729 69th Ave · Highfill, AR 72713

$265,000

3 bd · 2.0 ba · 1,423 sqft · SingleFamily public records · 19 Days on market

Built 2018 7,840 sqft lot Est $275k · 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 +9.1/15.0
• Cash flow +7.3/30.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.1/10.0

Listing remarks MLS

Picture is a rendering. Takes are unknown

Key facts

• Peninsula
• Attached garage
• Private yard

Tags

• MATCHING BLACK APPLIANCES
• STONE COUNTERS
• PENINSULA
• ENSUITE BATHROOM
• PRIVATE YARD
• ATTACHED GARAGE

Property features AI

Finance

• HOA & community: Monthly association fee; Nearby schools and shopping

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Frame construction; Architectural shingle roof; Slab foundation; Residential zoning
• Construction: Frame construction; Architectural shingle roof; Slab foundation; Built with frame materials
• Exterior features: Concrete driveway; Patio; Back yard fencing; City lot in a subdivision; Public road frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Pantry; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Washer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (38.7% below list).
• Recommended offer: $162k (38.7% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.9% in Highfill — 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 (#97 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute 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; 710 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent is only 16% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $145k; list at $265k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $162,323 (38.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.61% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.63%
• DSCR: 0.75
• GRM: 13.6

CMA / ARV

• ARV (on-the-fly): $274,639
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 NW 71st Ave	0.14mi	3/2.0	1,433 (+1%)	4mo	$250,000	$174	90
825 NW 67th Ave	0.14mi	3/2.0	1,451 (+2%)	6mo	$275,000	$190	85
709 NW 64th Ave	0.27mi	3/2.0	1,467 (+3%)	2mo	$277,000	$189	81
717 NW 69th Ave	0.04mi	4/2.0 (+1)	1,514 (+6%)	3mo	$292,000	$193	80
817 NW 67th Ave	0.12mi	3/2.0	1,311 (-8%)	1mo	$255,000	$195	80
712 NW 67th Ave	0.09mi	3/2.0	1,311 (-8%)	6mo	$245,000	$187	78
729 NW 64th Ave	0.26mi	3/2.0	1,525 (+7%)	2mo	$304,000	$199	74
812 NW 64th Ave	0.23mi	3/2.0	1,522 (+7%)	4mo	$285,000	$187	74
813 NW Evans Cir	0.18mi	3/2.0	1,243 (-13%)	3mo	$260,000	$209	68
6009 NW Hancock St	0.53mi	4/2.0 (+1)	1,433 (+1%)	2mo	$285,000	$199	67
808 63rd Ave	0.28mi	3/2.0	1,610 (+13%)	4mo	$300,500	$187	61
6002 NW Sherman St	0.52mi	3/2.0	1,550 (+9%)	4mo	$300,000	$194	57

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: 19.7%
• Equity multiple: 2.59×
• Total profit: $117,915
• Equity at exit: $238,733

10-year hold

• IRR: 17.6%
• Equity multiple: 5.81×
• Total profit: $356,904
• Equity at exit: $514,837

Cash invested: $74,200 (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: 710
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$130 /mo · $1,562/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-348

Break-even live

Break-even rent $2,064

Max offer price $203,542

Occupancy floor —

Sensitivity live

Price	-10% $-198	-5% $-273	+0% $-348	+5% $-423	+10% $-498
Rent	-10% $-476	-5% $-412	+0% $-348	+5% $-284	+10% $-220
Rate	-1.0pp $-214	-0.5pp $-280	base $-348	+0.5pp $-417	+1.0pp $-486

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
817 NW 67th Ave Bentonville, AR	3.0	2.0	1311	$1,595	$1.22	25d	1	0.10mi
864 NW Evans Cir Bentonville, AR	4.0	2.0	1497	$1,650	$1.10	25d	1	0.11mi
514 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	25d	1	0.12mi
6813 NW Toby St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.14mi
632 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	25d	1	0.15mi
6807 NW Toby St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.16mi
617 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.20mi
615 NW 69th Ave Highfill, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.21mi
613 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.21mi
511 NW 68th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	23d	1	0.25mi
535 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	23d	1	0.26mi
500 NW 69th Ave Unit 6810 Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.27mi
500 NW 69th Ave Unit 6812 Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	23d	1	0.27mi
523 NW 68th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.28mi
525 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.29mi
523 NW 69th Ave Highfill, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.30mi
521 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	25d	1	0.30mi
6810 NW Trevy St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	16d	1	0.35mi
500 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,445	$1.11	15d	8	0.38mi
500 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	23d	1	0.38mi
6103 NW McClellen St Bentonville, AR	4.0	2.0	1433	$1,795	$1.25	25d	1	0.41mi
6002 NW Meade St Bentonville, AR	3.0	2.0	1860	$1,825	$0.98	25d	1	0.53mi
424 NW 59 Ave Bentonville, AR	3.0	2.0	1782	$2,150	$1.21	15d	1	0.59mi
6005 NW Hoover St Bentonville, AR	4.0	2.0	1433	$1,595	$1.11	16d	1	0.64mi
6607 NW Altus St Bentonville, AR	3.0	2.0	1256	$1,450	$1.15	25d	1	0.67mi
6619 NW Altus St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	25d	1	0.67mi
6603 NW Altus St Bentonville, AR	3.0	2.0	1251	$1,495	$1.20	25d	1	0.67mi
6600 NW Altus St Highfill, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.70mi
313 NW 65th Ave Bentonville, AR	3.0	2.0	1250	$1,450	$1.16	25d	1	0.70mi
6605 NW Vandergriff St Bentonville, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.72mi
6608 NW Vandergriff St Highfill, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.75mi
210 NW 67th Ave Bentonville, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.82mi
6503 NW Kathleen St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	25d	1	0.91mi
6307 NW Kathleen St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	25d	1	0.92mi
6502 NW Kathleen St Bentonville, AR	3.0	2.0	1250	$1,495	$1.20	25d	1	0.93mi
111 NW 63rd Ave Bentonville, AR	2.0–4.0	2.0	1116	$1,610	$1.44	15d	19	0.93mi
6500 NW Kathleen St Bentonville, AR	3.0	2.0	1250	$1,450	$1.16	25d	1	0.94mi

Listing history 5 events

1. 2026-05-23
   price $265,000
2. 2026-05-08
   listed $275,000 Active
3. 2018-10-31
   soldstatus $144,946
4. 2018-10-26
   soldstatus $144,946 41-char remark

   Show marketing remark (41 chars)

   Picture is a rendering. Takes are unknown

5. 2018-08-29
   listed $144,946 41-char remark

   Show marketing remark (41 chars)

   Picture is a rendering. Takes are unknown

ⓘ 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: $1,562 · $130/mo
• Projected year-2 tax: $1,696 · $141/mo
• Expected delta: +$134/yr (+$11/mo · 8.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,479
• − Mortgage interest: −$14,844
• − Property taxes: −$1,562
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$7,709
• Taxable loss: −$9,078
• Est. tax savings @ 24.0%: +$2,179
• After-tax cash flow: $-1,996/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 — Highfill

• Score: 67/100
• State rank: #97
• US rank: #10302

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highfill, 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

+82.8% since first listed

5 events — show timeline

• 2026-05-23 Price Changed $265,000 NWARMLS
• 2026-05-08 Listed $275,000 NWARMLS
• 2018-10-31 Sold (Public Records) $144,946 Public Records
• 2018-10-26 Sold (MLS) $144,946 NWARMLS
• 2018-08-29 Listed $144,946 NWARMLS

Property tax history

+25.6%/yr

Latest (2025): $1,562 · +1.6% YoY. Source: county tax records.