · $341/mo
• Projected year-2 tax: $4,094 · $341/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: $24,948
• − Mortgage interest: −$19,886
• − Property taxes: −$4,094
• − Insurance: −$1,775
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − Depreciation: −$10,327
• Taxable loss: −$15,125
• Est. tax savings @ 24.0%: +$3,630
• After-tax cash flow: $-4,870/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

+16752.5% since first listed

3 events — show timeline

• 2026-02-20 Price Changed $370,754 NWARMLS
• 2026-02-20 Listed $379,754 NWARMLS
• 2025-11-13 Listed for Rent $2,200 NWARMLS

Property tax history

+100.7%/yr

Latest (2025): $4,094 · +656.1% YoY. Source: county tax records.