10 Farmhouse Cir · Vilonia, AR 72173

$230,000

4 bd · 2.0 ba · 1,453 sqft · SingleFamily public records · 24 Days on market

Built 2024 6,969 sqft lot Est $190k · 21% over $27/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).

• Cash flow +12.0/30.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Tucked into one of Vilonia’s most peaceful areas, 10 Farmhouse Circle blends modern comfort with the kind of quiet you actually notice. From the open living spaces to the natural light pouring through the windows, this home feels warm, grounded, and easy to settle into. The layout gives everyone room to spread out while still feeling connected, whether you're hosting family, working from home, or enjoying a slow evening on the back porch. Step outside and you’ll appreciate the fully fenced backyard, offering both privacy and space to relax, entertain, or let kids and pets roam freely. Combined with the open skies and slower pace that make Vilonia living so desirable, this proper

Key facts

• Open living spaces
• Natural light
• Back porch

Tags

• FULLY FENCED BACKYARD
• OPEN LIVING SPACES
• NATURAL LIGHT
• BACK PORCH
• DETACHED

Property features AI

Finance

• Other: Approximately 1,470 square feet; Lot about 0.16 acres (6,970 sqft); Located in the Hill Farm subdivision, Vilonia, Faulkner County
• HOA & community: Annual association fee of $320

Exterior

• Parking: Garage
• Utilities: Public water; Community sewer; Independent electric service
• Home design: Brick and metal/vinyl siding exterior
• Construction: Composition roof; Slab foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Free-standing stove; Dishwasher; Disposal
• Flooring: Carpet; Vinyl; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Carpet, vinyl and luxury vinyl flooring; Den/family room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-55 ($-664/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (23.5% below list).
• Recommended offer: $176k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.6% in Vilonia — 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 (#108 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Vilonia School District (rural): math 46% / reading 47% proficiency, ranked #23 of 238 in AR (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 106 active listings in the ZIP; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,884 (23.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $190,343
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Barnwood Dr	0.11mi	4/2.0	1,470 (+1%)	2mo	$202,900	$138	91
68 Farmhouse Cir	0.16mi	4/2.0	1,470 (+1%)	2mo	$188,625	$128	89
36 Hearthstone Trl	0.16mi	4/2.0	1,439 (-1%)	3mo	$186,450	$130	89
71 Farmhouse Cir	0.16mi	4/2.0	1,470 (+1%)	3mo	$184,550	$126	88
67 Farmhouse Cir	0.17mi	4/2.0	1,439 (-1%)	3mo	$184,925	$129	87
34 Hearthstone Trl	0.15mi	3/2.0 (-1)	1,355 (-7%)	1mo	$177,800	$131	76
6 Barnwood Dr	0.10mi	4/2.0	1,640 (+13%)	3mo	$208,750	$127	72
65 Farmhouse Cir	0.18mi	4/2.0	1,652 (+14%)	3mo	$208,000	$126	66
35 Hearthstone Trl	0.15mi	3/2.0 (-1)	1,243 (-14%)	3mo	$177,600	$143	61
66 Farmhouse Cir	0.18mi	3/2.0 (-1)	1,243 (-14%)	4mo	$179,350	$144	60
63 Farmhouse Cir	0.19mi	3/2.0 (-1)	1,243 (-14%)	3mo	$175,600	$141	59
17 N Church	0.44mi	3/2.0 (-1)	1,653 (+14%)	2mo	$305,000	$185	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.89×
• Total profit: $121,678
• Equity at exit: $207,202

10-year hold

• IRR: 20.9%
• Equity multiple: 6.61×
• Total profit: $360,968
• Equity at exit: $446,839

Cash invested: $64,400 (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 72173

• Home prices YoY: 8.0%
• Active inventory: 106
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$96
• HOA: −$27
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-55

Break-even live

Break-even rent $1,829

Max offer price $220,226

Occupancy floor 98%

Sensitivity live

Price	-10% $75	-5% $10	+0% $-55	+5% $-120	+10% $-186
Rent	-10% $-194	-5% $-125	+0% $-55	+5% $14	+10% $84
Rate	-1.0pp $60	-0.5pp $3	base $-55	+0.5pp $-115	+1.0pp $-176

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 18 events

1. 2026-06-21
   days on market $230,000 Active 24 DOM
2. 2026-06-18
   days on market $230,000 Active 21 DOM
3. 2026-06-17
   days on market $230,000 Active 20 DOM
4. 2026-06-16
   days on market $230,000 Active 19 DOM
5. 2026-06-15
   days on market $230,000 Active 18 DOM
6. 2026-06-14
   days on market $230,000 Active 16 DOM
7. 2026-06-13
   days on market $230,000 Active 15 DOM
8. 2026-06-10
   days on market $230,000 Active 13 DOM
9. 2026-06-09
   days on market $230,000 Active 12 DOM
10. 2026-06-08
    days on market $230,000 Active 11 DOM
11. 2026-06-07
    statusdays on market $230,000 Active 10 DOM
12. 2026-06-03
    days on market $230,000 New Listing 6 DOM
13. 2026-06-02
    days on market $230,000 New Listing 5 DOM
14. 2026-06-01
    days on market $230,000 New Listing 4 DOM
15. 2026-05-31
    days on market $230,000 New Listing 3 DOM
16. 2026-05-31
    days on market $230,000 New Listing 2 DOM
17. 2026-05-28
    listed $230,000 New Listing
18. 2023-12-01
    soldstatus $789,750

ⓘ 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: $1,390 · $116/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$82/yr (+$7/mo · 5.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,106
• − Mortgage interest: −$12,884
• − Property taxes: −$1,390
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − HOA: −$324
• − Depreciation: −$6,691
• Taxable loss: −$4,709
• Est. tax savings @ 24.0%: +$1,130
• After-tax cash flow: $466/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: Vilonia School District
• NCES district ID: 0513530
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $57,913
• Composite: 40.64/100
• National rank: #3681
• State rank: #23 of 238 in AR

Livability — Vilonia

• Score: 67/100
• State rank: #108
• US rank: #10836

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: Vilonia, AR
• Population (ZIP): 10,122

Population outlook (Faulkner County) Hauer SSP2

• Today (2025): 138,985 people
• By 2030: 148,264 · +6.7%
• By 2040: 166,010 · +19.4%
• By 2050: 183,362 · +31.9%
• By 2075: 224,593 · +61.6%
• By 2100: 250,603 · +80.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 2% Scotch-Irish 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Faulkner

• 2024 margin: Solid R (+32.3) · D 32.6% · R 64.9% · Other 2.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -25.3pp · 2024: -32.3pp
• All cycles: 2024: R+32.3 2020: R+29.5 2016: R+31.6 2012: R+31.7 2008: R+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.08%
• Current HPI: 298.3398
• Rent YoY: —
• Metro: —
• 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

-70.9% since first listed

2 events — show timeline

• 2026-05-28 Listed $230,000 CARMLS
• 2023-12-01 Sold (Public Records) $789,750 Public Records

Property tax history

+236.3%/yr

Latest (2025): $1,390 · -6.7% YoY. Source: county tax records.