8 Locust St · Mayflower, AR 72106

$105,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 95 Days on market

Built 1946 0.25 ac lot $104/sqft · 23% below area Est $137k · 23% under

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

Listing remarks MLS

Charming 3-bedroom, 1-bathroom with 1008 sqft it sits on 0.25 corner lot, the home featuring a functional layout. The spacious kitchen offers plenty of cabinetry, making meal prep and organization a breeze. Outside, you'll find a detached shop with endless possibilities. This property is ideal for first-time home buyers, singles, or investors seeking a great opportunity with strong potential. The roof is 10 yrs old.

Key facts

• Spacious kitchen
• Detached shop
• Functional layout

Tags

• CORNER LOT
• FUNCTIONAL LAYOUT
• SPACIOUS KITCHEN
• DETACHED SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.

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: 114 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k 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 $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $105k implies a 1400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.54% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.08%
• DSCR: 2.12
• GRM: 5.4

CMA / ARV

• ARV (median comp): $136,996
• List price: $105,000
• Delta: -23.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Franklin T Booher	0.16mi	3/1.0	1,024 (+2%)	20mo	$55,000	$54	73
7 N Main St	0.18mi	2/2.0 (-1)	1,043 (+4%)	14mo	$165,000	$158	65
6 Ada Ave	0.32mi	3/1.0	974 (-3%)	19mo	$149,900	$154	64
44 Highway 89	0.34mi	3/1.0	1,051 (+4%)	18mo	$114,900	$109	62
9 Fortner Dr	0.50mi	2/1.0 (-1)	1,047 (+4%)	12mo	$140,000	$134	55
7 Ada Ave	0.32mi	3/2.0	1,100 (+9%)	16mo	$170,000	$155	53

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: 42.5%
• Equity multiple: 4.18×
• Total profit: $93,575
• Equity at exit: $91,679

10-year hold

• IRR: 37.0%
• Equity multiple: 9.30×
• Total profit: $244,078
• Equity at exit: $194,688

Cash invested: $29,400 (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: 114
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,620 high
• Mortgage (P&I): −$551
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $615

Break-even live

Break-even rent $842

Max offer price $105,000

Occupancy floor 57%

Sensitivity live

Price	-10% $674	-5% $644	+0% $615	+5% $585	+10% $555
Rent	-10% $487	-5% $551	+0% $615	+5% $679	+10% $743
Rate	-1.0pp $667	-0.5pp $641	base $615	+0.5pp $587	+1.0pp $560

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Vineyard Dr Mayflower, AR	3.0	2.0	1364	$1,650	$1.21	45d	1	0.45mi
7 Vineyard Dr Mayflower, AR	4.0	2.0	1476	$1,750	$1.19	45d	1	0.45mi
11 Vineyard Dr Mayflower, AR	3.0	2.0	1364	$1,650	$1.21	45d	1	0.46mi
103 E Fredonia Ct Mayflower, AR	3.0	2.0	1364	$1,650	$1.21	15d	1	0.57mi
104 E Fredonia Ct Mayflower, AR	4.0	2.0	1476	$1,750	$1.19	45d	1	0.58mi
725 Arkansas HWY Mayflower, AR	1.0–2.0	1.0	645	$850	$1.32	15d	9	1.02mi

Listing history 20 events

1. 2026-06-21
   days on market $105,000 Active 95 DOM
2. 2026-06-18
   days on market $105,000 Active 92 DOM
3. 2026-06-17
   days on market $105,000 Active 91 DOM
4. 2026-06-16
   days on market $105,000 Active 90 DOM
5. 2026-06-15
   days on market $105,000 Active 89 DOM
6. 2026-06-14
   days on market $105,000 Active 87 DOM
7. 2026-06-10
   days on market $105,000 Active 84 DOM
8. 2026-06-09
   days on market $105,000 Active 83 DOM
9. 2026-06-08
   days on market $105,000 Active 82 DOM
10. 2026-06-07
    days on market $105,000 Active 81 DOM
11. 2026-06-05
    days on market $105,000 Active 78 DOM
12. 2026-06-03
    days on market $105,000 Active 77 DOM
13. 2026-06-02
    days on market $105,000 Active 76 DOM
14. 2026-06-01
    days on market $105,000 Active 75 DOM
15. 2026-05-31
    days on market $105,000 Active 74 DOM
16. 2026-05-31
    days on market $105,000 Active 73 DOM
17. 2026-03-18
    price $105,000 419-char remark

    Show marketing remark (419 chars)

    Charming 3-bedroom, 1-bathroom with 1008 sqft it sits on 0.25 corner lot, the home featuring a functional layout. The spacious kitchen offers plenty of cabinetry, making meal prep and organization a breeze. Outside, you'll find a detached shop with endless possibilities. This property is ideal for first-time home buyers, singles, or investors seeking a great opportunity with strong potential. The roof is 10 yrs old.

18. 2026-02-19
    listed $105,000 New Listing 419-char remark

    Show marketing remark (419 chars)

    Charming 3-bedroom, 1-bathroom with 1008 sqft it sits on 0.25 corner lot, the home featuring a functional layout. The spacious kitchen offers plenty of cabinetry, making meal prep and organization a breeze. Outside, you'll find a detached shop with endless possibilities. This property is ideal for first-time home buyers, singles, or investors seeking a great opportunity with strong potential. The roof is 10 yrs old.

19. 2026-02-19
    listed $139,000 Active 419-char remark

    Show marketing remark (419 chars)

    Charming 3-bedroom, 1-bathroom with 1008 sqft it sits on 0.25 corner lot, the home featuring a functional layout. The spacious kitchen offers plenty of cabinetry, making meal prep and organization a breeze. Outside, you'll find a detached shop with endless possibilities. This property is ideal for first-time home buyers, singles, or investors seeking a great opportunity with strong potential. The roof is 10 yrs old.

20. 1987-07-21
    soldstatus $7,000

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $854 · $71/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,444
• − Mortgage interest: −$5,882
• − Property taxes: −$854
• − Insurance: −$525
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$3,055
• Taxable income: $6,018
• Est. tax owed @ 24.0%: −$1,444
• After-tax cash flow: $5,930/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

+1400.0% since first listed

4 events — show timeline

• 2026-03-18 Price Changed $105,000 NEABOR MLS
• 2026-02-19 Listed $139,000 NEABOR MLS
• 2026-02-19 Listed $105,000 CARMLS
• 1987-07-21 Sold (Public Records) $7,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $854 · +12.3% YoY. Source: county tax records.