4828 Tall Grass Dr · Benton, AR 72019

$162,000

3 bd · 2.0 ba · 1,274 sqft · SingleFamily public records · 4 Days on market

Built 2009 6,098 sqft lot Est $196k · 17% under

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Why this score? — see what drove the C+ 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the best deal on the market — where the price is low and the potential is HIGH! This 3 bedroom, 2 bathroom home is sitting in a fantastic neighborhood just around the corner from the world-famous new Buc-ee’s coming to Benton! That means snacks, brisket sandwiches, and the cleanest bathrooms in America are practically in your backyard. Inside, you’ll find a solid home with great bones. Sure, it could use a little TLC… but we’re talking “weekend projects and paint brushes, ” not “call a demolition crew. ” Whether you’re a first-time buyer, investor, or HGTV enthusiast with a Pinterest board and a dream, this one has serious upside. Cash or conventional financing only. Homes at this price in this location don’t last long — especially ones this close to Beaver Nugget paradise.

Key facts

• Close to buc-ee's
• Solid home
• Detached

Tags

• CLOSE TO BUC-EE'S
• SOLID HOME
• DETACHED

Property features AI

Finance

• Other: Approximate living area: 1,274; Approximate lot size: 6,240 sq ft (0.14 acre)

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Public water
• Home design: Single-family property; Located in THE MEADOWS @ CENTENNIAL VALLEY, Benton, Saline County
• Construction: Composition roof; Slab foundation
• Exterior features: Metal/vinyl siding; Paved road access; Level, corner lot in a subdivision

Interior

• Kitchen: Electric range
• Flooring: Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Concrete floors; Laundry room
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Cap rate 7.8% vs local median 4.4% in Benton — 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 66/100 on livability (#119 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Benton School District (suburban): math 51% / reading 43% proficiency, ranked #25 of 238 in AR (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benton Middle School (math 54% / reading 40%, grade D+, #46 of 201 statewide, top 24%, 1,367 students, 44% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 237 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y 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 $126k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $162,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $196,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6672 Hollywood Ave	0.22mi	3/2.0	1,243 (-2%)	1mo	$200,000	$161	85
4870 Tall Grass Dr	0.10mi	3/2.0	1,231 (-3%)	7mo	$183,000	$149	84
1202 Meadows Dr	0.10mi	3/2.0	1,222 (-4%)	6mo	$193,000	$158	83
950 James Madison Dr	0.27mi	3/2.0	1,314 (+3%)	1mo	$205,000	$156	81
5741 John Hancock Dr	0.37mi	3/2.0	1,267 (-0%)	1mo	$188,800	$149	81
6656 Hollywood Ave	0.22mi	3/2.0	1,355 (+6%)	1mo	$209,500	$155	78
6641 Hollywood Ave	0.21mi	3/2.0	1,355 (+6%)	3mo	$207,005	$153	77
3341 Wilshire Blvd	0.12mi	3/2.0	1,355 (+6%)	9mo	$208,000	$154	76
5017 Cobblefield Cv	0.27mi	3/2.0	1,355 (+6%)	2mo	$206,000	$152	75
6681 Hollywood Ave	0.21mi	3/2.0	1,422 (+12%)	1mo	$211,900	$149	70
6649 Hollywood Ave	0.21mi	3/2.0	1,422 (+12%)	1mo	$211,500	$149	70
5515 Heritage Valley Dr	0.52mi	3/2.0	1,424 (+12%)	1mo	$225,000	$158	56

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 · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.76×
• Total profit: $-10,718
• Equity at exit: $24,155

10-year hold

• IRR: 5.1%
• Equity multiple: 1.40×
• Total profit: $18,246
• Equity at exit: $14,007

Cash invested: $45,360 (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 72019

• Home prices YoY: -12.2%
• Rents YoY: 4.5%
• Active inventory: 237
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,641 medium
• Mortgage (P&I): −$850
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $203

Break-even live

Break-even rent $1,383

Max offer price $162,000

Occupancy floor 83%

Sensitivity live

Price	-10% $295	-5% $249	+0% $203	+5% $158	+10% $112
Rent	-10% $74	-5% $139	+0% $203	+5% $268	+10% $333
Rate	-1.0pp $285	-0.5pp $245	base $203	+0.5pp $162	+1.0pp $119

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3348 Wilshire Blvd Benton, AR	3.0	2.0	1633	$1,620	$0.99	45d	1	0.13mi

Listing history 15 events

1. 2026-05-19
   listed $162,000 Active 868-char remark

   Show marketing remark (868 chars)

   Welcome to the best deal on the market — where the price is low and the potential is HIGH! This 3 bedroom, 2 bathroom home is sitting in a fantastic neighborhood just around the corner from the world-famous new Buc-ee’s coming to Benton! That means snacks, brisket sandwiches, and the cleanest bathrooms in America are practically in your backyard. Inside, you’ll find a solid home with great bones. Sure, it could use a little TLC… but we’re talking “weekend projects and paint brushes, ” not “call a demolition crew. ” Whether you’re a first-time buyer, investor, or HGTV enthusiast with a Pinterest board and a dream, this one has serious upside. Cash or conventional financing only. Homes at this price in this location don’t last long — especially ones this close to Beaver Nugget paradise.

2. 2026-05-19
   listed $162,000 New Listing

   Show marketing remark (868 chars)

   Welcome to the best deal on the market — where the price is low and the potential is HIGH! This 3 bedroom, 2 bathroom home is sitting in a fantastic neighborhood just around the corner from the world-famous new Buc-ee’s coming to Benton! That means snacks, brisket sandwiches, and the cleanest bathrooms in America are practically in your backyard. Inside, you’ll find a solid home with great bones. Sure, it could use a little TLC… but we’re talking “weekend projects and paint brushes, ” not “call a demolition crew. ” Whether you’re a first-time buyer, investor, or HGTV enthusiast with a Pinterest board and a dream, this one has serious upside. Cash or conventional financing only. Homes at this price in this location don’t last long — especially ones this close to Beaver Nugget paradise.

3. 2020-06-05
   soldstatus $126,000
4. 2020-06-03
   status Under Contract 302-char remark

   Show marketing remark (302 chars)

   Looking for a great home that will Qualify for 100% financing? Come take a look at this one a great open split floor plan 3 bed 2 bath with over 1275 sq ft. This home has a new hvac 2019 new paint. On a corner lot with a fenced yard for the kids to play in a quite area. Call to set up your tour today.

5. 2020-06-03
   soldstatus $126,000 Sold 302-char remark

   Show marketing remark (302 chars)

   Looking for a great home that will Qualify for 100% financing? Come take a look at this one a great open split floor plan 3 bed 2 bath with over 1275 sq ft. This home has a new hvac 2019 new paint. On a corner lot with a fenced yard for the kids to play in a quite area. Call to set up your tour today.

6. 2020-04-16
   historical Take Backups 302-char remark

   Show marketing remark (302 chars)

   Looking for a great home that will Qualify for 100% financing? Come take a look at this one a great open split floor plan 3 bed 2 bath with over 1275 sq ft. This home has a new hvac 2019 new paint. On a corner lot with a fenced yard for the kids to play in a quite area. Call to set up your tour today.

7. 2020-04-05
   listed $132,500 New Listing 302-char remark

   Show marketing remark (302 chars)

   Looking for a great home that will Qualify for 100% financing? Come take a look at this one a great open split floor plan 3 bed 2 bath with over 1275 sq ft. This home has a new hvac 2019 new paint. On a corner lot with a fenced yard for the kids to play in a quite area. Call to set up your tour today.

8. 2017-05-03
   soldstatus $116,500
9. 2017-04-28
   soldstatus $116,500 Sold
10. 2017-04-02
    status Under Contract
11. 2017-03-01
    listed $119,900 New Listing
12. 2009-08-07
    soldstatus $108,900
13. 2009-07-15
    historical
14. 2009-05-20
    listed $108,900
15. 2008-05-22
    soldstatus $920,000

ⓘ 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: $2,108 · $176/mo
• Projected year-2 tax: $2,108 · $176/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $19,689
• − Mortgage interest: −$9,075
• − Property taxes: −$2,108
• − Insurance: −$810
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$4,713
• Taxable loss: −$166
• Est. tax savings @ 24.0%: +$40
• After-tax cash flow: $2,482/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: Benton School District
• NCES district ID: 0502960
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $51,870
• Composite: 40.52/100
• National rank: #3707
• State rank: #25 of 238 in AR

Livability — Benton

• Score: 66/100
• State rank: #119
• US rank: #11460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saline County · 77,216 people
• City population: 58,767
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 30,055
• Household income: $87,869
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 331.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 6% Vietnamese 1%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.95%
• Current HPI: 215.1912
• Rent YoY: ▲ 4.53%
• Metro: Little Rock-North Little Rock-Conway, 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

-82.4% since first listed

17 events — show timeline

• 2026-05-24 Pending — CARMLS
• 2026-05-23 Contingent — HSBOR
• 2026-05-19 Listed $162,000 HSBOR
• 2026-05-19 Listed $162,000 CARMLS
• 2020-06-05 Sold (Public Records) $126,000 Public Records
• 2020-06-03 Pending — CARMLS
• 2020-06-03 Sold (MLS) $126,000 CARMLS
• 2020-04-16 Contingent — CARMLS
• 2020-04-05 Listed $132,500 CARMLS
• 2017-05-03 Sold (Public Records) $116,500 Public Records
• 2017-04-28 Sold (MLS) $116,500 CARMLS
• 2017-04-02 Pending — CARMLS
• 2017-03-01 Listed $119,900 CARMLS
• 2009-08-07 Sold (MLS) $108,900 CARMLS
• 2009-07-15 Listing Removed — CARMLS
• 2009-05-20 Listed $108,900 CARMLS
• 2008-05-22 Sold (Public Records) $920,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,108 · +0.0% YoY. Source: county tax records.