Rc Foster II Plan · Mayflower, AR 72106

$210,900

3 bd · 2.0 ba · 1,355 sqft · SingleFamily · 60 Days on market

Good condition

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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).

• Appreciation +9.8/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks MLS

This new single-story home blends style with functionality. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked into the back corner with a private bathroom. Down the hall is the free-flowing main living area, which includes a kitchen with a center island, a welcoming family room and a dining room with a covered rear patio. A convenient two-car garage completes the home.

Key facts

• Covered rear patio
• Private bathroom
• Single-story home

Tags

• SINGLE-STORY HOME
• PRIVATE BATHROOM
• CENTER ISLAND
• COVERED REAR PATIO

🏗️ New construction. The $210,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $241,070.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $211k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-286 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (17.2% below list).
• Recommended offer: $175k (17.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#390 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, crime F, amenities F.
• Mayflower School District (rural): math 32% / reading 34% proficiency, ranked #127 of 238 in AR (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 114 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 (9.6% local appreciation)).
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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 60 days — a 3% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Recommended offer $174,623 (17.2% 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. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.09%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $241,070
• List price: $210,900
• Delta: -12.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Vineyard Dr	0.08mi	3/2.0	1,364 (+1%)	3mo	$191,000	$140	93
5 Vineyard Dr	0.11mi	3/2.0	1,364 (+1%)	3mo	$191,000	$140	91
17 E Reliance Ct	0.22mi	3/2.0	1,355 (0%)	1mo	$212,400	$157	89
16 E Reliance Ct	0.01mi	3/2.0	1,472 (+9%)	0mo	$222,900	$151	85
13 E Reliance Ct	0.04mi	3/2.0	1,472 (+9%)	0mo	$219,900	$149	83
14 Cross St	0.16mi	4/1.0 (+1)	1,352 (-0%)	1mo	$159,000	$118	83
18 Wheeler St	0.36mi	3/2.0	1,354 (-0%)	2mo	$205,000	$151	81
13 Vineyard Dr	0.06mi	4/2.0 (+1)	1,476 (+9%)	2mo	$196,000	$133	76
121 E Fredonia Ct	0.13mi	3/2.0	1,473 (+9%)	5mo	$241,000	$164	76
7 Vineyard Dr	0.10mi	4/2.0 (+1)	1,476 (+9%)	3mo	$196,000	$133	73
15 E Reliance Ct	0.21mi	3/2.0	1,523 (+12%)	1mo	$220,900	$145	69
9 Center	0.27mi	4/1.0 (+1)	1,224 (-10%)	2mo	$95,000	$78	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.58×
• Total profit: $106,787
• Equity at exit: $210,486

10-year hold

• IRR: 18.2%
• Equity multiple: 5.85×
• Total profit: $327,307
• Equity at exit: $446,985

Cash invested: $67,500 (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 72106

• Home prices YoY: 4.2%
• Active inventory: 114
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$1,264
• Tax est. 1.5%: −$301 /mo · $3,616/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-286

Break-even live

Break-even rent $2,109

Max offer price $199,619

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-203	+0% $-286	+5% $-370	+10% $-453
Rent	-10% $-424	-5% $-355	+0% $-286	+5% $-217	+10% $-149
Rate	-1.0pp $-165	-0.5pp $-225	base $-286	+0.5pp $-349	+1.0pp $-412

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: $60,268
• Closing costs: $7,232
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Vineyard Dr Mayflower, AR	4.0	2.0	1655	$1,850	$1.12	15d	1	0.04mi
11 Vineyard Dr Mayflower, AR	3.0	2.0	1364	$1,650	$1.21	45d	1	0.07mi
7 Vineyard Dr Mayflower, AR	4.0	2.0	1476	$1,750	$1.19	45d	1	0.10mi
5 Vineyard Dr Mayflower, AR	3.0	2.0	1364	$1,650	$1.21	45d	1	0.11mi
3 Vineyard Dr Mayflower, AR	4.0	2.0	1655	$1,850	$1.12	15d	1	0.12mi
104 E Fredonia Ct Mayflower, AR	4.0	2.0	1476	$1,750	$1.19	45d	1	0.16mi
103 E Fredonia Ct Mayflower, AR	3.0	2.0	1364	$1,650	$1.21	15d	1	0.17mi
101 E Fredonia Ct Mayflower, AR	4.0	2.0	1655	$1,923	$1.16	15d	1	0.18mi

Listing history 17 events

1. 2026-06-21
   days on market $210,900 Active 60 DOM
2. 2026-06-18
   days on market $210,900 Active 57 DOM
3. 2026-06-17
   days on market $210,900 Active 56 DOM
4. 2026-06-16
   days on market $210,900 Active 55 DOM
5. 2026-06-15
   days on market $210,900 Active 54 DOM
6. 2026-06-14
   days on market $210,900 Active 52 DOM
7. 2026-06-10
   days on market $210,900 Active 49 DOM
8. 2026-06-09
   days on market $210,900 Active 48 DOM
9. 2026-06-08
   days on market $210,900 Active 47 DOM
10. 2026-06-07
    days on market $210,900 Active 46 DOM
11. 2026-06-05
    days on market $210,900 Active 43 DOM
12. 2026-06-03
    days on market $210,900 Active 42 DOM
13. 2026-06-02
    days on market $210,900 Active 41 DOM
14. 2026-06-01
    days on market $210,900 Active 40 DOM
15. 2026-05-31
    days on market $210,900 Active 39 DOM
16. 2026-05-31
    days on market $210,900 Active 38 DOM
17. 2026-04-22
    listed $210,900 Active 433-char remark

    Show marketing remark (433 chars)

    This new single-story home blends style with functionality. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked into the back corner with a private bathroom. Down the hall is the free-flowing main living area, which includes a kitchen with a center island, a welcoming family room and a dining room with a covered rear patio. A convenient two-car garage completes the home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,955
• − Mortgage interest: −$13,504
• − Property taxes: −$3,616
• − Insurance: −$1,205
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$7,013
• Taxable loss: −$7,736
• Est. tax savings @ 24.0%: +$1,857
• After-tax cash flow: $-1,581/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This single-story home is in excellent condition with a good layout and modern finishes. It is move-in ready and has the potential for further updates to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the bedrooms — Carpet can be replaced with hardwood or tile to increase value.
• Both Upgrading the kitchen appliances — Modern appliances can improve functionality and appeal to potential buyers/renters.
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bedrooms — Carpet can be replaced with hardwood or tile to increase value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can improve functionality and appeal to potential buyers/renters. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mayflower School District
• NCES district ID: 0509540
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $47,119
• Composite: 28.41/100
• National rank: #6760
• State rank: #127 of 238 in AR

Livability — Mayflower

• Score: 56/100
• State rank: #390
• US rank: #22893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayflower, AR
• Population (ZIP): 5,719

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Black 6% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada

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: ▲ 9.62%
• Current HPI: 236.6197
• 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

1 event — show timeline

• 2026-04-22 Listed $210,900 Zillow