8 Locust St · Mayflower, AR 72106

$105,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 67 Days on market

Built 1946 Fair condition 0.50 ac lot Garage $104/sqft · 28% below area Est $145k · 28% under

---

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 +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

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.

Key facts

• 0.5 acre lot
• Garage
• Built 1946

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $599 ($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: $99k (6.0% 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: 181 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 155d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 67 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.52% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.43%
• DSCR: 2.09
• GRM: 5.5

CMA / ARV

• ARV (median comp): $145,414
• List price: $105,000
• Delta: -27.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 N Main St	0.18mi	2/2.0 (-1)	1,043 (+4%)	18mo	$165,000	$158	62
6 Ada Ave	0.32mi	3/1.0	974 (-3%)	23mo	$149,900	$154	60
44 Highway 89	0.34mi	3/1.0	1,051 (+4%)	22mo	$114,900	$109	58
9 Fortner Dr	0.50mi	2/1.0 (-1)	1,047 (+4%)	17mo	$140,000	$134	52
7 Ada Ave	0.32mi	3/2.0	1,100 (+9%)	20mo	$170,000	$155	49

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: 42.0%
• Equity multiple: 4.15×
• Total profit: $92,562
• Equity at exit: $91,679

10-year hold

• IRR: 36.5%
• Equity multiple: 9.23×
• Total profit: $241,891
• 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: 181
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$551
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $599

Break-even live

Break-even rent $842

Max offer price $105,000

Occupancy floor 58%

Sensitivity live

Price	-10% $658	-5% $628	+0% $599	+5% $569	+10% $539
Rent	-10% $472	-5% $535	+0% $599	+5% $662	+10% $725
Rate	-1.0pp $652	-0.5pp $625	base $599	+0.5pp $571	+1.0pp $544

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Vineyard Dr Mayflower, AR	3.0	2.0	1364	$1,595	$1.17	107d	1	0.45mi
7 Vineyard Dr Mayflower, AR	4.0	2.0	1476	$1,750	$1.19	184d	1	0.45mi
11 Vineyard Dr Mayflower, AR	3.0	2.0	1364	$1,650	$1.21	184d	1	0.46mi
103 E Fredonia Ct Mayflower, AR	3.0	2.0	1364	$1,650	$1.21	155d	1	0.57mi
7 Cabernet Way Mayflower, AR	3.0	2.0	1290	$1,550	$1.20	44d	1	0.58mi
104 E Fredonia Ct Mayflower, AR	4.0	2.0	1476	$1,750	$1.19	184d	1	0.58mi
725 Arkansas HWY Mayflower, AR	1.0–2.0	1.0	645	$850	$1.32	44d	4	1.02mi

Property features AI

Exterior

• Parking: Garage
• Utilities: Public sewer
• Home design: Metal/vinyl siding exterior
• Construction: Composition roofCrawl space foundation
• Exterior features: Corner lotPaved road access

Interior

• Kitchen: Free-standing stove
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling (electric)
• Interior features: Laminate flooringFree-standing stoveCentral electric cooling

Listing history 50 events

1. 2026-11-08
   days on market $105,000 Active 67 DOM
2. 2026-11-07
   days on market $105,000 Active 66 DOM
3. 2026-11-06
   days on market $105,000 Active 65 DOM
4. 2026-11-05
   days on market $105,000 Active 64 DOM
5. 2026-11-04
   days on market $105,000 Active 63 DOM
6. 2026-11-02
   days on market $105,000 Active 61 DOM
7. 2026-11-01
   days on market $105,000 Active 60 DOM
8. 2026-10-31
   days on market $105,000 Active 59 DOM
9. 2026-10-30
   days on market $105,000 Active 58 DOM
10. 2026-10-29
    days on market $105,000 Active 57 DOM
11. 2026-10-28
    days on market $105,000 Active 56 DOM
12. 2026-10-27
    days on market $105,000 Active 55 DOM
13. 2026-10-26
    days on market $105,000 Active 54 DOM
14. 2026-10-25
    days on market $105,000 Active 53 DOM
15. 2026-10-24
    days on market $105,000 Active 52 DOM
16. 2026-10-23
    days on market $105,000 Active 51 DOM
17. 2026-10-22
    days on market $105,000 Active 50 DOM
18. 2026-10-21
    days on market $105,000 Active 49 DOM
19. 2026-10-20
    days on market $105,000 Active 48 DOM
20. 2026-10-19
    days on market $105,000 Active 47 DOM
21. 2026-10-18
    days on market $105,000 Active 46 DOM
22. 2026-10-17
    days on market $105,000 Active 45 DOM
23. 2026-10-16
    days on market $105,000 Active 44 DOM
24. 2026-10-15
    days on market $105,000 Active 43 DOM
25. 2026-10-14
    days on market $105,000 Active 42 DOM
26. 2026-10-13
    days on market $105,000 Active 41 DOM
27. 2026-10-12
    days on market $105,000 Active 40 DOM
28. 2026-10-11
    days on market $105,000 Active 39 DOM
29. 2026-10-10
    days on market $105,000 Active 38 DOM
30. 2026-10-09
    days on market $105,000 Active 37 DOM
31. 2026-10-08
    days on market $105,000 Active 36 DOM
32. 2026-10-07
    days on market $105,000 Active 35 DOM
33. 2026-10-06
    days on market $105,000 Active 34 DOM
34. 2026-10-05
    days on market $105,000 Active 33 DOM
35. 2026-10-04
    days on market $105,000 Active 32 DOM
36. 2026-10-03
    days on market $105,000 Active 31 DOM
37. 2026-10-02
    days on market $105,000 Active 30 DOM
38. 2026-10-01
    days on market $105,000 Active 29 DOM
39. 2026-09-30
    days on market $105,000 Active 28 DOM
40. 2026-09-29
    days on market $105,000 Active 27 DOM
41. 2026-09-28
    days on market $105,000 Active 26 DOM
42. 2026-09-27
    days on market $105,000 Active 25 DOM
43. 2026-09-25
    days on market $105,000 Active 23 DOM
44. 2026-09-24
    days on market $105,000 Active 22 DOM
45. 2026-09-23
    days on market $105,000 Active 21 DOM
46. 2026-09-22
    days on market $105,000 Active 20 DOM
47. 2026-09-21
    days on market $105,000 Active 19 DOM
48. 2026-09-20
    days on market $105,000 Active 18 DOM
49. 2026-09-19
    days on market $105,000 Active 17 DOM
50. 2026-09-18
    days on market $105,000 Active 16 DOM

ⓘ 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: $19,203
• − Mortgage interest: −$5,882
• − Property taxes: −$854
• − Insurance: −$525
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$3,055
• Taxable income: $5,815
• Est. tax owed @ 24.0%: −$1,396
• After-tax cash flow: $5,788/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $25,200–$45,360 screening

This home requires moderate renovations, including a new roof and exterior siding, to improve its condition and value. The interior walls could also benefit from a fresh coat of paint.

Repairs flagged

• Major roof — visible wear and tear
• Moderate exterior siding — gray siding with some discoloration
• Moderate HVAC system — basic system with visible wear

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Resale replace roof — A new roof can add significant value and improve the home's curb appeal ↑
• Resale repair exterior siding — Fresh siding can improve the home's curb appeal and add value ↑
• Rental service HVAC system — A well-maintained HVAC system can attract tenants and reduce maintenance costs ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Mayflower Elementary School F AR #173/454 Nat'l #17,861/41,679 Middle Mayflower Middle School F AR #127/201 Nat'l #7,813/14,009 High Mayflower High School F AR #164/292 Nat'l #11,887/17,239

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

D Composite livability gradescore 56/100

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
• County: Faulkner · 138,985 people
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 5,719
• Household income: $59,375
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 17% of renters

---

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%

---

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

Property features AI

Exterior

• Parking: Garage
• Utilities: Public sewer
• Home design: Metal/vinyl siding exterior
• Construction: Composition roofCrawl space foundation
• Exterior features: Corner lotPaved road access

Interior

• Kitchen: Free-standing stove
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling (electric)
• Interior features: Laminate flooringFree-standing stoveCentral electric cooling

Price history

+1400.0% since first listed

7 events — show timeline

• 2026-09-02 Listed $105,000 CARMLS
• 2026-09-01 Listing Removed — CARMLS
• 2026-08-14 Listed $105,000 NEABOR MLS
• 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.