495 Highway 365 · Mayflower, AR 72106

$495,000

9 bd · 9.0 ba · 6,896 sqft · MultiFamily · 86 Days on market

Built 1985 1.00 ac lot

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Why this score? — see what drove the C 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 +19.5/30.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Exceptional Mixed-Use investment opportunity in Mayflower! This well positioned property features 9 units with 5(five) commercial units on the ground level and 4(four) residential units above, offering the perfect blend of steady income streams and long term growth potential. Situated in a growing area with easy access to major road ways. Recent updates to the 5 commercial units include new floors & drywall. Call today arrange a private showing.

Key facts

• New floors
• 4 residential units
• Recent updates

Tags

• 5 COMMERCIAL UNITS
• 4 RESIDENTIAL UNITS
• GROWING AREA
• EASY ACCESS TO MAJOR ROAD WAYS
• RECENT UPDATES
• NEW FLOORS

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $495k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive. Per door: $186/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $495k).
• Recommended offer: $465k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.8% in Mayflower — 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 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: 110 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 $51k of equity ($3k loan paydown + $48k appreciation (9.6% local appreciation)).
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $139k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($465k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.

Recommended offer $465,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.0%
• Equity multiple: 3.11×
• Total profit: $292,369
• Equity at exit: $432,199

10-year hold

• IRR: 23.7%
• Equity multiple: 6.99×
• Total profit: $829,916
• Equity at exit: $917,814

Cash invested: $138,600 (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: 110
• Price-to-rent: 24.6×

Monthly cashflow live

• Estimated rent: $5,038 medium
• Mortgage (P&I): −$2,596
• Tax est. 1.5%: −$619 /mo · $7,425/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,058
• Net cashflow: $559

Break-even live

Break-even rent $4,330

Max offer price $495,000

Occupancy floor 84%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$5,037
Total (3 units)			$5,038

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $495,000 Active 86 DOM
2. 2026-06-17
   days on market $495,000 Active 85 DOM
3. 2026-06-16
   days on market $495,000 Active 84 DOM
4. 2026-06-15
   days on market $495,000 Active 83 DOM
5. 2026-06-14
   days on market $495,000 Active 81 DOM
6. 2026-06-10
   days on market $495,000 Active 78 DOM
7. 2026-06-09
   days on market $495,000 Active 77 DOM
8. 2026-06-08
   days on market $495,000 Active 76 DOM
9. 2026-06-07
   remarks 522-char remark
10. 2026-06-07
    days on market $495,000 Active 75 DOM
11. 2026-06-05
    days on market $495,000 Active 72 DOM
12. 2026-06-03
    days on market $495,000 Active 71 DOM
13. 2026-06-02
    days on market $495,000 Active 70 DOM
14. 2026-06-01
    days on market $495,000 Active 69 DOM
15. 2026-05-31
    days on market $495,000 Active 68 DOM
16. 2026-05-31
    days on market $495,000 Active 67 DOM
17. 2026-03-24
    listed $495,000 New Listing 455-char remark

    Show marketing remark (455 chars)

    Exceptional Mixed-Use investment opportunity in Mayflower! This well positioned property features 9 units with 5(five) commercial units on the ground level and 4(four) residential units above, offering the perfect blend of steady income streams and long term growth potential. Situated in a growing area with easy access to major road ways. Recent updates to the 5 commercial units include new floors & drywall. Call today arrange a private showing.

18. 2013-09-03
    historical
19. 2013-06-20
    listed $229,000

ⓘ 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: $60,456
• − Mortgage interest: −$27,728
• − Property taxes: −$7,425
• − Insurance: −$2,475
• − Repairs & maintenance: −$4,836
• − Management: −$4,836
• − Depreciation: −$14,400
• Taxable loss: −$1,245
• Est. tax savings @ 24.0%: +$299
• After-tax cash flow: $7,009/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: 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

+116.2% since first listed

3 events — show timeline

• 2026-03-24 Listed $495,000 CARMLS
• 2013-09-03 Listing Removed — CARMLS
• 2013-06-20 Listed $229,000 CARMLS