67 Beryl Rd · Vilonia, AR 72032

$150,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 91 Days on market

4.22 ac lot $100/sqft · 43% below area Est $265k · 43% under

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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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS!!! This home has been cleared out to the studs and utilities. This one is ready for your individual touches, either for yourself or build it out and sell it! Come see it for yourself today!

Key facts

• 4.22 acre lot
• 2 parking spots
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Rents rising (+1.1%/yr); 187 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).
• This rent runs 30% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $112k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (median comp): $264,813
• List price: $150,000
• Delta: -43.36%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.82×
• Total profit: $-7,714
• Equity at exit: $22,365

10-year hold

• IRR: 2.4%
• Equity multiple: 1.16×
• Total profit: $6,654
• Equity at exit: $12,969

Cash invested: $42,000 (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 →

ZIP-level market 72032

• Home prices YoY: -17.0%
• Rents YoY: 1.1%
• Active inventory: 187
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$136 /mo · $1,633/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $308

Break-even live

Break-even rent $1,247

Max offer price $150,000

Occupancy floor 76%

Sensitivity live

Price	-10% $392	-5% $350	+0% $308	+5% $265	+10% $223
Rent	-10% $178	-5% $243	+0% $308	+5% $372	+10% $437
Rate	-1.0pp $383	-0.5pp $346	base $308	+0.5pp $269	+1.0pp $229

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Kimberly Dr Vilonia, AR	3.0	2.0	1954	$1,995	$1.02	15d	1	1.21mi
34 Waterloo Loop Vilonia, AR	3.0	2.0	1458	$1,400	$0.96	15d	1	1.29mi

Listing history 20 events

1. 2026-06-18
   days on market $150,000 Active 91 DOM
2. 2026-06-17
   days on market $150,000 Active 90 DOM
3. 2026-06-16
   days on market $150,000 Active 89 DOM
4. 2026-06-15
   days on market $150,000 Active 88 DOM
5. 2026-06-14
   days on market $150,000 Active 86 DOM
6. 2026-06-13
   days on market $150,000 Active 85 DOM
7. 2026-06-10
   days on market $150,000 Active 83 DOM
8. 2026-06-09
   days on market $150,000 Active 82 DOM
9. 2026-06-08
   days on market $150,000 Active 81 DOM
10. 2026-06-07
    days on market $150,000 Active 80 DOM
11. 2026-06-03
    days on market $150,000 Active 76 DOM
12. 2026-06-02
    days on market $150,000 Active 75 DOM
13. 2026-06-01
    days on market $150,000 Active 74 DOM
14. 2026-05-31
    days on market $150,000 Active 73 DOM
15. 2026-05-31
    days on market $150,000 Active 72 DOM
16. 2026-03-19
    listed $150,000 New Listing 213-char remark

    Show marketing remark (213 chars)

    CALLING ALL INVESTORS!!! This home has been cleared out to the studs and utilities. This one is ready for your individual touches, either for yourself or build it out and sell it! Come see it for yourself today!

17. 2024-10-08
    soldstatus $112,000
18. 2024-10-02
    soldstatus $112,000 Sold 865-char remark

    Show marketing remark (865 chars)

    This investment property presents an excellent opportunity for renovation enthusiasts and developers. With 4.22 acres of land, the property offers ample space for various projects and improvements. The interior has already been gutted, providing a blank canvas ready for your creative vision to transform it into a beautiful living space or income-generating property. The property includes a spacious shop, perfect for storage, a workshop, or any other use you may envision. The shop's size and versatility make it a valuable addition to the overall potential of the property. Whether you're looking to renovate and resell, rent out, or create your dream home, this property provides the perfect starting point. Take advantage of the existing structure and the generous acreage to realize your vision and capitalize on this unique opportunity. SEE AGENT REMARKS!!!

19. 2024-09-18
    status Under Contract 865-char remark

    Show marketing remark (865 chars)

    This investment property presents an excellent opportunity for renovation enthusiasts and developers. With 4.22 acres of land, the property offers ample space for various projects and improvements. The interior has already been gutted, providing a blank canvas ready for your creative vision to transform it into a beautiful living space or income-generating property. The property includes a spacious shop, perfect for storage, a workshop, or any other use you may envision. The shop's size and versatility make it a valuable addition to the overall potential of the property. Whether you're looking to renovate and resell, rent out, or create your dream home, this property provides the perfect starting point. Take advantage of the existing structure and the generous acreage to realize your vision and capitalize on this unique opportunity. SEE AGENT REMARKS!!!

20. 2024-08-02
    listed $115,000 New Listing 865-char remark

    Show marketing remark (865 chars)

    This investment property presents an excellent opportunity for renovation enthusiasts and developers. With 4.22 acres of land, the property offers ample space for various projects and improvements. The interior has already been gutted, providing a blank canvas ready for your creative vision to transform it into a beautiful living space or income-generating property. The property includes a spacious shop, perfect for storage, a workshop, or any other use you may envision. The shop's size and versatility make it a valuable addition to the overall potential of the property. Whether you're looking to renovate and resell, rent out, or create your dream home, this property provides the perfect starting point. Take advantage of the existing structure and the generous acreage to realize your vision and capitalize on this unique opportunity. SEE AGENT REMARKS!!!

ⓘ 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: $1,633 · $136/mo
• Projected year-2 tax: $1,633 · $136/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 5/10 Major
• 🌡 Heat 6/10 Major 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,637
• − Mortgage interest: −$8,402
• − Property taxes: −$1,633
• − Insurance: −$750
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$4,364
• Taxable income: $1,346
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $3,368/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

• County: Faulkner County · 103,634 people
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 34,469
• Household income: $64,695
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 916.0

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 (72%)
• Race & ethnicity: White 72% Black 15% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -48.15%
• Current HPI: 234.6331
• Rent YoY: ▲ 1.15%
• 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

+30.4% since first listed

5 events — show timeline

• 2026-03-19 Listed $150,000 CARMLS
• 2024-10-08 Sold (Public Records) $112,000 Public Records
• 2024-10-02 Sold (MLS) $112,000 CARMLS
• 2024-09-18 Pending — CARMLS
• 2024-08-02 Listed $115,000 CARMLS

Property tax history

+16.0%/yr

Latest (2025): $1,633 · +48.9% YoY. Source: county tax records.