701 NW 67th Ave · Highfill, AR 72713

$325,000

4 bd · 2.5 ba · 2,044 sqft · SingleFamily public records · 51 Days on market

Built 2018 0.29 ac lot Est $392k · 17% under $8/mo HOA

---

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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

RD Eligible! ($0 Down) New 3br 2.5 bath 2-story home with a nice covered front porch and a 2-10 warranty situated on a corner lot.

Key facts

• Private office
• Corner lot
• New roof

Tags

• CORNER LOT
• PRIVATE OFFICE
• NEW ROOF

Property features AI

Finance

• HOA & community: Annual association fee of $100

Exterior

• Parking: Attached garage; Asphalt driveway; Garage door opener; 2 covered parking spaces
• Security: Fire alarm; Smoke detectors
• Utilities: Electricity available; Natural gas available; Public water
• Home design: Two-story home; Resale (less than 25 years old)
• Construction: Vinyl siding; Architectural shingle roof; Slab foundation
• Exterior features: Patio; Privacy wood fencing; Corner lot; Subdivision; Private road frontage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Microwave hood fan; Electric range; Electric oven; Smooth cooktop; Refrigerator; Water heater
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Pantry; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-457 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (39.5% below list).
• Recommended offer: $197k (39.5% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; list at $325k implies a 86% 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 $196,510 (39.5% 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 51 days. Have you received any prior offers? Is the seller open to a 40% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.60% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 13.8

CMA / ARV

• ARV (on-the-fly): $392,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 NW 70th Ave	0.20mi	3/2.5 (-1)	2,021 (-1%)	2mo	$345,000	$171	82
6408 NW Zella St	0.13mi	4/3.0	1,887 (-8%)	1mo	$373,183	$198	78
6312 NW Zella St	0.16mi	4/3.0	1,887 (-8%)	1mo	$377,778	$200	77
6417 NW Harley St	0.13mi	3/2.0 (-1)	1,805 (-12%)	3mo	$360,000	$199	65
6401 NW Harley St	0.16mi	3/2.0 (-1)	1,805 (-12%)	1mo	$357,287	$198	65
6308 NW Zella St	0.17mi	3/2.0 (-1)	1,805 (-12%)	5mo	$358,633	$199	61
406 NW 59th Ave	0.66mi	3/2.0 (-1)	1,968 (-4%)	6mo	$349,000	$177	52
6008 NW Meade St	0.38mi	3/2.0 (-1)	1,761 (-14%)	3mo	$333,000	$189	50
5909 Sherman St	0.40mi	3/2.0 (-1)	1,750 (-14%)	2mo	$326,000	$186	49
424 59th Ave	0.45mi	3/2.0 (-1)	1,782 (-13%)	5mo	$330,000	$185	47
6007 NW Hoover St	0.50mi	3/2.0 (-1)	1,748 (-14%)	2mo	$320,000	$183	44
6002 NW Ettie May St	0.50mi	3/2.0 (-1)	1,762 (-14%)	6mo	$339,000	$192	42

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: 19.4%
• Equity multiple: 2.57×
• Total profit: $142,779
• Equity at exit: $292,786

10-year hold

• IRR: 17.4%
• Equity multiple: 5.77×
• Total profit: $433,941
• Equity at exit: $631,404

Cash invested: $91,000 (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: 13.8×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$161 /mo · $1,935/yr
• Insurance: −$135
• HOA: −$8
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-457

Break-even live

Break-even rent $2,543

Max offer price $244,344

Occupancy floor —

Sensitivity live

Price	-10% $-273	-5% $-365	+0% $-457	+5% $-549	+10% $-641
Rent	-10% $-612	-5% $-534	+0% $-457	+5% $-379	+10% $-301
Rate	-1.0pp $-293	-0.5pp $-374	base $-457	+0.5pp $-541	+1.0pp $-626

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
864 NW Evans Cir Bentonville, AR	4.0	2.0	1497	$1,650	$1.10	25d	1	0.09mi
805 NW 70th Ave Bentonville, AR	3.0	2.5	2021	$2,350	$1.16	16d	1	0.19mi
6103 NW McClellen St Bentonville, AR	4.0	2.0	1433	$1,795	$1.25	25d	1	0.32mi
6002 NW Meade St Bentonville, AR	3.0	2.0	1860	$1,825	$0.98	25d	1	0.42mi
424 NW 59 Ave Bentonville, AR	3.0	2.0	1782	$2,150	$1.21	16d	1	0.46mi
6005 NW Hoover St Bentonville, AR	4.0	2.0	1433	$1,595	$1.11	16d	1	0.51mi
6600 NW Altus St Highfill, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.58mi
6605 NW Vandergriff St Bentonville, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.60mi
6608 NW Vandergriff St Highfill, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.63mi
210 NW 67th Ave Bentonville, AR	4.0	2.0	1454	$1,595	$1.10	16d	1	0.70mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 16 events

1. 2026-06-14
   status $325,000 Pending 51 DOM
2. 2026-06-10
   days on market $325,000 Active 51 DOM
3. 2026-06-09
   days on market $325,000 Active 50 DOM
4. 2026-06-08
   days on market $325,000 Active 49 DOM
5. 2026-06-07
   days on market $325,000 Active 48 DOM
6. 2026-06-05
   days on market $325,000 Active 45 DOM
7. 2026-06-03
   days on market $325,000 Active 44 DOM
8. 2026-06-02
   days on market $325,000 Active 43 DOM
9. 2026-06-01
   days on market $325,000 Active 42 DOM
10. 2026-05-31
    days on market $325,000 Active 41 DOM
11. 2026-05-31
    days on market $325,000 Active 40 DOM
12. 2026-05-11
    price $345,000
13. 2026-04-20
    listed $350,000 Active
14. 2018-08-09
    soldstatus $174,675 130-char remark

    Show marketing remark (130 chars)

    RD Eligible! ($0 Down) New 3br 2.5 bath 2-story home with a nice covered front porch and a 2-10 warranty situated on a corner lot.

15. 2018-08-09
    soldstatus $174,675

    Show marketing remark (130 chars)

    RD Eligible! ($0 Down) New 3br 2.5 bath 2-story home with a nice covered front porch and a 2-10 warranty situated on a corner lot.

16. 2018-03-07
    listed $174,675 130-char remark

    Show marketing remark (130 chars)

    RD Eligible! ($0 Down) New 3br 2.5 bath 2-story home with a nice covered front porch and a 2-10 warranty situated on a corner lot.

ⓘ 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: $1,935 · $161/mo
• Projected year-2 tax: $2,080 · $173/mo
• Expected delta: +$145/yr (+$12/mo · 7.5%)

ⓘ 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: $23,581
• − Mortgage interest: −$18,205
• − Property taxes: −$1,935
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − HOA: −$96
• − Depreciation: −$9,455
• Taxable loss: −$11,507
• Est. tax savings @ 24.0%: +$2,762
• After-tax cash flow: $-2,717/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
• 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

+97.5% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $345,000 NWARMLS
• 2026-04-20 Listed $350,000 NWARMLS
• 2018-08-09 Sold (Public Records) $174,675 Public Records
• 2018-08-09 Sold (MLS) $174,675 NWARMLS
• 2018-03-07 Listed $174,675 NWARMLS

Property tax history

+29.5%/yr

Latest (2025): $1,935 · +2.4% YoY. Source: county tax records.