11804 Dogwood Dr · Lost Bridge Village, AR 72732

$367,400

2 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 114 Days on market

Built 1976 0.35 ac lot $22/mo HOA

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked into the trees with panoramic views of Beaver Lake, this private, modern treehouse retreat is the escape everyone dreams about -- and few ever find. Elevated above the shoreline, this home delivers front-row lake views from three expansive decks designed for sunset cocktails, morning coffee, and unforgettable nights under the stars. Whether you're seeking the ultimate Beaver Lake getaway or a high-performing short-term rental, this property checks every box. Offered fully furnished (with acceptable offer), it's a true turnkey opportunity ready to generate income from day one. Recent upgrades include new HVAC (2022), new LVP flooring (2023), new dishwasher, refreshed deck stain (2023), and a newer roof -- meaning the big-ticket items are already handled. Ample parking accommodates guests and your boat with ease. Even better? The sale includes a contiguous, buildable lot -- protect your view, build a garage, expand the footprint, or hold as an investment. Located just minutes from Lost Bridge Marina and within walking distance to the pool, rec center, tennis courts, boat launch, library, and private airstrip -- this is lake living without compromise.

Key facts

• Recent upgrades
• Expansive decks
• New hvac

Tags

• PANORAMIC VIEWS
• FRONT-ROW LAKE VIEWS
• EXPANSIVE DECKS
• RECENT UPGRADES
• NEW HVAC
• NEW LVP FLOORING

Property features AI

Finance

• HOA & community: Lost Bridge POA (approximately $22 monthly); Community amenities: fitness center, playground, recreation area, tennis courts, trails/paths, lake access, nearby park, pool, near fire station

Exterior

• Parking: Gravel/unpaved driveway (shared county road frontage)
• Security: Smoke detector(s)
• Utilities: Electricity available; High-speed internet available; Phone available; Public water; Public sewer
• Home design: 2-story home; Full finished walk-out basement; Block foundation; Has a view
• Construction: Cedar exterior; Asphalt shingle roof
• Exterior features: Covered porch; Deck; Patio; Gravel and unpaved driveway; TV antenna; Landscaped lot; Near park; Outside city limits; Subdivision setting; Sloped lot; Views; Beaver Lake nearby

Interior

• Kitchen: Eat-in kitchen (15 x 7); Dishwasher; Plumbed for ice maker
• Bedrooms: Bedroom in basement (16.6 x 12); Additional bedroom in basement (16 x 19)
• Flooring: Carpet; Luxury vinyl plank; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Built-in features; Ceiling fan(s); Eat-in kitchen; Programmable thermostat; Window treatments; Double pane vinyl windows with blinds
• Laundry & utility: Electric water heater; Utility room in basement (7.7 x 6.4)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $367k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $367k).
• Recommended offer: $334k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 2.8% in Lost Bridge Village — 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 57/100 on livability (#348 in AR) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B+, employment B; Watch: cost of living C-, schools F, amenities F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($3k loan paydown + $28k appreciation (7.6% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $103k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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.

Recommended offer $334,334 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.47% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.81%
• DSCR: 2.01
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.4%
• Equity multiple: 3.59×
• Total profit: $266,673
• Equity at exit: $269,369

10-year hold

• IRR: 33.5%
• Equity multiple: 7.62×
• Total profit: $680,987
• Equity at exit: $525,652

Cash invested: $102,872 (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 72732

• Home prices YoY: 2.1%
• Active inventory: 129
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $5,418 medium
• Mortgage (P&I): −$1,927
• Tax from tax record: −$223 /mo · $2,678/yr
• Insurance: −$153
• HOA: −$22
• Vacancy / Maint / Mgmt: −$1,138
• Net cashflow: $1,955

Break-even live

Break-even rent $2,943

Max offer price $367,400

Occupancy floor 59%

Sensitivity live

Price	-10% $2,163	-5% $2,059	+0% $1,955	+5% $1,851	+10% $1,747
Rent	-10% $1,527	-5% $1,741	+0% $1,955	+5% $2,169	+10% $2,383
Rate	-1.0pp $2,140	-0.5pp $2,049	base $1,955	+0.5pp $1,860	+1.0pp $1,763

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: $91,850
• Closing costs: $11,022
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11889 White Oak Dr Unit 1221899P Garfield, AR	3.0	2.0	1280	$5,605	$4.38	44d	1	0.04mi
10800 Red Bluff Rd Garfield, AR	2.0	2.0	1500	$2,250	$1.50	24d	1	1.45mi

HOA detail

• Monthly dues: $22 · $264/yr
• Likely covers: pool

Listing history 38 events

1. 2026-06-18
   days on market $367,400 Active 114 DOM
2. 2026-06-17
   days on market $367,400 Active 113 DOM
3. 2026-06-16
   days on market $367,400 Active 112 DOM
4. 2026-06-15
   days on market $367,400 Active 111 DOM
5. 2026-06-14
   days on market $367,400 Active 109 DOM
6. 2026-06-13
   days on market $367,400 Active 108 DOM
7. 2026-06-10
   days on market $367,400 Active 106 DOM
8. 2026-06-09
   days on market $367,400 Active 105 DOM
9. 2026-06-08
   days on market $367,400 Active 104 DOM
10. 2026-06-07
    days on market $367,400 Active 103 DOM
11. 2026-06-05
    days on market $367,400 Active 100 DOM
12. 2026-06-03
    days on market $367,400 Active 99 DOM
13. 2026-06-02
    days on market $367,400 Active 98 DOM
14. 2026-06-01
    days on market $367,400 Active 97 DOM
15. 2026-05-31
    days on market $367,400 Active 96 DOM
16. 2026-05-31
    days on market $367,400 Active 95 DOM
17. 2026-03-05
    price $367,400 1173-char remark

    Show marketing remark (1173 chars)

    Tucked into the trees with panoramic views of Beaver Lake, this private, modern treehouse retreat is the escape everyone dreams about -- and few ever find. Elevated above the shoreline, this home delivers front-row lake views from three expansive decks designed for sunset cocktails, morning coffee, and unforgettable nights under the stars. Whether you're seeking the ultimate Beaver Lake getaway or a high-performing short-term rental, this property checks every box. Offered fully furnished (with acceptable offer), it's a true turnkey opportunity ready to generate income from day one. Recent upgrades include new HVAC (2022), new LVP flooring (2023), new dishwasher, refreshed deck stain (2023), and a newer roof -- meaning the big-ticket items are already handled. Ample parking accommodates guests and your boat with ease. Even better? The sale includes a contiguous, buildable lot -- protect your view, build a garage, expand the footprint, or hold as an investment. Located just minutes from Lost Bridge Marina and within walking distance to the pool, rec center, tennis courts, boat launch, library, and private airstrip -- this is lake living without compromise.

18. 2026-03-05
    price $367,400

    Show marketing remark (1173 chars)

    Tucked into the trees with panoramic views of Beaver Lake, this private, modern treehouse retreat is the escape everyone dreams about -- and few ever find. Elevated above the shoreline, this home delivers front-row lake views from three expansive decks designed for sunset cocktails, morning coffee, and unforgettable nights under the stars. Whether you're seeking the ultimate Beaver Lake getaway or a high-performing short-term rental, this property checks every box. Offered fully furnished (with acceptable offer), it's a true turnkey opportunity ready to generate income from day one. Recent upgrades include new HVAC (2022), new LVP flooring (2023), new dishwasher, refreshed deck stain (2023), and a newer roof -- meaning the big-ticket items are already handled. Ample parking accommodates guests and your boat with ease. Even better? The sale includes a contiguous, buildable lot -- protect your view, build a garage, expand the footprint, or hold as an investment. Located just minutes from Lost Bridge Marina and within walking distance to the pool, rec center, tennis courts, boat launch, library, and private airstrip -- this is lake living without compromise.

19. 2026-02-24
    listed $374,900 Active 1173-char remark

    Show marketing remark (1173 chars)

    Tucked into the trees with panoramic views of Beaver Lake, this private, modern treehouse retreat is the escape everyone dreams about -- and few ever find. Elevated above the shoreline, this home delivers front-row lake views from three expansive decks designed for sunset cocktails, morning coffee, and unforgettable nights under the stars. Whether you're seeking the ultimate Beaver Lake getaway or a high-performing short-term rental, this property checks every box. Offered fully furnished (with acceptable offer), it's a true turnkey opportunity ready to generate income from day one. Recent upgrades include new HVAC (2022), new LVP flooring (2023), new dishwasher, refreshed deck stain (2023), and a newer roof -- meaning the big-ticket items are already handled. Ample parking accommodates guests and your boat with ease. Even better? The sale includes a contiguous, buildable lot -- protect your view, build a garage, expand the footprint, or hold as an investment. Located just minutes from Lost Bridge Marina and within walking distance to the pool, rec center, tennis courts, boat launch, library, and private airstrip -- this is lake living without compromise.

20. 2026-02-24
    listed $374,900 Active

    Show marketing remark (1173 chars)

    Tucked into the trees with panoramic views of Beaver Lake, this private, modern treehouse retreat is the escape everyone dreams about -- and few ever find. Elevated above the shoreline, this home delivers front-row lake views from three expansive decks designed for sunset cocktails, morning coffee, and unforgettable nights under the stars. Whether you're seeking the ultimate Beaver Lake getaway or a high-performing short-term rental, this property checks every box. Offered fully furnished (with acceptable offer), it's a true turnkey opportunity ready to generate income from day one. Recent upgrades include new HVAC (2022), new LVP flooring (2023), new dishwasher, refreshed deck stain (2023), and a newer roof -- meaning the big-ticket items are already handled. Ample parking accommodates guests and your boat with ease. Even better? The sale includes a contiguous, buildable lot -- protect your view, build a garage, expand the footprint, or hold as an investment. Located just minutes from Lost Bridge Marina and within walking distance to the pool, rec center, tennis courts, boat launch, library, and private airstrip -- this is lake living without compromise.

21. 2026-01-19
    listed $359,900 Active 561-char remark

    Show marketing remark (561 chars)

    Lake view, private treehouse setting, near the shores of Beaver Lake! Ample parking with space for your boat and two separate parcels. 3 decks provide the perfect space for entertaining. New HVAC 2022, new dishwasher, new LVP flooring 2023, new stain on deck 2023, newer roof comes fully furnished. Close to Lost Bridge Village amenities, walk to the pool/rec room, lake, tennis, pickleball courts, and library. Less than 5 minutes to Lost Bridge Marina and Lost Bridge South. Price includes buildable contiguous lot off White Oak. I bet this doesn't last long!

22. 2024-02-28
    soldstatus $340,000 Closed
23. 2024-02-19
    status Pending
24. 2024-02-19
    status Active
25. 2024-02-13
    historical
26. 2023-11-22
    price $350,000
27. 2023-11-04
    status Active
28. 2023-10-30
    status Pending
29. 2023-10-25
    price $360,000
30. 2023-10-05
    listed $380,000 Active
31. 2020-12-08
    soldstatus $175,000
32. 2020-12-04
    soldstatus $175,000
33. 2020-11-20
    listed $175,000
34. 2013-11-18
    soldstatus $122,500
35. 2013-11-15
    soldstatus $122,500
36. 2013-06-13
    listed $128,500
37. 2010-04-29
    soldstatus $110,000
38. 2003-09-09
    soldstatus $66,000

ⓘ 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: $2,678 · $223/mo
• Projected year-2 tax: $2,678 · $223/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $65,019
• − Mortgage interest: −$20,580
• − Property taxes: −$2,678
• − Insurance: −$1,837
• − Repairs & maintenance: −$5,201
• − Management: −$5,201
• − HOA: −$264
• − Depreciation: −$10,688
• Taxable income: $18,569
• Est. tax owed @ 24.0%: −$4,456
• After-tax cash flow: $19,009/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Lost Bridge Village

• Score: 57/100
• State rank: #348
• US rank: #21912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lost Bridge Village, AR
• Population (ZIP): 5,493

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 0.56)
• Race & ethnicity: White 65% Two or more races 27% Hispanic / Latino 11% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Danish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 7.61%
• Current HPI: 368.3932
• Rent YoY: —
• Metro: —
• 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

+456.7% since first listed

22 events — show timeline

• 2026-03-05 Price Changed $367,400 OGAR
• 2026-03-05 Price Changed $367,400 NWARMLS
• 2026-02-24 Listed $374,900 NWARMLS
• 2026-02-24 Listed $374,900 OGAR
• 2026-01-19 Listed $359,900 ForSaleByOwner.com
• 2024-02-28 Sold (MLS) $340,000 NWARMLS
• 2024-02-19 Pending — NWARMLS
• 2024-02-19 Relisted — NWARMLS
• 2024-02-13 Delisted — NWARMLS
• 2023-11-22 Price Changed $350,000 NWARMLS
• 2023-11-04 Relisted — NWARMLS
• 2023-10-30 Pending — NWARMLS
• 2023-10-25 Price Changed $360,000 NWARMLS
• 2023-10-05 Listed $380,000 NWARMLS
• 2020-12-08 Sold (Public Records) $175,000 Public Records
• 2020-12-04 Sold (MLS) $175,000 NWARMLS
• 2020-11-20 Listed $175,000 NWARMLS
• 2013-11-18 Sold (Public Records) $122,500 Public Records
• 2013-11-15 Sold (MLS) $122,500 NWARMLS
• 2013-06-13 Listed $128,500 NWARMLS
• 2010-04-29 Sold (Public Records) $110,000 Public Records
• 2003-09-09 Sold (Public Records) $66,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $2,678 · +72.9% YoY. Source: county tax records.