2320 Bassett St · Benton, AR 72019

$221,400

4 bd · 2.0 ba · 1,470 sqft · SingleFamily · 8 Days on market

Built 2026 Good condition 6,969 sqft lot Est $219k · at est. $13/mo HOA · 1% of rent

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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).

• Cash flow +10.9/30.0
• ARV discount +7.0/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• DSCR +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the captivating Carnegie II plan, distinguished by its inviting covered entryway and beautifully landscaped front yard that exudes curb appeal. This thoughtfully designed home encompasses 4 bedrooms and 2 bathrooms, providing ample space for comfort and privacy. The spacious living room offers a welcoming environment for relaxation and gatherings. The kitchen is a chef's delight, equipped with energy-efficient appliances, abundant counterspace, and a convenient pantry for storage. The adjacent laundry room, situated just off the garage, ensures practicality for families of any size. The master suite includes a luxurious walk-in closet, enhancing the home's appeal and functionality.

Key facts

• Covered entryway
• Convenient pantry
• 6,969 sq ft lot

Tags

• COVERED ENTRYWAY
• LANDSCAPED FRONT YARD
• ENERGY EFFICIENT APPLIANCES
• ABUNDANT COUNTERSPACE
• CONVENIENT PANTRY
• ADJACENT LAUNDRY ROOM

Property features AI

Finance

• Financial info: List price $221,400

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Spec new construction, RC Carnegie II plan; Active listing
• Exterior features: Address: 2320 Bassett St, Benton, AR 72019

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,470

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $221k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (17.4% below list).
• Recommended offer: $183k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in Benton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Benton School District (suburban): math 51% / reading 43% proficiency, ranked #25 of 238 in AR (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.5%/yr); 244 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,943 (17.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $219,030
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6648 Hollywood Ave	0.13mi	4/2.0	1,470 (0%)	1mo	$215,600	$147	93
6673 Hollywood Ave	0.16mi	4/2.0	1,470 (0%)	1mo	$215,900	$147	92
6657 Hollywood Ave	0.16mi	4/2.0	1,470 (0%)	1mo	$210,000	$143	92
6680 Hollywood Ave	0.13mi	3/2.0 (-1)	1,523 (+4%)	1mo	$217,850	$143	82
6642 Hollywood Ave	0.13mi	3/2.0 (-1)	1,523 (+4%)	1mo	$217,000	$142	82
6681 Hollywood Ave	0.16mi	3/2.0 (-1)	1,422 (-3%)	1mo	$211,900	$149	82
6649 Hollywood Ave	0.16mi	3/2.0 (-1)	1,422 (-3%)	1mo	$211,500	$149	81
5017 Cobblefield Cv	0.12mi	3/2.0 (-1)	1,355 (-8%)	2mo	$206,000	$152	75
6656 Hollywood Ave	0.13mi	3/2.0 (-1)	1,355 (-8%)	1mo	$209,500	$155	75
5009 Cobblefield Cv	0.13mi	4/2.0	1,652 (+12%)	2mo	$218,900	$133	72
950 James Madison Dr	0.55mi	3/2.0 (-1)	1,314 (-11%)	1mo	$205,000	$156	50
5741 John Hancock Dr	0.70mi	3/2.0 (-1)	1,267 (-14%)	1mo	$188,800	$149	38

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

Projected returns pro-forma

-3.0% appreciation · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.37×
• Total profit: $-39,210
• Equity at exit: $33,011

10-year hold

• IRR: -7.1%
• Equity multiple: 0.52×
• Total profit: $-29,915
• Equity at exit: $19,143

Cash invested: $61,992 (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 72019

• Home prices YoY: -12.2%
• Rents YoY: 4.5%
• Active inventory: 244
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,829 medium
• Mortgage (P&I): −$1,161
• Tax est. 1.5%: −$277 /mo · $3,321/yr
• Insurance: −$92
• HOA: −$13
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-98

Break-even live

Break-even rent $1,953

Max offer price $207,249

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: $55,350
• Closing costs: $6,642
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3348 Wilshire Blvd Benton, AR	3.0	2.0	1633	$1,620	$0.99	44d	1	0.25mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 10 events

1. 2026-06-18
   days on market $221,400 Active 8 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   days on marketlisting id $221,400 Active 7 DOM
4. 2026-06-17
   days on market $221,400 Active 8 DOM
5. 2026-06-16
   days on market $221,400 Active 7 DOM
6. 2026-06-15
   days on market $221,400 Active 6 DOM
7. 2026-06-14
   days on market $221,400 Active 4 DOM
8. 2026-06-13
   days on market $221,400 Active 3 DOM
9. 2026-06-10
   remarks 333-char remark
10. 2026-06-10
    listed $221,400 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $21,953
• − Mortgage interest: −$12,402
• − Property taxes: −$3,321
• − Insurance: −$1,107
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − HOA: −$156
• − Depreciation: −$6,441
• Taxable loss: −$4,986
• Est. tax savings @ 24.0%: +$1,197
• After-tax cash flow: $23/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and is move-in ready with minor updates that would significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior brick and updating landscaping — Enhances curb appeal and resale value
• Resale Updating kitchen backsplash — Modernizes kitchen and adds value
• Resale Upgrading bathroom fixtures — Improves bathroom aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior brick and updating landscaping — Enhances curb appeal and resale value ↑
• Resale Updating kitchen backsplash — Modernizes kitchen and adds value ↑
• Resale Upgrading bathroom fixtures — Improves bathroom aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Benton School District
• NCES district ID: 0502960
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $51,870
• Composite: 40.52/100
• National rank: #3707
• State rank: #25 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): 30,055
• Household income: $87,869
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 331.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 6% Vietnamese 1%

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: ▼ -29.95%
• Current HPI: 215.1912
• Rent YoY: ▲ 4.53%
• 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