6 Burns Cir · Bella Vista, AR 72714

$585,000

5 bd · 3.0 ba · 3,310 sqft · SingleFamily public records · 76 Days on market

Built 2004 0.70 ac lot Est $642k · 9% under $5/mo HOA

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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).

• ARV discount +11.5/15.0
• Cash flow +6.0/30.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Updated home on SEWER nestled at end of quiet cul-de-sac with double lot. Upgrades include new HVAC, hardwood flooring throughout main level, fresh interior paint, new light fixtures, and plumbing installation of gas insert and log set for FR fireplace. New 2-level deck with stairs to ground level, which is ideal for entertaining. Kitchen boasts quartz countertops, beautiful cabinetry, S/S appliances, an abundance of countertop space and storage, plus the chef will appreciate brand new oven range conversion from electric to propane. Owner’s Primary Suite is spacious and includes sitting area overlooking beautiful views of nature. Lower level consists of BR #4, Full BA #3, Bonus Room w/ wet bar, two flex rooms (currently used as offices), extra storage room, plus an entrance to the lower covered deck and fully-fenced backyard. Outdoor enthusiasts will enjoy the lakes, golf courses, & numerous trails nearby. This gem is a nature lover's dream and has it all…luxury, layout, and location.

Key facts

• Bosch dishwasher
• Primary suite
• Gas fireplace

Tags

• BENTONVILLE SCHOOL DISTRICT
• HARDWOOD FLOORS
• GAS STOVE
• BOSCH DISHWASHER
• GAS FIREPLACE
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $585k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $386k (34.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (44.9% below list).
• Recommended offer: $322k (44.9% below list) — sets the bar for 1% rule.

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.
• 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: 475 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent runs 38% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($4k loan paydown + $8k appreciation (1.4% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($550k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $322,341 (44.9% 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. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.55% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.25%
• DSCR: 0.63
• GRM: 15.1

CMA / ARV

• ARV (on-the-fly): $642,140
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Overton Dr	0.48mi	5/3.0	3,403 (+3%)	12mo	$660,000	$194	63
94 Overton Dr	0.49mi	4/3.0 (-1)	2,826 (-15%)	4mo	$476,000	$168	44
107 Overton St	0.48mi	4/3.0 (-1)	3,109 (-6%)	23mo	$660,000	$212	43

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

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.70×
• Total profit: $-49,858
• Equity at exit: $211,512

10-year hold

• IRR: -0.6%
• Equity multiple: 0.92×
• Total profit: $-12,746
• Equity at exit: $290,444

Cash invested: $163,800 (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 72714

• Home prices YoY: 0.5%
• Active inventory: 475
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $3,223 medium
• Mortgage (P&I): −$3,068
• Tax from tax record: −$356 /mo · $4,271/yr
• Insurance: −$244
• HOA: −$5
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $-1,126

Break-even live

Break-even rent $4,649

Max offer price $386,094

Occupancy floor —

Sensitivity live

Price	-10% $-795	-5% $-960	+0% $-1,126	+5% $-1,292	+10% $-1,457
Rent	-10% $-1,381	-5% $-1,253	+0% $-1,126	+5% $-999	+10% $-871
Rate	-1.0pp $-831	-0.5pp $-977	base $-1,126	+0.5pp $-1,278	+1.0pp $-1,432

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: $146,250
• Closing costs: $17,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Mawnan Ln Unit 1297040P Bella Vista, AR	5.0	3.0	2507	$5,460	$2.18	22d	1	0.32mi

HOA detail

• Monthly dues: $5 · $60/yr
• Likely covers: sewergaselectric

Listing history 13 events

1. 2026-04-28
   status Pending
2. 2026-02-11
   listed $585,000 Active
3. 2025-02-24
   soldstatus $520,000
4. 2025-02-20
   soldstatus $520,000 Closed 1017-char remark

   Show marketing remark (1017 chars)

   Updated home on SEWER nestled at end of quiet cul-de-sac with double lot. Upgrades include new HVAC, hardwood flooring throughout main level, fresh interior paint, new light fixtures, and plumbing installation of gas insert and log set for FR fireplace. New 2-level deck with stairs to ground level, which is ideal for entertaining. Kitchen boasts quartz countertops, beautiful cabinetry, S/S appliances, an abundance of countertop space and storage, plus the chef will appreciate brand new oven range conversion from electric to propane. Owner’s Primary Suite is spacious and includes sitting area overlooking beautiful views of nature. Lower level consists of BR #4, Full BA #3, Bonus Room w/ wet bar, two flex rooms (currently used as offices), extra storage room, plus an entrance to the lower covered deck and fully-fenced backyard. Outdoor enthusiasts will enjoy the lakes, golf courses, & numerous trails nearby. This gem is a nature lover's dream and has it all…luxury, layout, and location.

5. 2025-01-20
   status Pending 1017-char remark

   Show marketing remark (1017 chars)

   Updated home on SEWER nestled at end of quiet cul-de-sac with double lot. Upgrades include new HVAC, hardwood flooring throughout main level, fresh interior paint, new light fixtures, and plumbing installation of gas insert and log set for FR fireplace. New 2-level deck with stairs to ground level, which is ideal for entertaining. Kitchen boasts quartz countertops, beautiful cabinetry, S/S appliances, an abundance of countertop space and storage, plus the chef will appreciate brand new oven range conversion from electric to propane. Owner’s Primary Suite is spacious and includes sitting area overlooking beautiful views of nature. Lower level consists of BR #4, Full BA #3, Bonus Room w/ wet bar, two flex rooms (currently used as offices), extra storage room, plus an entrance to the lower covered deck and fully-fenced backyard. Outdoor enthusiasts will enjoy the lakes, golf courses, & numerous trails nearby. This gem is a nature lover's dream and has it all…luxury, layout, and location.

6. 2024-12-03
   price $520,000 1017-char remark

   Show marketing remark (1017 chars)

   Updated home on SEWER nestled at end of quiet cul-de-sac with double lot. Upgrades include new HVAC, hardwood flooring throughout main level, fresh interior paint, new light fixtures, and plumbing installation of gas insert and log set for FR fireplace. New 2-level deck with stairs to ground level, which is ideal for entertaining. Kitchen boasts quartz countertops, beautiful cabinetry, S/S appliances, an abundance of countertop space and storage, plus the chef will appreciate brand new oven range conversion from electric to propane. Owner’s Primary Suite is spacious and includes sitting area overlooking beautiful views of nature. Lower level consists of BR #4, Full BA #3, Bonus Room w/ wet bar, two flex rooms (currently used as offices), extra storage room, plus an entrance to the lower covered deck and fully-fenced backyard. Outdoor enthusiasts will enjoy the lakes, golf courses, & numerous trails nearby. This gem is a nature lover's dream and has it all…luxury, layout, and location.

7. 2024-10-31
   listed $525,000 Active 1017-char remark

   Show marketing remark (1017 chars)

   Updated home on SEWER nestled at end of quiet cul-de-sac with double lot. Upgrades include new HVAC, hardwood flooring throughout main level, fresh interior paint, new light fixtures, and plumbing installation of gas insert and log set for FR fireplace. New 2-level deck with stairs to ground level, which is ideal for entertaining. Kitchen boasts quartz countertops, beautiful cabinetry, S/S appliances, an abundance of countertop space and storage, plus the chef will appreciate brand new oven range conversion from electric to propane. Owner’s Primary Suite is spacious and includes sitting area overlooking beautiful views of nature. Lower level consists of BR #4, Full BA #3, Bonus Room w/ wet bar, two flex rooms (currently used as offices), extra storage room, plus an entrance to the lower covered deck and fully-fenced backyard. Outdoor enthusiasts will enjoy the lakes, golf courses, & numerous trails nearby. This gem is a nature lover's dream and has it all…luxury, layout, and location.

8. 2022-02-15
   soldstatus $407,000
9. 2022-02-11
   soldstatus $407,000 Closed 445-char remark

   Show marketing remark (445 chars)

   Room for everything! This home is flexible for all kinds of lifestyles. Do you have an empty nest, but have lots of guests? Need separate bedrooms for all the kids? Need 2 home offices? This home can accommodate! High ceilings, updated kitchen, 2 decks, bedrooms up and down! Basement offers a 2nd large living space, storage and 3 flex rooms. Sells with 2nd lot next door. New Roof 2021. Property must connect to sewer within 90 days of sale.

10. 2021-12-26
    status Pending 445-char remark

    Show marketing remark (445 chars)

    Room for everything! This home is flexible for all kinds of lifestyles. Do you have an empty nest, but have lots of guests? Need separate bedrooms for all the kids? Need 2 home offices? This home can accommodate! High ceilings, updated kitchen, 2 decks, bedrooms up and down! Basement offers a 2nd large living space, storage and 3 flex rooms. Sells with 2nd lot next door. New Roof 2021. Property must connect to sewer within 90 days of sale.

11. 2021-11-15
    status Active 445-char remark

    Show marketing remark (445 chars)

    Room for everything! This home is flexible for all kinds of lifestyles. Do you have an empty nest, but have lots of guests? Need separate bedrooms for all the kids? Need 2 home offices? This home can accommodate! High ceilings, updated kitchen, 2 decks, bedrooms up and down! Basement offers a 2nd large living space, storage and 3 flex rooms. Sells with 2nd lot next door. New Roof 2021. Property must connect to sewer within 90 days of sale.

12. 2021-11-03
    historical 445-char remark

    Show marketing remark (445 chars)

    Room for everything! This home is flexible for all kinds of lifestyles. Do you have an empty nest, but have lots of guests? Need separate bedrooms for all the kids? Need 2 home offices? This home can accommodate! High ceilings, updated kitchen, 2 decks, bedrooms up and down! Basement offers a 2nd large living space, storage and 3 flex rooms. Sells with 2nd lot next door. New Roof 2021. Property must connect to sewer within 90 days of sale.

13. 2021-08-11
    listed $407,000 445-char remark

    Show marketing remark (445 chars)

    Room for everything! This home is flexible for all kinds of lifestyles. Do you have an empty nest, but have lots of guests? Need separate bedrooms for all the kids? Need 2 home offices? This home can accommodate! High ceilings, updated kitchen, 2 decks, bedrooms up and down! Basement offers a 2nd large living space, storage and 3 flex rooms. Sells with 2nd lot next door. New Roof 2021. Property must connect to sewer within 90 days of sale.

ⓘ 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: $4,271 · $356/mo
• Projected year-2 tax: $4,271 · $356/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 4/10 Moderate
• 🌡 Heat 5/10 Major 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: $38,681
• − Mortgage interest: −$32,769
• − Property taxes: −$4,271
• − Insurance: −$2,925
• − Repairs & maintenance: −$3,094
• − Management: −$3,094
• − HOA: −$60
• − Depreciation: −$17,018
• Taxable loss: −$24,551
• Est. tax savings @ 24.0%: +$5,892
• After-tax cash flow: $-7,619/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 — 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): 14,350
• Household income: $103,125
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 61.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% 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: ▲ 1.38%
• Current HPI: 307.5796
• 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

+43.7% since first listed

13 events — show timeline

• 2026-04-28 Pending — NWARMLS
• 2026-02-11 Listed $585,000 NWARMLS
• 2025-02-24 Sold (Public Records) $520,000 Public Records
• 2025-02-20 Sold (MLS) $520,000 NWARMLS
• 2025-01-20 Pending — NWARMLS
• 2024-12-03 Price Changed $520,000 NWARMLS
• 2024-10-31 Listed $525,000 NWARMLS
• 2022-02-15 Sold (Public Records) $407,000 Public Records
• 2022-02-11 Sold (MLS) $407,000 NWARMLS
• 2021-12-26 Pending — NWARMLS
• 2021-11-15 Relisted — NWARMLS
• 2021-11-03 Delisted — NWARMLS
• 2021-08-11 Listed $407,000 NWARMLS

Property tax history

+6.3%/yr

Latest (2025): $4,271 · +26.5% YoY. Source: county tax records.