16307 Cardinal Rd · Bella Vista, AR 72715

$239,000

4 bd · 2.0 ba · 2,280 sqft · Manufactured public records · 126 Days on market

Built 2004 0.75 ac lot

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this well-kept, updated manufactured home with a permanent foundation sitting on 3 quarter acre lots in Bella Vista! Conveniently located just 10 minutes to the bike park, 6 minutes to Tanyard creek, and a 15 minute drive to Mercy and I-49! This 2,280 square foot home features a functional split floor plan, open kitchen and dining area, built in desk and storage, and a large bonus room with a wood-burning fire place great for a second living space, home office, or game room! Current owners added a fresh coat of paint and new flooring through out, painted cabinets, updated shower in primary suite, new deck and cleared yard + 17 trees. The roof was replaced by previous owners in 2016 along with the range (2021) and dishwasher(2022). Detached storage unit conveys. No POA!

Key facts

• Fresh coat of paint
• Large bonus room
• New flooring

Tags

• PERMANENT FOUNDATION
• UPDATED MANUFACTURED HOME
• LARGE BONUS ROOM
• WOOD BURNING FIRE PLACE
• FRESH COAT OF PAINT
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $239k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Gravette School District (rural): math 49% / reading 45% proficiency, ranked #26 of 238 in AR (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 834 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 42% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $61k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $210,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $820
• Equity at exit: $35,636

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $51,759
• Equity at exit: $20,664

Cash invested: $66,920 (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: 834
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,876 high
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $620

Break-even live

Break-even rent $2,091

Max offer price $239,000

Occupancy floor 73%

Sensitivity live

Price	-10% $785	-5% $703	+0% $620	+5% $538	+10% $455
Rent	-10% $393	-5% $507	+0% $620	+5% $734	+10% $847
Rate	-1.0pp $741	-0.5pp $681	base $620	+0.5pp $558	+1.0pp $495

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Scotsdale Pl Unit 1257580P Bella Vista, AR	3.0	2.0	2066	$2,793	$1.35	22d	1	0.63mi
4 Tilbury Ln Bella Vista, AR	3.0	2.5	1742	$1,850	$1.06	15d	1	0.99mi
9 Purfleet Dr Unit 1366492P Bella Vista, AR	3.0	2.0	1625	$3,392	$2.09	15d	1	1.04mi
79 Sherlock Dr Bella Vista, AR	3.0	2.0	2082	$1,875	$0.90	24d	1	1.06mi
6 Erith Ln Unit 1512836P Bella Vista, AR	4.0	2.0	2077	$5,027	$2.42	15d	1	1.17mi
28 McKenzie Dr Bella Vista, AR	3.0	2.0	1750	$2,400	$1.37	15d	1	1.39mi
38 Swanage Dr Unit 1312102P Bella Vista, AR	5.0	4.0	2830	$13,167	$4.65	24d	1	1.42mi

Listing history 23 events

1. 2026-06-07
   statusdays on market $239,000 Pending 126 DOM
2. 2026-06-05
   days on market $239,000 Active 125 DOM
3. 2026-06-03
   days on market $239,000 Active 124 DOM
4. 2026-06-02
   days on market $239,000 Active 123 DOM
5. 2026-06-01
   days on market $239,000 Active 122 DOM
6. 2026-05-31
   days on market $239,000 Active 121 DOM
7. 2026-05-31
   days on market $239,000 Active 120 DOM
8. 2026-05-13
   price $249,900 794-char remark

   Show marketing remark (794 chars)

   Come check out this well-kept, updated manufactured home with a permanent foundation sitting on 3 quarter acre lots in Bella Vista! Conveniently located just 10 minutes to the bike park, 6 minutes to Tanyard creek, and a 15 minute drive to Mercy and I-49! This 2,280 square foot home features a functional split floor plan, open kitchen and dining area, built in desk and storage, and a large bonus room with a wood-burning fire place great for a second living space, home office, or game room! Current owners added a fresh coat of paint and new flooring through out, painted cabinets, updated shower in primary suite, new deck and cleared yard + 17 trees. The roof was replaced by previous owners in 2016 along with the range (2021) and dishwasher(2022). Detached storage unit conveys. No POA!

9. 2026-04-28
   price $259,900 794-char remark

   Show marketing remark (794 chars)

   Come check out this well-kept, updated manufactured home with a permanent foundation sitting on 3 quarter acre lots in Bella Vista! Conveniently located just 10 minutes to the bike park, 6 minutes to Tanyard creek, and a 15 minute drive to Mercy and I-49! This 2,280 square foot home features a functional split floor plan, open kitchen and dining area, built in desk and storage, and a large bonus room with a wood-burning fire place great for a second living space, home office, or game room! Current owners added a fresh coat of paint and new flooring through out, painted cabinets, updated shower in primary suite, new deck and cleared yard + 17 trees. The roof was replaced by previous owners in 2016 along with the range (2021) and dishwasher(2022). Detached storage unit conveys. No POA!

10. 2026-04-17
    price $269,000 794-char remark

    Show marketing remark (794 chars)

    Come check out this well-kept, updated manufactured home with a permanent foundation sitting on 3 quarter acre lots in Bella Vista! Conveniently located just 10 minutes to the bike park, 6 minutes to Tanyard creek, and a 15 minute drive to Mercy and I-49! This 2,280 square foot home features a functional split floor plan, open kitchen and dining area, built in desk and storage, and a large bonus room with a wood-burning fire place great for a second living space, home office, or game room! Current owners added a fresh coat of paint and new flooring through out, painted cabinets, updated shower in primary suite, new deck and cleared yard + 17 trees. The roof was replaced by previous owners in 2016 along with the range (2021) and dishwasher(2022). Detached storage unit conveys. No POA!

11. 2026-03-26
    price $280,000 794-char remark

    Show marketing remark (794 chars)

    Come check out this well-kept, updated manufactured home with a permanent foundation sitting on 3 quarter acre lots in Bella Vista! Conveniently located just 10 minutes to the bike park, 6 minutes to Tanyard creek, and a 15 minute drive to Mercy and I-49! This 2,280 square foot home features a functional split floor plan, open kitchen and dining area, built in desk and storage, and a large bonus room with a wood-burning fire place great for a second living space, home office, or game room! Current owners added a fresh coat of paint and new flooring through out, painted cabinets, updated shower in primary suite, new deck and cleared yard + 17 trees. The roof was replaced by previous owners in 2016 along with the range (2021) and dishwasher(2022). Detached storage unit conveys. No POA!

12. 2026-02-24
    price $289,000 794-char remark

    Show marketing remark (794 chars)

    Come check out this well-kept, updated manufactured home with a permanent foundation sitting on 3 quarter acre lots in Bella Vista! Conveniently located just 10 minutes to the bike park, 6 minutes to Tanyard creek, and a 15 minute drive to Mercy and I-49! This 2,280 square foot home features a functional split floor plan, open kitchen and dining area, built in desk and storage, and a large bonus room with a wood-burning fire place great for a second living space, home office, or game room! Current owners added a fresh coat of paint and new flooring through out, painted cabinets, updated shower in primary suite, new deck and cleared yard + 17 trees. The roof was replaced by previous owners in 2016 along with the range (2021) and dishwasher(2022). Detached storage unit conveys. No POA!

13. 2026-02-16
    price $294,900 794-char remark

    Show marketing remark (794 chars)

    Come check out this well-kept, updated manufactured home with a permanent foundation sitting on 3 quarter acre lots in Bella Vista! Conveniently located just 10 minutes to the bike park, 6 minutes to Tanyard creek, and a 15 minute drive to Mercy and I-49! This 2,280 square foot home features a functional split floor plan, open kitchen and dining area, built in desk and storage, and a large bonus room with a wood-burning fire place great for a second living space, home office, or game room! Current owners added a fresh coat of paint and new flooring through out, painted cabinets, updated shower in primary suite, new deck and cleared yard + 17 trees. The roof was replaced by previous owners in 2016 along with the range (2021) and dishwasher(2022). Detached storage unit conveys. No POA!

14. 2026-01-30
    listed $299,900 Active 794-char remark

    Show marketing remark (794 chars)

    Come check out this well-kept, updated manufactured home with a permanent foundation sitting on 3 quarter acre lots in Bella Vista! Conveniently located just 10 minutes to the bike park, 6 minutes to Tanyard creek, and a 15 minute drive to Mercy and I-49! This 2,280 square foot home features a functional split floor plan, open kitchen and dining area, built in desk and storage, and a large bonus room with a wood-burning fire place great for a second living space, home office, or game room! Current owners added a fresh coat of paint and new flooring through out, painted cabinets, updated shower in primary suite, new deck and cleared yard + 17 trees. The roof was replaced by previous owners in 2016 along with the range (2021) and dishwasher(2022). Detached storage unit conveys. No POA!

15. 2022-05-23
    soldstatus $240,000
16. 2022-05-20
    soldstatus $240,000 Closed 490-char remark

    Show marketing remark (490 chars)

    NEW UPDATES! This beautifully maintained & spacious 4 bed, 2 bath home has brand new LVP flooring in both living areas and hallway. The property includes 3 lots sitting right in the middle of Little Sugar MTB Trails! Bright, open living & kitchen w/ cathedral ceilings. Split plan w/ garden tub & walk-in shower in master. Huge bonus room features a wood burning FP. New roof 2016, dishwasher 2022, range 2021. Permanent foundation. Bella Vista city limits but not on POA.

17. 2022-04-01
    status Pending 490-char remark

    Show marketing remark (490 chars)

    NEW UPDATES! This beautifully maintained & spacious 4 bed, 2 bath home has brand new LVP flooring in both living areas and hallway. The property includes 3 lots sitting right in the middle of Little Sugar MTB Trails! Bright, open living & kitchen w/ cathedral ceilings. Split plan w/ garden tub & walk-in shower in master. Huge bonus room features a wood burning FP. New roof 2016, dishwasher 2022, range 2021. Permanent foundation. Bella Vista city limits but not on POA.

18. 2022-03-30
    status Active 490-char remark

    Show marketing remark (490 chars)

    NEW UPDATES! This beautifully maintained & spacious 4 bed, 2 bath home has brand new LVP flooring in both living areas and hallway. The property includes 3 lots sitting right in the middle of Little Sugar MTB Trails! Bright, open living & kitchen w/ cathedral ceilings. Split plan w/ garden tub & walk-in shower in master. Huge bonus room features a wood burning FP. New roof 2016, dishwasher 2022, range 2021. Permanent foundation. Bella Vista city limits but not on POA.

19. 2022-03-05
    historical 490-char remark

    Show marketing remark (490 chars)

    NEW UPDATES! This beautifully maintained & spacious 4 bed, 2 bath home has brand new LVP flooring in both living areas and hallway. The property includes 3 lots sitting right in the middle of Little Sugar MTB Trails! Bright, open living & kitchen w/ cathedral ceilings. Split plan w/ garden tub & walk-in shower in master. Huge bonus room features a wood burning FP. New roof 2016, dishwasher 2022, range 2021. Permanent foundation. Bella Vista city limits but not on POA.

20. 2022-02-16
    status Pending 490-char remark

    Show marketing remark (490 chars)

    NEW UPDATES! This beautifully maintained & spacious 4 bed, 2 bath home has brand new LVP flooring in both living areas and hallway. The property includes 3 lots sitting right in the middle of Little Sugar MTB Trails! Bright, open living & kitchen w/ cathedral ceilings. Split plan w/ garden tub & walk-in shower in master. Huge bonus room features a wood burning FP. New roof 2016, dishwasher 2022, range 2021. Permanent foundation. Bella Vista city limits but not on POA.

21. 2021-11-11
    price $229,900 490-char remark

    Show marketing remark (490 chars)

    NEW UPDATES! This beautifully maintained & spacious 4 bed, 2 bath home has brand new LVP flooring in both living areas and hallway. The property includes 3 lots sitting right in the middle of Little Sugar MTB Trails! Bright, open living & kitchen w/ cathedral ceilings. Split plan w/ garden tub & walk-in shower in master. Huge bonus room features a wood burning FP. New roof 2016, dishwasher 2022, range 2021. Permanent foundation. Bella Vista city limits but not on POA.

22. 2021-09-29
    listed $249,900 Active 490-char remark

    Show marketing remark (490 chars)

    NEW UPDATES! This beautifully maintained & spacious 4 bed, 2 bath home has brand new LVP flooring in both living areas and hallway. The property includes 3 lots sitting right in the middle of Little Sugar MTB Trails! Bright, open living & kitchen w/ cathedral ceilings. Split plan w/ garden tub & walk-in shower in master. Huge bonus room features a wood burning FP. New roof 2016, dishwasher 2022, range 2021. Permanent foundation. Bella Vista city limits but not on POA.

23. 2005-11-29
    soldstatus $14,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 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: $34,510
• − Mortgage interest: −$13,388
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,761
• − Management: −$2,761
• − Depreciation: −$6,953
• Taxable income: $3,868
• Est. tax owed @ 24.0%: −$928
• After-tax cash flow: $6,515/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: Gravette School District
• NCES district ID: 0506840
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $50,964
• Composite: 40.41/100
• National rank: #3728
• State rank: #26 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

+1685.0% since first listed

16 events — show timeline

• 2026-05-13 Price Changed $249,900 NWARMLS
• 2026-04-28 Price Changed $259,900 NWARMLS
• 2026-04-17 Price Changed $269,000 NWARMLS
• 2026-03-26 Price Changed $280,000 NWARMLS
• 2026-02-24 Price Changed $289,000 NWARMLS
• 2026-02-16 Price Changed $294,900 NWARMLS
• 2026-01-30 Listed $299,900 NWARMLS
• 2022-05-23 Sold (Public Records) $240,000 Public Records
• 2022-05-20 Sold (MLS) $240,000 NWARMLS
• 2022-04-01 Pending — NWARMLS
• 2022-03-30 Relisted — NWARMLS
• 2022-03-05 Delisted — NWARMLS
• 2022-02-16 Pending — NWARMLS
• 2021-11-11 Price Changed $229,900 NWARMLS
• 2021-09-29 Listed $249,900 NWARMLS
• 2005-11-29 Sold (Public Records) $14,000 Public Records

Property tax history

-14.9%/yr

Latest (2025): $120 · -34.1% YoY. Source: county tax records.