27 Piney Trl · Vilonia, AR 72023

$135,000

3 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 31 Days on market

Built 1991 3.02 ac lot Est $145k · 7% under

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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 +24.5/30.0
• ARV discount +10.5/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bed 2 bath double garage + detached shop on 3 acres! In Faulkner county with Cabot mailing address. Double check but I believe it is Vilonia Schools. Needs a roof, good cleanup, a window, some exterior stain. Recent foreclosure, not REO or bank owned. Local corporate owner can close quickly. Sold as is, no disclosure. Feel free to look at whatever you want BEFORE submitting an offer, but Seller will NOT go under contract with an inspection contingency. SEE AGENT REMARKS for offer submission & other interesting info. * Previous buyer didn’t have $$$.

Key facts

• Vilonia schools
• Double garage
• Detached shop

Tags

• DOUBLE GARAGE
• DETACHED SHOP
• 3 ACRES
• CABOT MAILING ADDRESS
• VILONIA SCHOOLS

Property features AI

Finance

• Other: Approximately 3.02 acres (per tax records)
• Financial info: Financing options include conventional loan, cash, trade/exchange, or USDA/Rural Development

Exterior

• Parking: 2-car garage with automatic door opener; Additional parking (see remarks)
• Utilities: Public water; Municipal electric (Entergy)
• Home design: Frame and wood exterior; Other exterior features (see remarks); Composition roof; Paved road access
• Construction: Slab foundation
• Exterior features: Deck; Outside storage area; Shop; Level lot

Interior

• Kitchen: Electric range; Dishwasher
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Fireplace (see remarks); Sheetrock walls and ceilings; Vaulted ceiling
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% 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 (+3.2%/yr); 334 active listings in the ZIP; solid renter incomes; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 31 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $144,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Piney Trl	0.00mi	3/2.0	1,316 (0%)	1mo	$145,000	$110	100

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

Projected returns pro-forma

-3.0% appreciation · 3.19% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,920
• Equity at exit: $20,129

10-year hold

• IRR: 7.2%
• Equity multiple: 1.55×
• Total profit: $20,602
• Equity at exit: $11,672

Cash invested: $37,800 (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 72023

• Home prices YoY: -13.8%
• Rents YoY: 3.2%
• Active inventory: 334
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $277

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 77%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-13
   historical Take Backups
2. 2026-05-08
   status Back on Market
3. 2026-04-03
   status Under Contract
4. 2026-03-28
   price $135,000
5. 2026-03-21
   listed $149,900 New Listing
6. 2008-12-09
   soldstatus $120,000
7. 2000-10-31
   soldstatus $83,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥111°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $18,378
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$3,927
• Taxable income: $1,248
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $3,024/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: Lonoke County · 46,130 people
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 37,452
• Household income: $76,931
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 939.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 5% Black 4% Asian 2%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -29.12%
• Current HPI: 182.3489
• Rent YoY: ▲ 3.19%
• 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

+62.7% since first listed

7 events — show timeline

• 2026-05-13 Contingent — CARMLS
• 2026-05-08 Relisted — CARMLS
• 2026-04-03 Pending — CARMLS
• 2026-03-28 Price Changed $135,000 CARMLS
• 2026-03-21 Listed $149,900 CARMLS
• 2008-12-09 Sold (Public Records) $120,000 Public Records
• 2000-10-31 Sold (Public Records) $83,000 Public Records

Property tax history

-20.6%/yr

Latest (2025): $65 · +0.0% YoY. Source: county tax records.