22 Edgehill Cv · Maumelle, AR 72113

$129,999

3 bd · 2.5 ba · 1,520 sqft · SingleFamily public records · 22 Days on market

Built 1994 Est $199k · 35% under $40/mo HOA · 3% of rent

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Why this score? — see what drove the B- 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.6/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A TRI LEVEL TOWNHOME IN THE HEART OF MAUMELLE. CLOSE TO SEVERAL AMENITIES. .. GREAT HOME OR INVESTMENT PROPERTY. PLEASE SEE AGENT REMARKS

Key facts

• New flooring
• Private back patio
• New interior paint

Tags

• UPDATED TRI-LEVEL CONDO
• PRIVATE BACK PATIO
• NEW FLOORING
• NEW INTERIOR PAINT
• TWO AC UNITS
• ASSIGNED PARKING SPOT

Property features AI

Finance

• Other: Approximate interior size provided in listing (not included in sectioned details)
• Financial info: Financing options: Conventional loan or cash
• HOA & community: Monthly association fee of $40; Association covers grounds and private roads

Exterior

• Parking: Assigned 1-car parking; Other parking (see remarks)
• Security: No specific security features listed
• Utilities: Public water; Electric service: Municipal (Entergy)
• Home design: Townhome in Edgehill Townhomes subdivision; Property facing direction not provided; Entry level and number of stories not provided
• Construction: Metal/vinyl siding exterior; Composition roof; Slab foundation; Year built not provided
• Exterior features: Patio; Fully fenced yard; Paved road access

Interior

• Kitchen: Microwave; Electric range; Dishwasher; Garbage disposal; Refrigerator stays
• Bedrooms: Bedrooms information not provided
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer and dryer connections (dryer electric); Electric water heater; Window treatments; Floored attic; Ceiling fans; Kitchen counters: Formica; Wood-burning prefabricated fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.0% in Maumelle — 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 77/100 on livability (#8 in AR, #2,885 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pine Forest Elementary School (math 38% / reading 36%, grade F, #229 of 454 statewide, top 54%, 334 students, 52% FRL); Maumelle High School (math 16% / reading 25%, grade F, #233 of 292 statewide, top 80%, 844 students, 40% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents soft (-2.1%/yr); 261 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,049 (1.5% 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 B-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. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $199,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Hightrail Dr	0.29mi	3/2.0	1,515 (-0%)	0mo	$190,000	$125	84
11 Idlewood Pl	0.12mi	3/2.0	1,590 (+5%)	6mo	$185,000	$116	80
2 Kingspark Dr	0.62mi	3/2.0	1,522 (+0%)	0mo	$215,000	$141	69
5 Piney Cove Mnr	0.54mi	3/2.0	1,558 (+2%)	4mo	$197,500	$127	65
19 Millstone Cv	0.40mi	3/2.0	1,632 (+7%)	10mo	$265,000	$162	59
2 Millstone Cv	0.33mi	3/2.5	1,689 (+11%)	10mo	$220,000	$130	58
43 Ophelia Dr	0.52mi	3/2.0	1,427 (-6%)	8mo	$223,000	$156	57
43 Prince Dr	0.55mi	3/2.0	1,408 (-7%)	8mo	$180,000	$128	54
20 Coronado Cv	0.57mi	3/2.0	1,419 (-7%)	9mo	$175,000	$123	53
7 Hickory Ln	0.43mi	3/2.0	1,335 (-12%)	10mo	$179,900	$135	49
32 Kingspark Dr	0.67mi	3/2.0	1,358 (-11%)	2mo	$185,000	$136	47
119 Harmony Loop	0.70mi	4/2.0 (+1)	1,716 (+13%)	9mo	$225,000	$131	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.83×
• Total profit: $-6,253
• Equity at exit: $19,383

10-year hold

• IRR: 1.0%
• Equity multiple: 1.06×
• Total profit: $2,317
• Equity at exit: $11,240

Cash invested: $36,400 (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 72113

• Home prices YoY: -17.0%
• Rents YoY: -2.1%
• Active inventory: 261
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$682
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$54
• HOA: −$40
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $302

Break-even live

Break-even rent $1,122

Max offer price $129,999

Occupancy floor 75%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Commercial Park Ct Maumelle, AR	1.0–3.0	1.0–2.0	879	$1,127	$1.28	14d	6	0.34mi
100 Edgewood Dr Maumelle, AR	2.0	2.0	1065	$1,095	$1.03	43d	1	0.35mi
53 Stoneledge Dr Maumelle, AR	3.0	2.0	1502	$1,736	$1.16	43d	1	0.55mi
101 Tuscany Cir Maumelle, AR	2.0	2.5	1488	$1,690	$1.14	14d	4	0.73mi
88 Oak Forest Loop Maumelle, AR	3.0	2.0	1350	$1,550	$1.15	14d	1	0.82mi
100 Park Dr Maumelle, AR	1.0–2.0	1.0–2.0	858	$1,395	$1.63	14d	24	0.85mi
1 Zircon Dr Maumelle, AR	3.0	2.0	1604	$1,995	$1.24	21d	1	0.94mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 22 events

1. 2026-06-18
   days on market $129,999 Active 22 DOM
2. 2026-06-17
   days on market $129,999 Active 21 DOM
3. 2026-06-16
   days on market $129,999 Active 20 DOM
4. 2026-06-15
   days on market $129,999 Active 19 DOM
5. 2026-06-14
   days on market $129,999 Active 17 DOM
6. 2026-06-13
   days on market $129,999 Active 16 DOM
7. 2026-06-10
   days on market $129,999 Active 14 DOM
8. 2026-06-09
   days on market $129,999 Active 13 DOM
9. 2026-06-08
   days on market $129,999 Active 12 DOM
10. 2026-06-07
    days on market $129,999 Active 11 DOM
11. 2026-06-05
    days on market $129,999 Active 8 DOM
12. 2026-06-03
    statusdays on market $129,999 Active 7 DOM
13. 2026-06-02
    days on market $129,999 New Listing 6 DOM
14. 2026-06-01
    days on market $129,999 New Listing 5 DOM
15. 2026-05-31
    days on market $129,999 New Listing 4 DOM
16. 2026-05-31
    days on market $129,999 New Listing 3 DOM
17. 2026-05-27
    listed $129,999 New Listing
18. 2013-12-23
    soldstatus $357,500
19. 2013-12-13
    soldstatus $71,500 145-char remark

    Show marketing remark (145 chars)

    THIS IS A TRI LEVEL TOWNHOME IN THE HEART OF MAUMELLE. CLOSE TO SEVERAL AMENITIES. .. GREAT HOME OR INVESTMENT PROPERTY. PLEASE SEE AGENT REMARKS

20. 2013-11-26
    historical 145-char remark

    Show marketing remark (145 chars)

    THIS IS A TRI LEVEL TOWNHOME IN THE HEART OF MAUMELLE. CLOSE TO SEVERAL AMENITIES. .. GREAT HOME OR INVESTMENT PROPERTY. PLEASE SEE AGENT REMARKS

21. 2013-11-11
    listed $85,000 145-char remark

    Show marketing remark (145 chars)

    THIS IS A TRI LEVEL TOWNHOME IN THE HEART OF MAUMELLE. CLOSE TO SEVERAL AMENITIES. .. GREAT HOME OR INVESTMENT PROPERTY. PLEASE SEE AGENT REMARKS

22. 2013-09-23
    soldstatus $379,200

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $1,323 · $110/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $18,040
• − Mortgage interest: −$7,282
• − Property taxes: −$1,323
• − Insurance: −$650
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − HOA: −$480
• − Depreciation: −$3,782
• Taxable income: $1,637
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $3,225/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 of 238 in AR

Livability — Maumelle

• Score: 77/100
• State rank: #8
• US rank: #2885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maumelle, AR
• County: Pulaski County · 372,764 people
• City population: 25,596
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 25,596
• Household income: $79,248
• Rent vs Own: 44.9% rent · 55.1% own
• Severe rent burden: 746.0

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 27% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 94% English-only · Spanish 3% Tagalog/Filipino 1% French/Haitian/Cajun 1%

Political lean MEDSL · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.01%
• Current HPI: 195.9346
• Rent YoY: ▼ -2.08%
• 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

-65.7% since first listed

6 events — show timeline

• 2026-05-27 Listed $129,999 CARMLS
• 2013-12-23 Sold (Public Records) $357,500 Public Records
• 2013-12-13 Sold (MLS) $71,500 CARMLS
• 2013-11-26 Listing Removed — CARMLS
• 2013-11-11 Listed $85,000 CARMLS
• 2013-09-23 Sold (Public Records) $379,200 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,323 · +0.0% YoY. Source: county tax records.