5 Blake Ln · Bella Vista, AR 72714

$350,000

3 bd · 2.0 ba · 2,100 sqft · Townhouse public records · 14 Days on market

Built 1983 3,920 sqft lot Est $368k · at est. $79/mo HOA · 2% of rent

---

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 +17.8/30.0
• ARV discount +9.6/15.0
• Appreciation +5.7/10.0
• DSCR +5.6/10.0
• Schools +5.2/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity for your new construction! Experience all that Bella Vista has to offer - - - golf courses, lakes, and recreation facilities.

Key facts

• Scenic trails
• Lake rayburn
• Oz trails bike park

Tags

• OZ TRAILS BIKE PARK
• 20 MILES OF GRAVITY TRAILS
• LAKE RAYBURN
• FISHING
• KAYAKING
• SCENIC TRAILS

Property features AI

Finance

• HOA & community: Homeowners association (BV POA); Association fees: $24 per month and $55 per month; Community amenities: biking, fitness center, pool, sauna, tennis courts, lake, park, trails/paths

Exterior

• Parking: Attached garage with garage door opener; Workshop space in garage; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available; Electricity available; Propane available; Cable available; Phone available
• Home design: Single-story home; Frame and rock exterior; Asphalt shingle roof; Crawlspace foundation; Located on private and public road frontage; Paved road
• Construction: Built with frame and rock construction; Asphalt shingle roof; Crawlspace foundation
• Exterior features: Concrete driveway; Covered deck with screened areas; Community pool and community spa; Community dock; Near park; Landscaped, level lot; Located on cul-de-sac; Lake access (Lake Rayburn)

Interior

• Kitchen: Countertop appliances; Electric cooktop; Electric oven; Range hood; Garbage disposal; Electric water heater
• Bedrooms: Main level bedroom (12 x 13); Main level bedroom (14 x 12)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Electric heating with heat pump
• Interior features: Ceiling fan(s); Split bedroom layout; Walk-in closet(s); Window treatments; Wood window frames with blinds
• Laundry & utility: Washer hookup; Dryer hookup; Main level utility room (6 x 6); Workshop (main level, 9 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $350k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/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 $318k (9.1% below list).
• Recommended offer: $318k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 37% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k 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 $98k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $350k implies a 1959% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $318,188 (9.1% below list)

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: 0.91% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $367,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Blake Ln	0.01mi	3/2.0	2,096 (-0%)	9mo	$366,000	$175	92
37 Abingdon Ln	0.53mi	3/2.0	2,198 (+5%)	23mo	$237,500	$108	48

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: 6.2%
• Equity multiple: 1.32×
• Total profit: $31,612
• Equity at exit: $126,546

10-year hold

• IRR: 10.1%
• Equity multiple: 2.28×
• Total profit: $125,089
• Equity at exit: $173,770

Cash invested: $98,000 (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: 9.2×

Monthly cashflow live

• Estimated rent: $3,182 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$163 /mo · $1,955/yr
• Insurance: −$146
• HOA: −$79
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $290

Break-even live

Break-even rent $2,814

Max offer price $350,000

Occupancy floor 86%

Sensitivity live

Price	-10% $489	-5% $390	+0% $290	+5% $191	+10% $92
Rent	-10% $39	-5% $165	+0% $290	+5% $416	+10% $542
Rate	-1.0pp $467	-0.5pp $380	base $290	+0.5pp $200	+1.0pp $108

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	22d	1	0.28mi
9 N Cerney Ln Unit 1297034P Bella Vista, AR	3.0	3.0	2497	$2,340	$0.94	15d	1	0.55mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,900	$1.11	22d	1	0.90mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,850	$1.08	15d	1	0.90mi
6 Connie Ln Bella Vista, AR	3.0	2.0	1440	$2,250	$1.56	24d	1	0.99mi
4 Sibsey Cir Unit 1230868P Bella Vista, AR	3.0	2.0	1765	$3,469	$1.97	22d	1	1.41mi

HOA detail

• Monthly dues: $79 · $948/yr

Listing history 11 events

1. 2026-06-18
   days on market $350,000 Active 14 DOM
2. 2026-06-17
   days on market $350,000 Active 13 DOM
3. 2026-06-16
   days on market $350,000 Active 12 DOM
4. 2026-06-15
   days on market $350,000 Active 11 DOM
5. 2026-06-14
   pricedays on market $350,000 Active 9 DOM
6. 2026-06-10
   days on market $370,000 Active 6 DOM
7. 2026-06-09
   days on market $370,000 Active 5 DOM
8. 2026-06-08
   days on market $370,000 Active 4 DOM
9. 2026-06-07
   days on market $370,000 Active 3 DOM
10. 2026-06-05
    remarks 473-char remark
11. 2026-06-05
    listed $370,000 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: $1,955 · $163/mo
• Projected year-2 tax: $2,240 · $187/mo
• Expected delta: +$285/yr (+$24/mo · 14.6%)

ⓘ 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 · 21 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: $38,183
• − Mortgage interest: −$19,605
• − Property taxes: −$1,955
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,055
• − Management: −$3,055
• − HOA: −$948
• − Depreciation: −$10,182
• Taxable loss: −$2,367
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $4,054/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

+180.3% since first listed

13 events — show timeline

• 2026-06-04 Listed $370,000 NWARMLS
• 2025-09-29 Pending — NWARMLS
• 2025-09-29 Sold (MLS) $17,000 NWARMLS
• 2025-07-01 Delisted — NWARMLS
• 2025-05-02 Sold (MLS) $8,500 NWARMLS
• 2025-04-02 Pending — NWARMLS
• 2025-04-02 Listed $8,500 NWARMLS
• 2024-12-27 Listed $23,900 NWARMLS
• 2024-08-30 Sold (MLS) $33,000 NWARMLS
• 2024-08-09 Pending — NWARMLS
• 2024-08-06 Listed $30,000 NWARMLS
• 2011-03-08 Sold (Public Records) $114,000 Public Records
• 1998-03-31 Sold (Public Records) $132,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,955 · +0.0% YoY. Source: county tax records.