Rc Foster II Plan · Mayflower, AR 72106

$210,900

3 bd · 2.0 ba · 1,355 sqft · SingleFamily · 108 Days on market

Good condition 2-car garage

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

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 — $231,700.

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 $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (17.6% below list).
• Recommended offer: $174k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.2% in Mayflower — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime F, amenities F, commute 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.
• Zoned schools: Mayflower Elementary School (math 52% / reading 32%, grade F, #173 of 454 statewide, top 43%, 373 students, 70% FRL); Mayflower Middle School (math 31% / reading 37%, grade F, #127 of 201 statewide, top 64%, 315 students, 68% FRL); Mayflower High School (math 22% / reading 32%, grade F, #164 of 292 statewide, top 61%, 357 students, 57% FRL) — zoned schools average 65% FRL vs 47% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 131 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).
• This rent runs 35% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Recommended offer $173,757 (17.6% 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 108 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $231,700
• List price: $210,900
• Delta: -8.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 E Reliance Ct	0.12mi	3/2.0	1,355 (0%)	1mo	$209,900	$155	93
11 Vineyard Dr	0.08mi	3/2.0	1,364 (+1%)	4mo	$191,000	$140	92
17 E Reliance Ct	0.22mi	3/2.0	1,355 (0%)	2mo	$212,400	$157	88
16 E Reliance Ct	0.01mi	3/2.0	1,472 (+9%)	2mo	$222,900	$151	83
13 E Reliance Ct	0.04mi	3/2.0	1,472 (+9%)	2mo	$219,900	$149	82
14 Cross St	0.16mi	4/1.0 (+1)	1,352 (-0%)	2mo	$159,000	$118	82
18 Wheeler St	0.36mi	3/2.0	1,354 (-0%)	4mo	$205,000	$151	80
3 E Reliance Ct	0.07mi	4/2.0 (+1)	1,470 (+8%)	0mo	$217,900	$148	78
13 Vineyard Dr	0.06mi	4/2.0 (+1)	1,476 (+9%)	3mo	$196,000	$133	74
11 E Reliance Ct	0.21mi	4/2.0 (+1)	1,470 (+8%)	1mo	$218,900	$149	70
15 E Reliance Ct	0.21mi	3/2.0	1,523 (+12%)	2mo	$220,900	$145	67
9 Center	0.27mi	4/1.0 (+1)	1,224 (-10%)	4mo	$95,000	$78	59

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: 20.5%
• Equity multiple: 2.63×
• Total profit: $105,616
• Equity at exit: $202,304

10-year hold

• IRR: 18.7%
• Equity multiple: 5.95×
• Total profit: $321,020
• Equity at exit: $429,611

Cash invested: $64,876 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 12 under contract
• Months of supply: 4.4 mo (23%/mo absorbed)
• Median asking: $219,900 ($147/sqft)
• Median days on market: 60 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +16.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72106

• Home prices YoY: 4.2%
• Active inventory: 131
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$1,215
• Tax est. 1.5%: −$290 /mo · $3,476/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-229

Break-even live

Break-even rent $2,027

Max offer price $198,629

Occupancy floor —

Sensitivity live

Price	-10% $-68	-5% $-148	+0% $-229	+5% $-309	+10% $-389
Rent	-10% $-366	-5% $-297	+0% $-229	+5% $-160	+10% $-91
Rate	-1.0pp $-112	-0.5pp $-170	base $-229	+0.5pp $-289	+1.0pp $-350

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: $57,925
• Closing costs: $6,951
• Club membership (one-time): —
• 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	63d	1	0.04mi
11 Vineyard Dr Mayflower, AR	3.0	2.0	1364	$1,650	$1.21	93d	1	0.07mi
7 Vineyard Dr Mayflower, AR	4.0	2.0	1476	$1,750	$1.19	93d	1	0.10mi
5 Vineyard Dr Mayflower, AR	3.0	2.0	1364	$1,595	$1.17	16d	1	0.11mi
3 Vineyard Dr Mayflower, AR	4.0	2.0	1655	$1,850	$1.12	63d	1	0.12mi
104 E Fredonia Ct Mayflower, AR	4.0	2.0	1476	$1,750	$1.19	93d	1	0.16mi
103 E Fredonia Ct Mayflower, AR	3.0	2.0	1364	$1,650	$1.21	63d	1	0.17mi
101 E Fredonia Ct Mayflower, AR	4.0	2.0	1655	$1,923	$1.16	63d	1	0.18mi

Property features AI

Finance

• Other: Address: 23 Vineyard Dr, Mayflower, AR 72106Listing status: Active
• Financial info: List price $210,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Plan: Rc Foster IINew construction plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,355

Listing history 50 events

1. 2026-08-08
   days on market $210,900 Active 108 DOM
2. 2026-08-07
   days on market $210,900 Active 107 DOM
3. 2026-08-06
   days on market $210,900 Active 106 DOM
4. 2026-08-05
   days on market $210,900 Active 105 DOM
5. 2026-08-04
   days on market $210,900 Active 104 DOM
6. 2026-08-03
   days on market $210,900 Active 103 DOM
7. 2026-07-31
   days on market $210,900 Active 100 DOM
8. 2026-07-30
   days on market $210,900 Active 99 DOM
9. 2026-07-29
   days on market $210,900 Active 98 DOM
10. 2026-07-27
    days on market $210,900 Active 96 DOM
11. 2026-07-25
    days on market $210,900 Active 94 DOM
12. 2026-07-24
    days on market $210,900 Active 93 DOM
13. 2026-07-23
    days on market $210,900 Active 92 DOM
14. 2026-07-22
    days on market $210,900 Active 91 DOM
15. 2026-07-21
    days on market $210,900 Active 90 DOM
16. 2026-07-18
    days on market $210,900 Active 87 DOM
17. 2026-07-16
    days on market $210,900 Active 85 DOM
18. 2026-07-16
    days on market $210,900 Active 84 DOM
19. 2026-07-14
    days on market $210,900 Active 83 DOM
20. 2026-07-13
    days on market $210,900 Active 82 DOM
21. 2026-07-12
    days on market $210,900 Active 81 DOM
22. 2026-07-11
    days on market $210,900 Active 80 DOM
23. 2026-07-10
    days on market $210,900 Active 79 DOM
24. 2026-07-09
    days on market $210,900 Active 78 DOM
25. 2026-07-07
    days on market $210,900 Active 76 DOM
26. 2026-07-06
    days on market $210,900 Active 75 DOM
27. 2026-07-05
    days on market $210,900 Active 74 DOM
28. 2026-07-04
    days on market $210,900 Active 73 DOM
29. 2026-07-03
    days on market $210,900 Active 72 DOM
30. 2026-07-02
    days on market $210,900 Active 71 DOM
31. 2026-07-01
    days on market $210,900 Active 70 DOM
32. 2026-06-30
    days on market $210,900 Active 69 DOM
33. 2026-06-29
    days on market $210,900 Active 68 DOM
34. 2026-06-28
    days on market $210,900 Active 67 DOM
35. 2026-06-28
    days on market $210,900 Active 66 DOM
36. 2026-06-27
    days on market $210,900 Active 65 DOM
37. 2026-06-25
    days on market $210,900 Active 63 DOM
38. 2026-06-23
    days on market $210,900 Active 61 DOM
39. 2026-06-21
    days on market $210,900 Active 60 DOM
40. 2026-06-18
    days on market $210,900 Active 57 DOM
41. 2026-06-17
    days on market $210,900 Active 56 DOM
42. 2026-06-16
    days on market $210,900 Active 55 DOM
43. 2026-06-15
    days on market $210,900 Active 54 DOM
44. 2026-06-14
    days on market $210,900 Active 52 DOM
45. 2026-06-10
    days on market $210,900 Active 49 DOM
46. 2026-06-09
    days on market $210,900 Active 48 DOM
47. 2026-06-08
    days on market $210,900 Active 47 DOM
48. 2026-06-07
    days on market $210,900 Active 46 DOM
49. 2026-06-05
    days on market $210,900 Active 43 DOM
50. 2026-06-03
    days on market $210,900 Active 42 DOM

ⓘ 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: $20,851
• − Mortgage interest: −$12,979
• − Property taxes: −$3,476
• − Insurance: −$1,158
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$6,740
• Taxable loss: −$6,838
• Est. tax savings @ 24.0%: +$1,641
• After-tax cash flow: $-1,101/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. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Mayflower Elementary School F AR #173/454 Nat'l #17,861/41,679 Middle Mayflower Middle School F AR #127/201 Nat'l #7,813/14,009 High Mayflower High School F AR #164/292 Nat'l #11,887/17,239

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

D Composite livability gradescore 56/100

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
• County: Faulkner · 138,985 people
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 5,719
• Household income: $59,375
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 17% of renters

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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%

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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

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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

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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

Property features AI

Finance

• Other: Address: 23 Vineyard Dr, Mayflower, AR 72106Listing status: Active
• Financial info: List price $210,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Plan: Rc Foster IINew construction plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,355