6 GARRISON LN

BELLA VISTA, Arkansas, 72714

Tax DeedpendingSells Aug 11, 2026 · 32 days ago

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Opening bid

$9,793

Assessed value

$48,956

Land $1,600Improvement $47,356

Market / AVM

$244,780

Taxes owed

$9,793

Parcel number: 16-13746-000
Case number: —
Land use: SFR
Beds / baths: 1.5 ba
Building: 1,874 sqft
Acreage: 0.26
Lot size: 11,326 sqft
Year built: —
Owner of record: SAINT, RONALD J
Last sale: $79,500 · 2018-07-24

Legal description

. 13 21N 31W 0.26 ACRES LOT 33 BLOCK 1 HAMPSTEAD ADDITION CITY BELLA VISTA VILLAGE SD CBV6

Property facts enriched via attom · 8/6/2026

Aerial view of 6 GARRISON LN — the parcel — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Aerial view of 6 GARRISON LN — what is around it — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Full property record

Ownership

Owner 1: Ronald J Saint
Owner type: Individual
Mailing address: 9601 E MCNELLY RD, BENTONVILLE, AR 72712-8515
Absentee: Absentee(Mail and Situs Not =)

Tax assessment

Assessed total: $48,956
Assessed land: $1,600
Assessed improvement: $47,356
Market total: $244,780
Market land: $8,000
Market improvement: $236,780
Property tax: $2,223
Tax year: 2025
Tax per sqft: $1
Improvement %: 96%
Delinquent since: 2021
Tax code area: CBV6

Property characteristics

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Assessor ↗search: 16-13746-000
Property Tax Search ↗search: 16-13746-000
Delinquent Taxes ↗search: 16-13746-000
Foreclosure Sales ↗search: 16-13746-000
Recorder, Circuit Clerk ↗search: 16-13746-000
GIS Maps ↗search: 16-13746-000
Google Maps (parcel / address search) ↗

Benton County rules

Sale type: Tax Deed
Redemption: None after the sale — the owner's right ends at 4:00 p.m. the last business day before it (A.C.A. § 26-37-202)
Return if redeemed: N/A — outright deed transfer
Statute: Arkansas Code Title 26, Ch. 37 (§§ 26-37-202 sale and conveyance, 26-37-203 contest window)

Full county profile →

Historical comps

No historical bucket for AR|Tax Deed

No recorded comps yet for this state/sale type. Run deedpilot-copilot import-history --deep and build-history-index.

Index 2026-08-01 · 87,879 total recorded outcomes

Liens that survive

COSL Limited Warranty Deed is not free-and-clear marketable title. Municipal/improvement-district liens often survive; improper notice to interested parties can support sale challenges. Federal tax liens and access/easement issues require independent county-level search. COSL does not guarantee title, access, or parcel existence.

Quiet title

Practically required for marketable/insurable title. Statutory 15-year marketability path is rarely useful for investors; expect quiet-title suit (often ~6+ months and $1,000+ legal fees) as part of true acquisition cost.

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Benton County Collector (certifies to COSL) / COSL Real Estate Division ↗

Deal analysis

Your maximum bid

$140,867

Walk away above this. Projected profit at the ceiling: $73,434 (30% of ARV).

Opening bid $9,793

Room to bid $131,073

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$56,588

Under max by $84,279

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

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Median sold

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p(redeem) prior

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No historical bucket for AR|Tax Deed; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $244,780. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $244,780
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$19,582
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical AR range ($2,500–$5,000, ~5 months).: −$3,750
Deed recording and transferassumed Typical AR recording and deed issuance cost.: −$38
Closing contingencyassumed Publication, service and filing incidentals. Not a lien allowance — surviving assessments are parcel-specific and are not covered by this.: −$500
Holding costs (18 months)assumed Taxes, insurance, and securing the property at ~$367/month.: −$6,609
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$73,434
Maximum bid: $140,867

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. COSL conveys by limited warranty deed and warrants nothing about title. A quiet title or confirmation action is needed for marketability, and title insurance being unavailable is expressly not grounds to cancel the sale.

AI risk brief

Reads this parcel against BentonCounty's rules and flags what could go wrong — surviving liens, redemption exposure, title cost, and the facts we don't have. Takes about 35 seconds; the result is saved, so opening this lot again is instant.