Rc Carnegie II Plan · Mayflower, AR 72106

$218,900

4 bd · 2.0 ba · 1,470 sqft · SingleFamily · 200 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 +9.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• 1% rule +2.8/10.0
• Livability +2.8/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0

Listing remarks

This new single-story home is ready for modern lifestyles. An open-concept floorplan shared between the kitchen and living room encourages simple everyday transitions and multitasking. Three secondary bedrooms are tucked away to the side of the home, while on the opposite end is the peaceful owner's suite with a full bathroom and walk-in closet.

Key facts

• Full bathroom
• Walk-in closet
• Owner's suite

Tags

• OPEN-CONCEPT FLOORPLAN
• KITCHEN AND LIVING ROOM
• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $218,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $225,000.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (20.3% below list).
• Recommended offer: $175k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 181 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 155d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% 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 $23k 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Recommended offer $174,537 (20.3% 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 200 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.78% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.35%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $225,000
• List price: $218,900
• Delta: -2.71%
• 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
3 E Reliance Ct	0.07mi	4/2.0	1,470 (0%)	3mo	$217,900	$148	94
28 Vineyard Dr	0.04mi	3/2.0 (-1)	1,413 (-4%)	0mo	$219,900	$156	87
12 Cabernet Way	0.11mi	3/2.0 (-1)	1,413 (-4%)	1mo	$214,900	$152	82
10 E Reliance Ct	0.11mi	3/2.0 (-1)	1,523 (+4%)	2mo	$219,950	$144	82
30 Vineyard Dr	0.05mi	3/2.0 (-1)	1,569 (+7%)	0mo	$224,900	$143	81
2 Sunbelt Ct	0.16mi	3/2.0 (-1)	1,555 (+6%)	0mo	$200,000	$129	78
5 Cabernet Way	0.09mi	3/2.0 (-1)	1,569 (+7%)	2mo	$219,200	$140	78
8 Cabernet Way	0.13mi	3/2.0 (-1)	1,569 (+7%)	2mo	$218,850	$139	76
12 E Reliance Ct	0.05mi	3/2.0 (-1)	1,633 (+11%)	2mo	$219,000	$134	72
2 Fredonia Ct	0.19mi	4/2.0	1,649 (+12%)	2mo	$245,000	$149	69
7 Cabernet Way	0.10mi	3/2.0 (-1)	1,290 (-12%)	2mo	$208,300	$161	68
8 Fredonia Ct	0.23mi	3/2.0 (-1)	1,617 (+10%)	1mo	$239,900	$148	67

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: 21.1%
• Equity multiple: 2.67×
• Total profit: $105,484
• Equity at exit: $196,454

10-year hold

• IRR: 19.1%
• Equity multiple: 6.05×
• Total profit: $318,045
• Equity at exit: $417,188

Cash invested: $63,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 25 under contract
• Months of supply: 7.1 mo (14%/mo absorbed)
• Median asking: $226,900 ($146/sqft)
• Median days on market: 58 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +4.8% vs 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: 181
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-176

Break-even live

Break-even rent $1,968

Max offer price $199,521

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-98	+0% $-176	+5% $-254	+10% $-332
Rent	-10% $-314	-5% $-245	+0% $-176	+5% $-107	+10% $-38
Rate	-1.0pp $-63	-0.5pp $-119	base $-176	+0.5pp $-234	+1.0pp $-294

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: $56,250
• Closing costs: $6,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Vineyard Dr Mayflower, AR	4.0	2.0	1655	$1,850	$1.12	155d	1	0.04mi
15 Vineyard Dr Mayflower, AR	5.0	2.0	1867	$1,695	$0.91	0d	1	0.05mi
11 Vineyard Dr Mayflower, AR	3.0	2.0	1364	$1,650	$1.21	184d	1	0.07mi
7 Vineyard Dr Mayflower, AR	4.0	2.0	1476	$1,750	$1.19	184d	1	0.10mi
5 Vineyard Dr Mayflower, AR	3.0	2.0	1364	$1,595	$1.17	107d	1	0.11mi
3 Vineyard Dr Mayflower, AR	4.0	2.0	1655	$1,850	$1.12	155d	1	0.12mi
7 Cabernet Way Mayflower, AR	3.0	2.0	1290	$1,550	$1.20	44d	1	0.12mi
110 E Fredonia Ct Mayflower, AR	4.0	2.0	1858	$1,850	$1.00	19d	1	0.13mi
110 E Fredonia Ct Mayflower, AR	4.0	2.0	1858	$1,795	$0.97	14d	1	0.13mi
110 E Fredonia Ct Mayflower, AR	4.0	2.0	1858	$1,895	$1.02	46d	1	0.13mi
104 E Fredonia Ct Mayflower, AR	4.0	2.0	1476	$1,750	$1.19	184d	1	0.16mi
103 E Fredonia Ct Mayflower, AR	3.0	2.0	1364	$1,650	$1.21	155d	1	0.17mi
101 E Fredonia Ct Mayflower, AR	4.0	2.0	1655	$1,923	$1.16	155d	1	0.18mi

Property features AI

Finance

• Financial info: List price $214,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction planLocated in Mayflower, AR
• Exterior features: Living area 1470

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms (both full)
• Interior features: Plan: Rc Carnegie II

Listing history 50 events

1. 2026-11-08
   days on market $218,900 Active 200 DOM
2. 2026-11-07
   days on market $218,900 Active 199 DOM
3. 2026-11-06
   days on market $218,900 Active 198 DOM
4. 2026-11-05
   days on market $218,900 Active 197 DOM
5. 2026-11-04
   pricedays on market $218,900 Active 196 DOM
6. 2026-11-02
   days on market $217,900 Active 194 DOM
7. 2026-11-01
   days on market $217,900 Active 193 DOM
8. 2026-10-31
   days on market $217,900 Active 192 DOM
9. 2026-10-30
   days on market $217,900 Active 191 DOM
10. 2026-10-29
    days on market $217,900 Active 190 DOM
11. 2026-10-28
    days on market $217,900 Active 189 DOM
12. 2026-10-27
    days on market $217,900 Active 188 DOM
13. 2026-10-26
    days on market $217,900 Active 187 DOM
14. 2026-10-25
    days on market $217,900 Active 186 DOM
15. 2026-10-24
    days on market $217,900 Active 185 DOM
16. 2026-10-23
    days on market $217,900 Active 184 DOM
17. 2026-10-22
    days on market $217,900 Active 183 DOM
18. 2026-10-21
    days on market $217,900 Active 182 DOM
19. 2026-10-20
    days on market $217,900 Active 181 DOM
20. 2026-10-19
    days on market $217,900 Active 180 DOM
21. 2026-10-18
    days on market $217,900 Active 179 DOM
22. 2026-10-17
    days on market $217,900 Active 178 DOM
23. 2026-10-16
    days on market $217,900 Active 177 DOM
24. 2026-10-15
    days on market $217,900 Active 176 DOM
25. 2026-10-14
    days on market $217,900 Active 175 DOM
26. 2026-10-13
    days on market $217,900 Active 174 DOM
27. 2026-10-12
    days on market $217,900 Active 173 DOM
28. 2026-10-11
    days on market $217,900 Active 172 DOM
29. 2026-10-10
    days on market $217,900 Active 171 DOM
30. 2026-10-09
    days on market $217,900 Active 170 DOM
31. 2026-10-08
    days on market $217,900 Active 169 DOM
32. 2026-10-08
    remarks 347-char remark
33. 2026-10-07
    days on market $217,900 Active 168 DOM
34. 2026-10-06
    days on market $217,900 Active 167 DOM
35. 2026-10-05
    days on market $217,900 Active 166 DOM
36. 2026-10-04
    days on market $217,900 Active 165 DOM
37. 2026-10-03
    days on market $217,900 Active 164 DOM
38. 2026-10-02
    days on market $217,900 Active 163 DOM
39. 2026-10-01
    days on market $217,900 Active 162 DOM
40. 2026-09-30
    days on market $217,900 Active 161 DOM
41. 2026-09-29
    days on market $217,900 Active 160 DOM
42. 2026-09-28
    days on market $217,900 Active 159 DOM
43. 2026-09-27
    days on market $217,900 Active 158 DOM
44. 2026-09-25
    days on market $217,900 Active 156 DOM
45. 2026-09-24
    days on market $217,900 Active 155 DOM
46. 2026-09-23
    days on market $217,900 Active 154 DOM
47. 2026-09-22
    days on market $217,900 Active 153 DOM
48. 2026-09-21
    days on market $217,900 Active 152 DOM
49. 2026-09-20
    days on market $217,900 Active 151 DOM
50. 2026-09-19
    days on market $217,900 Active 150 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: $20,944
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$6,545
• Taxable loss: −$6,056
• Est. tax savings @ 24.0%: +$1,453
• After-tax cash flow: $-660/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 modern single-story home is move-in ready with a good condition score and a fresh, inviting interior. It offers a good return on investment with potential for further value increases through minor updates and improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers and renters. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs. ↑

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%

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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

• Financial info: List price $214,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction planLocated in Mayflower, AR
• Exterior features: Living area 1470

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms (both full)
• Interior features: Plan: Rc Carnegie II