14 Salen Ln · Bella Vista, AR 72715

$330,000

3 bd · 2.5 ba · 2,272 sqft · SingleFamily public records · 9 Days on market

Built 2001 0.40 ac lot Est $529k · 38% under $40/mo HOA · 2% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.4/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2,345 sq. ft. home situated on a FLAT . 40-acre lot in beautiful Bella Vista. This 3-bedroom, 2 1/2-bath home features a 2-car garage with additional storage area, providing plenty of space for vehicles, tools, and hobbies. The inviting living room is highlighted by a beautiful wood-burning fireplace, creating a warm and welcoming gathering space. New carpeting in the primary bedroom and closet and the sunroom/back porch area, adding comfort and freshness to these spaces. Located near Scottsdale Golf Course and Branchwood Recreation Center, this home offers a convenient location with easy access to many of Bella Vista's amenities. An upstairs bonus area, previously used as craft/ho

Key facts

• Garden area
• 40-acre lot
• Storage shed

Tags

• 40-ACRE LOT
• WOOD-BURNING FIREPLACE
• UPSTAIRS BONUS AREA
• GARDEN AREA
• STORAGE SHED
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: Bella Vista association with a $40 monthly fee; Community amenities include clubhouse, fitness center, golf, playground, pool, sauna, tennis courts, biking, trails/paths, and proximity to a fire station and park

Exterior

• Parking: Attached garage with workshop and garage door opener; Two covered parking spaces
• Security: Smoke detectors
• Utilities: Electricity available; Public water available; Septic tank available
• Home design: Two-story home; Brick and cedar exterior; Architectural shingle roof; Block foundation with crawlspace; Residential zoning; Public road frontage; Has a view
• Construction: Built with brick and cedar; Architectural shingle roof; Block foundation and crawlspace
• Exterior features: Covered patio and porch; Porch; Concrete driveway; TV antenna; Storage structure; Backyard fencing; Corner lot, landscaped, level with hardwood trees and wooded areas; Near park and subdivision views

Interior

• Kitchen: Countertop appliances; Electric cooktop / smooth cooktop; Electric range; Self-cleaning oven; Microwave with hood fan; Disposal; Plumbed for ice maker; Electric water heater
• Bedrooms: Main level bedrooms (two listed with dimensions 11x13 and 13.9x13.6)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Attic; Built-in features; Ceiling fans; Eat-in kitchen; Split bedroom layout; Solar tubes; Walk-in closets; Wired for sound; Window treatments; Interior storage; Double-pane vinyl windows; Window blinds; Accessible approach with ramp; Accessible doors
• Laundry & utility: Washer hookup; Dryer hookup; Utility room (6x8)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $77 ($923/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (20.5% below list).
• Recommended offer: $262k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in Bella Vista — 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 (#111 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Gravette School District (rural): math 49% / reading 45% proficiency, ranked #26 of 238 in AR (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glenn Duffy Elementary School (530 students, 42% FRL); Gravette Middle School (math 59% / reading 54%, grade B, #17 of 201 statewide, top 8%, 486 students, 35% FRL); Gravette High School (math 38% / reading 44%, grade F, #43 of 292 statewide, top 15%, 616 students, 33% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 838 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $262,213 (20.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.79% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $529,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Daviot Ln	0.32mi	3/2.0	2,344 (+3%)	1mo	$530,000	$226	77
5 Brims Ness Ln	0.37mi	3/2.5	2,300 (+1%)	8mo	$539,900	$235	74
19 Nairn Ln	0.58mi	3/2.5	2,240 (-1%)	3mo	$525,000	$234	68
47 Eriboll Ln	0.40mi	3/2.5	2,178 (-4%)	8mo	$522,000	$240	68
21 Salen Ln	0.07mi	4/2.0 (+1)	1,975 (-13%)	1mo	$408,000	$207	67
7 Torran Ln	0.34mi	2/2.0 (-1)	2,060 (-9%)	1mo	$480,000	$233	61
52 Morvan Dr	0.27mi	4/3.0 (+1)	2,530 (+11%)	4mo	$540,000	$213	58
19 Fountainhall Ln	0.39mi	3/2.0	2,016 (-11%)	9mo	$455,000	$226	54
22 Cromarty Ln	0.41mi	3/2.5	2,594 (+14%)	6mo	$725,000	$279	52
3 Carrick Cir	0.71mi	3/3.0	2,448 (+8%)	9mo	$675,000	$276	44
4 Stobo Ln	0.59mi	3/2.0	2,032 (-11%)	10mo	$450,000	$221	44
4 Skelton Dr	0.75mi	2/2.0 (-1)	2,076 (-9%)	7mo	$385,000	$185	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-48,713
• Equity at exit: $49,204

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-36,666
• Equity at exit: $28,532

Cash invested: $92,400 (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 72715

• Home prices YoY: -6.6%
• Active inventory: 838
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,622 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$87 /mo · $1,038/yr
• Insurance: −$138
• HOA: −$40
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $77

Break-even live

Break-even rent $2,525

Max offer price $330,000

Occupancy floor 92%

Sensitivity live

Price	-10% $264	-5% $170	+0% $77	+5% $-17	+10% $-110
Rent	-10% $-130	-5% $-27	+0% $77	+5% $180	+10% $284
Rate	-1.0pp $243	-0.5pp $161	base $77	+0.5pp $-9	+1.0pp $-96

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Morvan Dr Bella Vista, AR	3.0	2.0	1706	$1,875	$1.10	16d	1	0.16mi
1 Marykirk Ln Unit 1221821P Bella Vista, AR	4.0	3.0	3035	$8,057	$2.65	25d	1	0.60mi
7 Dundonald Ln Bella Vista, AR	3.0	2.0	1870	$2,500	$1.34	16d	1	0.80mi
79 Sherlock Dr Bella Vista, AR	3.0	2.0	2082	$1,875	$0.90	25d	1	0.88mi
21 Kirkcudbright Ln Bella Vista, AR	3.0	2.0	1600	$1,895	$1.18	45d	1	0.91mi
7 Angus Ln Bella Vista, AR	3.0	2.0	1640	$2,200	$1.34	45d	1	0.91mi
28 Stronsay Cir Bella Vista, AR	3.0	2.0	1654	$2,200	$1.33	45d	1	0.96mi
28 McKenzie Dr Bella Vista, AR	3.0	2.0	1750	$2,400	$1.37	16d	1	0.98mi
1 Scotsdale Pl Unit 1257580P Bella Vista, AR	3.0	2.0	2066	$2,793	$1.35	23d	1	0.98mi
47 Glasgow Dr Bella Vista, AR	3.0	2.0	1870	$2,550	$1.36	16d	1	1.06mi
7 Prestwick Ln Bella Vista, AR	3.0	2.5	1764	$1,950	$1.11	16d	1	1.15mi
32 Cheviot Ln Unit 1221944P Bella Vista, AR	4.0	3.0	3282	$10,332	$3.15	45d	1	1.19mi
9 Selkirk Dr Bella Vista, AR	3.0	2.0	2400	$2,595	$1.08	23d	1	1.30mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 7 events

1. 2026-06-21
   days on market $330,000 Active 9 DOM
2. 2026-06-18
   days on market $330,000 Active 6 DOM
3. 2026-06-17
   days on market $330,000 Active 5 DOM
4. 2026-06-16
   days on market $330,000 Active 4 DOM
5. 2026-06-15
   days on market $330,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $330,000 Active 1 DOM

ⓘ 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: $1,038 · $87/mo
• Projected year-2 tax: $2,112 · $176/mo
• Expected delta: +$1,074/yr (+$89/mo · 103.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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: $31,466
• − Mortgage interest: −$18,485
• − Property taxes: −$1,038
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − HOA: −$480
• − Depreciation: −$9,600
• Taxable loss: −$4,823
• Est. tax savings @ 24.0%: +$1,157
• After-tax cash flow: $2,080/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: Gravette School District
• NCES district ID: 0506840
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $50,964
• Composite: 40.41/100
• National rank: #3728
• State rank: #26 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): 17,288
• Household income: $82,447
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 107.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 12% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% 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: ▼ -21.53%
• Current HPI: 304.946
• 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

1 event — show timeline

• 2026-06-12 Listed $330,000 NWARMLS

Property tax history

-0.5%/yr

Latest (2025): $1,038 · -7.8% YoY. Source: county tax records.