5205 Hwy 35 · Benton, AR 72015

$139,900

2 bd · 1.0 ba · 1,300 sqft · SingleFamily · 73 Days on market

Built 1950 0.35 ac lot $108/sqft · 34% below area Est $213k · 34% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity with Highway 35 Frontage! Excellent potential on this property featuring direct Highway 35 frontage and access. The lot includes an existing house that will require a full remodel or rebuild, offering a great opportunity for investors, builders, or buyers looking for a renovation project. A second structure is also located on the property that previously served as a 1-bedroom apartment and would require rebuilding. The property already has two septic systems in place, along with access to public water, providing a strong foundation for redevelopment. The parcel being sold will be surveyed from the seller’s larger tract and is expected to measure approximately 100 feet of road frontage by 145 feet deep. Corners are currently marked. Property is being sold AS IS. Utilities are not currently active. Seller inherited the property and has not occupied the home, therefore no seller disclosure is available. Buyer should verify square footage, utilities, and all property details if important. Seller will consider Owner Financing. Great opportunity for those looking to renovate, rebuild, or develop a property with highway exposure.

Key facts

• Second structure
• Two septic systems
• Public water access

Tags

• HIGHWAY 35 FRONTAGE
• TWO SEPTIC SYSTEMS
• PUBLIC WATER ACCESS
• EXISTING HOUSE
• SECOND STRUCTURE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/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 $128k (8.3% below list).
• Recommended offer: $128k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.5% in Benton — 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 66/100 on livability (#119 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Bauxite School District (rural): math 43% / reading 41% proficiency, ranked #44 of 238 in AR (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 195 active listings in the ZIP; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $140k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,297 (8.3% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $212,818
• List price: $139,900
• Delta: -34.26%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-14,382
• Equity at exit: $20,860

10-year hold

• IRR: -4.1%
• Equity multiple: 0.76×
• Total profit: $-9,564
• Equity at exit: $12,096

Cash invested: $39,172 (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 72015

• Home prices YoY: -11.1%
• Rents YoY: 0.7%
• Active inventory: 195
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $176

Break-even live

Break-even rent $1,060

Max offer price $139,900

Occupancy floor 81%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $139,900 Active 73 DOM
2. 2026-06-17
   days on market $139,900 Active 72 DOM
3. 2026-06-16
   days on market $139,900 Active 71 DOM
4. 2026-06-15
   days on market $139,900 Active 70 DOM
5. 2026-06-14
   days on market $139,900 Active 68 DOM
6. 2026-06-10
   days on market $139,900 Active 65 DOM
7. 2026-06-09
   days on market $139,900 Active 64 DOM
8. 2026-06-08
   days on market $139,900 Active 63 DOM
9. 2026-06-07
   days on market $139,900 Active 62 DOM
10. 2026-06-03
    days on market $139,900 Active 58 DOM
11. 2026-06-02
    days on market $139,900 Active 57 DOM
12. 2026-06-01
    days on market $139,900 Active 56 DOM
13. 2026-05-31
    days on market $139,900 Active 55 DOM
14. 2026-05-31
    days on market $139,900 Active 54 DOM
15. 2026-05-12
    price $139,900 1168-char remark

    Show marketing remark (1168 chars)

    Investor Opportunity with Highway 35 Frontage! Excellent potential on this property featuring direct Highway 35 frontage and access. The lot includes an existing house that will require a full remodel or rebuild, offering a great opportunity for investors, builders, or buyers looking for a renovation project. A second structure is also located on the property that previously served as a 1-bedroom apartment and would require rebuilding. The property already has two septic systems in place, along with access to public water, providing a strong foundation for redevelopment. The parcel being sold will be surveyed from the seller’s larger tract and is expected to measure approximately 100 feet of road frontage by 145 feet deep. Corners are currently marked. Property is being sold AS IS. Utilities are not currently active. Seller inherited the property and has not occupied the home, therefore no seller disclosure is available. Buyer should verify square footage, utilities, and all property details if important. Seller will consider Owner Financing. Great opportunity for those looking to renovate, rebuild, or develop a property with highway exposure.

16. 2026-04-06
    listed $149,900 New Listing 1168-char remark

    Show marketing remark (1168 chars)

    Investor Opportunity with Highway 35 Frontage! Excellent potential on this property featuring direct Highway 35 frontage and access. The lot includes an existing house that will require a full remodel or rebuild, offering a great opportunity for investors, builders, or buyers looking for a renovation project. A second structure is also located on the property that previously served as a 1-bedroom apartment and would require rebuilding. The property already has two septic systems in place, along with access to public water, providing a strong foundation for redevelopment. The parcel being sold will be surveyed from the seller’s larger tract and is expected to measure approximately 100 feet of road frontage by 145 feet deep. Corners are currently marked. Property is being sold AS IS. Utilities are not currently active. Seller inherited the property and has not occupied the home, therefore no seller disclosure is available. Buyer should verify square footage, utilities, and all property details if important. Seller will consider Owner Financing. Great opportunity for those looking to renovate, rebuild, or develop a property with highway exposure.

17. 1994-09-20
    soldstatus $70,000

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$349/yr (+$29/mo · 63.8%)

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

Taxation est. · year 1

• Rental income: $15,396
• − Mortgage interest: −$7,837
• − Property taxes: −$547
• − Insurance: −$700
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$4,070
• Taxable loss: −$220
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $2,166/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: Bauxite School District
• NCES district ID: 0502790
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 41% ▼ -7.00%
• Median HH income: $55,614
• Composite: 36.7/100
• National rank: #4597
• State rank: #44 of 238 in AR

Livability — Benton

• Score: 66/100
• State rank: #119
• US rank: #11460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saline County · 77,216 people
• City population: 58,767
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 28,712
• Household income: $66,107
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 439.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 3% Vietnamese 0%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.11%
• Current HPI: 234.4644
• Rent YoY: ▲ 0.73%
• Metro: Little Rock-North Little Rock-Conway, 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

+99.9% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $139,900 CARMLS
• 2026-04-06 Listed $149,900 CARMLS
• 1994-09-20 Sold (Public Records) $70,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $547 · +0.0% YoY. Source: county tax records.