41a Green Valley Loop · Vilonia, AR 72173

$299,000

6 bd · 1.5 ba · 1,500 sqft · SingleFamily public records · 136 Days on market

Built 2024

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

Investors check out this new duplex in Vilonia just finished in 2025. Both units are leased. Each unit offers a large open living room to kitchen with bar and granite countertops with 3 bedrooms, 2 full baths and large utility room. LVP flooring throughout. Bathrooms have granite countertops and glass shower doors. Beautiful appliances with stove, dishwasher, microwave, washer, dryer and refrigerator. Please see agent remarks.

Key facts

• Built 2024
• Listed 136 days

What this means for you Summary

Snapshot

• This is a 6-bed/1.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-416 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (39.9% below list).
• Recommended offer: $180k (39.9% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $26k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,596 (39.9% 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 136 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
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: 0.60% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.97%
• DSCR: 0.73
• GRM: 13.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.0%
• Equity multiple: 2.63×
• Total profit: $136,216
• Equity at exit: $269,363

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $421,754
• Equity at exit: $580,891

Cash invested: $83,720 (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: 13.9×

Monthly cashflow live

• Estimated rent: $1,796 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$143 /mo · $1,710/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-416

Break-even live

Break-even rent $2,323

Max offer price $225,465

Occupancy floor —

Sensitivity live

Price	-10% $-247	-5% $-332	+0% $-416	+5% $-501	+10% $-586
Rent	-10% $-558	-5% $-487	+0% $-416	+5% $-345	+10% $-274
Rate	-1.0pp $-266	-0.5pp $-340	base $-416	+0.5pp $-494	+1.0pp $-573

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $299,000 Active 136 DOM
2. 2026-06-17
   days on market $299,000 Active 135 DOM
3. 2026-06-16
   days on market $299,000 Active 134 DOM
4. 2026-06-15
   days on market $299,000 Active 133 DOM
5. 2026-06-14
   days on market $299,000 Active 131 DOM
6. 2026-06-13
   days on market $299,000 Active 130 DOM
7. 2026-06-10
   days on market $299,000 Active 128 DOM
8. 2026-06-09
   days on market $299,000 Active 127 DOM
9. 2026-06-08
   days on market $299,000 Active 126 DOM
10. 2026-06-07
    days on market $299,000 Active 125 DOM
11. 2026-06-03
    days on market $299,000 Active 121 DOM
12. 2026-06-02
    days on market $299,000 Active 120 DOM
13. 2026-06-01
    days on market $299,000 Active 119 DOM
14. 2026-05-31
    days on market $299,000 Active 118 DOM
15. 2026-05-31
    days on market $299,000 Active 117 DOM
16. 2026-03-18
    price $299,000 430-char remark

    Show marketing remark (430 chars)

    Investors check out this new duplex in Vilonia just finished in 2025. Both units are leased. Each unit offers a large open living room to kitchen with bar and granite countertops with 3 bedrooms, 2 full baths and large utility room. LVP flooring throughout. Bathrooms have granite countertops and glass shower doors. Beautiful appliances with stove, dishwasher, microwave, washer, dryer and refrigerator. Please see agent remarks.

17. 2026-02-02
    listed $325,000 New Listing 430-char remark

    Show marketing remark (430 chars)

    Investors check out this new duplex in Vilonia just finished in 2025. Both units are leased. Each unit offers a large open living room to kitchen with bar and granite countertops with 3 bedrooms, 2 full baths and large utility room. LVP flooring throughout. Bathrooms have granite countertops and glass shower doors. Beautiful appliances with stove, dishwasher, microwave, washer, dryer and refrigerator. Please see agent remarks.

18. 2025-05-01
    historical $1,300
19. 2025-03-22
    listed $1,300
20. 2025-03-07
    soldstatus $220,000 Sold 183-char remark

    Show marketing remark (183 chars)

    New construction duplex in Vilonia just past the school. Each unit is 3 bedrooms, 2 full baths with large walk in utility room. Open floor plans. Sold as is. Please see agent remarks.

21. 2025-02-04
    status Under Contract 183-char remark

    Show marketing remark (183 chars)

    New construction duplex in Vilonia just past the school. Each unit is 3 bedrooms, 2 full baths with large walk in utility room. Open floor plans. Sold as is. Please see agent remarks.

22. 2024-12-12
    listed $230,000 New Listing 183-char remark

    Show marketing remark (183 chars)

    New construction duplex in Vilonia just past the school. Each unit is 3 bedrooms, 2 full baths with large walk in utility room. Open floor plans. Sold as is. Please see agent remarks.

ⓘ 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: $1,710 · $143/mo
• Projected year-2 tax: $1,914 · $159/mo
• Expected delta: +$204/yr (+$17/mo · 11.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $21,552
• − Mortgage interest: −$16,749
• − Property taxes: −$1,710
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$8,698
• Taxable loss: −$10,549
• Est. tax savings @ 24.0%: +$2,532
• After-tax cash flow: $-2,464/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

• Census place: Vilonia, AR
• 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

+30.0% since first listed

7 events — show timeline

• 2026-03-18 Price Changed $299,000 CARMLS
• 2026-02-02 Listed $325,000 CARMLS
• 2025-05-01 Rental Removed $1,300 RENT.
• 2025-03-22 Listed for Rent $1,300 RENT.
• 2025-03-07 Sold (MLS) $220,000 CARMLS
• 2025-02-04 Pending — CARMLS
• 2024-12-12 Listed $230,000 CARMLS

Property tax history

+36.9%/yr

Latest (2025): $1,710 · +0.0% YoY. Source: county tax records.