271 Highway 319 E · Vilonia, AR 72173

$245,000

3 bd · 2.0 ba · 1,808 sqft · SingleFamily public records · 51 Days on market

Built 1980 7.40 ac lot Est $365k · 33% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Newly remodeled house on over 7 acres! Fresh paint, all new flooring, with lots of extra space in the basement (not included in sq ft)! This is a cute little country house.

Key facts

• Updated dishwasher
• Pond
• Over 7 acres

Tags

• OVER 7 ACRES
• POND
• TONS OF CABINET SPACE
• UPDATED DISHWASHER
• REMODELED PRIMARY BATHROOM
• FULL BATHROOM

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional loans, or cash

Exterior

• Parking: Attached garage with space for 1 car
• Utilities: Public water; Septic system; Electric service (municipal/Entergy)
• Home design: Metal and vinyl siding with stone accents; Metal roof; Slab foundation
• Construction: Metal/Vinyl siding and stone exterior; Slab foundation; Metal roof
• Exterior features: Rural property with wooded areas and a pond; Not in a subdivision; Paved road access

Interior

• Kitchen: Free-standing stove / electric range; Dishwasher; Garbage disposal; Refrigerator stays
• Bedrooms: Includes unfinished basement space (basement provides additional usable area)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Washer and dryer stay with the home (washer connection, dryer connection - electric); Ceiling fans; Walk-in shower; Sheetrock and paneling walls/ceilings
• Laundry & utility: Washer connection; Dryer connection (electric); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (31.9% below list).
• Recommended offer: $167k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.6% in Vilonia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 106 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 $26k of equity ($2k loan paydown + $24k appreciation (10.0% 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $150k; list at $245k implies a 63% gain — meaningful room to come down on a strong offer.

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 $166,932 (31.9% 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 51 days. Have you received any prior offers? Is the seller open to a 32% 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 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. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.55%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $365,216
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 E Highway 319 Hwy	0.53mi	3/2.5	1,634 (-10%)	7mo	$330,000	$202	52
8 Harmon Ln	0.74mi	3/2.0	1,840 (+2%)	17mo	$170,000	$92	49

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.60×
• Total profit: $109,614
• Equity at exit: $220,715

10-year hold

• IRR: 18.0%
• Equity multiple: 5.98×
• Total profit: $341,597
• Equity at exit: $475,981

Cash invested: $68,600 (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 72173

• Home prices YoY: 8.0%
• Active inventory: 106
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-374

Break-even live

Break-even rent $2,143

Max offer price $190,827

Occupancy floor —

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $245,000 Active 51 DOM
2. 2026-06-17
   days on market $245,000 Active 50 DOM
3. 2026-06-16
   days on market $245,000 Active 49 DOM
4. 2026-06-15
   statusdays on market $245,000 Active 48 DOM
5. 2026-06-14
   days on market $245,000 Price Change 46 DOM
6. 2026-06-13
   days on market $245,000 Price Change 45 DOM
7. 2026-06-10
   days on market $245,000 Price Change 43 DOM
8. 2026-06-09
   days on market $245,000 Price Change 42 DOM
9. 2026-06-08
   pricestatusdays on market $245,000 Price Change 41 DOM
10. 2026-06-07
    days on market $250,000 Active 40 DOM
11. 2026-06-03
    days on market $250,000 Active 36 DOM
12. 2026-06-02
    days on market $250,000 Active 35 DOM
13. 2026-06-01
    days on market $250,000 Active 34 DOM
14. 2026-05-31
    days on market $250,000 Active 33 DOM
15. 2026-05-31
    days on market $250,000 Active 32 DOM
16. 2026-05-22
    status Back on Market
17. 2026-05-01
    historical Take Backups
18. 2026-04-28
    listed $250,000 New Listing
19. 2020-12-21
    soldstatus $150,000
20. 2020-12-11
    soldstatus $150,000 Sold 172-char remark

    Show marketing remark (172 chars)

    Newly remodeled house on over 7 acres! Fresh paint, all new flooring, with lots of extra space in the basement (not included in sq ft)! This is a cute little country house.

21. 2020-11-08
    status Under Contract 172-char remark

    Show marketing remark (172 chars)

    Newly remodeled house on over 7 acres! Fresh paint, all new flooring, with lots of extra space in the basement (not included in sq ft)! This is a cute little country house.

22. 2020-11-06
    listed $150,000 New Listing 172-char remark

    Show marketing remark (172 chars)

    Newly remodeled house on over 7 acres! Fresh paint, all new flooring, with lots of extra space in the basement (not included in sq ft)! This is a cute little country house.

23. 2019-07-09
    historical
24. 2019-03-19
    price $100,000
25. 2018-11-19
    status Back on Market
26. 2018-11-19
    historical Take Backups
27. 2018-11-19
    status Back on Market
28. 2018-11-13
    historical Take Backups
29. 2018-10-06
    status Under Contract
30. 2018-10-01
    listed $110,000 New Listing

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $20,032
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$7,127
• Taxable loss: −$8,924
• Est. tax savings @ 24.0%: +$2,142
• After-tax cash flow: $-2,351/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

• Population (ZIP): 10,122

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 2% Scotch-Irish 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 22.08%
• Current HPI: 298.3398
• 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

+127.3% since first listed

15 events — show timeline

• 2026-05-22 Relisted — CARMLS
• 2026-05-01 Contingent — CARMLS
• 2026-04-28 Listed $250,000 CARMLS
• 2020-12-21 Sold (Public Records) $150,000 Public Records
• 2020-12-11 Sold (MLS) $150,000 CARMLS
• 2020-11-08 Pending — CARMLS
• 2020-11-06 Listed $150,000 CARMLS
• 2019-07-09 Listing Removed — CARMLS
• 2019-03-19 Price Changed $100,000 CARMLS
• 2018-11-19 Relisted — CARMLS
• 2018-11-19 Contingent — CARMLS
• 2018-11-19 Relisted — CARMLS
• 2018-11-13 Contingent — CARMLS
• 2018-10-06 Pending — CARMLS
• 2018-10-01 Listed $110,000 CARMLS

Property tax history

-22.3%/yr

Latest (2025): $50 · -97.2% YoY. Source: county tax records.