4 Narans Rd · Mayflower, AR 72106

$36,000

2 bd · 2.0 ba · 1,091 sqft · Manufactured · 120 Days on market

Built 1977 0.44 ac lot $33/sqft · 57% below area ↓ 40% since listing

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• 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

Enjoy lake life on beautiful Lake Conway in this charming 2-bedroom, 2-bath home offering approximately 1,100 square feet of comfortable living space. Located at 4 Narans Rd in Mayflower, this property is perfect for those seeking a peaceful retreat or a full-time residence with easy access to the water. The home features a functional layout, spacious bedrooms, and plenty of natural light throughout. Whether you’re relaxing indoors or taking advantage of nearby lake activities like fishing and boating, this property delivers the best of Arkansas lake living. Ideal as a primary residence, weekend getaway, or investment opportunity—don’t miss your chance to own a slice of Lake Conway!

Key facts

• Lake activities
• Natural light
• Peaceful retreat

Tags

• LAKE CONWAY
• PEACEFUL RETREAT
• EASY ACCESS TO THE WATER
• NATURAL LIGHT
• LAKE ACTIVITIES
• FISHING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $36k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $33k (9.0% below list) — sets the bar for market timing.
• Cap rate 36.8% vs local median 4.6% in Mayflower — 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 56/100 on livability (#390 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, crime F, amenities 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.
• Market conditions: 114 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 $4k of equity ($249 loan paydown + $3k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $32,760 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 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 1977 — 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: 3.96% ✓
• Cap rate: 36.81%
• Cash-on-cash: 108.98%
• DSCR: 5.85
• GRM: 2.1

CMA / ARV

• ARV (median comp): $83,754
• List price: $36,000
• Delta: -57.02%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Narans Rd	0.00mi	2/2.0	1,091 (0%)	1mo	$32,000	$29	99

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: —
• Equity multiple: 8.64×
• Total profit: $76,970
• Equity at exit: $31,433

10-year hold

• IRR: —
• Equity multiple: 18.91×
• Total profit: $180,578
• Equity at exit: $66,750

Cash invested: $10,080 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$189
• Tax from tax record: −$8 /mo · $95/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $915

Break-even live

Break-even rent $268

Max offer price $36,000

Occupancy floor 31%

Sensitivity live

Price	-10% $936	-5% $926	+0% $915	+5% $905	+10% $895
Rent	-10% $803	-5% $859	+0% $915	+5% $972	+10% $1,028
Rate	-1.0pp $934	-0.5pp $925	base $915	+0.5pp $906	+1.0pp $897

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-14
   status Under Contract 709-char remark

   Show marketing remark (709 chars)

   Enjoy lake life on beautiful Lake Conway in this charming 2-bedroom, 2-bath home offering approximately 1,100 square feet of comfortable living space. Located at 4 Narans Rd in Mayflower, this property is perfect for those seeking a peaceful retreat or a full-time residence with easy access to the water. The home features a functional layout, spacious bedrooms, and plenty of natural light throughout. Whether you’re relaxing indoors or taking advantage of nearby lake activities like fishing and boating, this property delivers the best of Arkansas lake living. Ideal as a primary residence, weekend getaway, or investment opportunity—don’t miss your chance to own a slice of Lake Conway!

2. 2026-05-13
   historical Take Backups 709-char remark

   Show marketing remark (709 chars)

   Enjoy lake life on beautiful Lake Conway in this charming 2-bedroom, 2-bath home offering approximately 1,100 square feet of comfortable living space. Located at 4 Narans Rd in Mayflower, this property is perfect for those seeking a peaceful retreat or a full-time residence with easy access to the water. The home features a functional layout, spacious bedrooms, and plenty of natural light throughout. Whether you’re relaxing indoors or taking advantage of nearby lake activities like fishing and boating, this property delivers the best of Arkansas lake living. Ideal as a primary residence, weekend getaway, or investment opportunity—don’t miss your chance to own a slice of Lake Conway!

3. 2026-05-01
   status Back on Market 709-char remark

   Show marketing remark (709 chars)

   Enjoy lake life on beautiful Lake Conway in this charming 2-bedroom, 2-bath home offering approximately 1,100 square feet of comfortable living space. Located at 4 Narans Rd in Mayflower, this property is perfect for those seeking a peaceful retreat or a full-time residence with easy access to the water. The home features a functional layout, spacious bedrooms, and plenty of natural light throughout. Whether you’re relaxing indoors or taking advantage of nearby lake activities like fishing and boating, this property delivers the best of Arkansas lake living. Ideal as a primary residence, weekend getaway, or investment opportunity—don’t miss your chance to own a slice of Lake Conway!

4. 2026-05-01
   historical 709-char remark

   Show marketing remark (709 chars)

   Enjoy lake life on beautiful Lake Conway in this charming 2-bedroom, 2-bath home offering approximately 1,100 square feet of comfortable living space. Located at 4 Narans Rd in Mayflower, this property is perfect for those seeking a peaceful retreat or a full-time residence with easy access to the water. The home features a functional layout, spacious bedrooms, and plenty of natural light throughout. Whether you’re relaxing indoors or taking advantage of nearby lake activities like fishing and boating, this property delivers the best of Arkansas lake living. Ideal as a primary residence, weekend getaway, or investment opportunity—don’t miss your chance to own a slice of Lake Conway!

5. 2026-04-25
   price $36,000 709-char remark

   Show marketing remark (709 chars)

   Enjoy lake life on beautiful Lake Conway in this charming 2-bedroom, 2-bath home offering approximately 1,100 square feet of comfortable living space. Located at 4 Narans Rd in Mayflower, this property is perfect for those seeking a peaceful retreat or a full-time residence with easy access to the water. The home features a functional layout, spacious bedrooms, and plenty of natural light throughout. Whether you’re relaxing indoors or taking advantage of nearby lake activities like fishing and boating, this property delivers the best of Arkansas lake living. Ideal as a primary residence, weekend getaway, or investment opportunity—don’t miss your chance to own a slice of Lake Conway!

6. 2026-04-19
   price $39,000 709-char remark

   Show marketing remark (709 chars)

   Enjoy lake life on beautiful Lake Conway in this charming 2-bedroom, 2-bath home offering approximately 1,100 square feet of comfortable living space. Located at 4 Narans Rd in Mayflower, this property is perfect for those seeking a peaceful retreat or a full-time residence with easy access to the water. The home features a functional layout, spacious bedrooms, and plenty of natural light throughout. Whether you’re relaxing indoors or taking advantage of nearby lake activities like fishing and boating, this property delivers the best of Arkansas lake living. Ideal as a primary residence, weekend getaway, or investment opportunity—don’t miss your chance to own a slice of Lake Conway!

7. 2026-04-06
   price $43,000 709-char remark

   Show marketing remark (709 chars)

   Enjoy lake life on beautiful Lake Conway in this charming 2-bedroom, 2-bath home offering approximately 1,100 square feet of comfortable living space. Located at 4 Narans Rd in Mayflower, this property is perfect for those seeking a peaceful retreat or a full-time residence with easy access to the water. The home features a functional layout, spacious bedrooms, and plenty of natural light throughout. Whether you’re relaxing indoors or taking advantage of nearby lake activities like fishing and boating, this property delivers the best of Arkansas lake living. Ideal as a primary residence, weekend getaway, or investment opportunity—don’t miss your chance to own a slice of Lake Conway!

8. 2026-03-20
   price $46,000 709-char remark

   Show marketing remark (709 chars)

   Enjoy lake life on beautiful Lake Conway in this charming 2-bedroom, 2-bath home offering approximately 1,100 square feet of comfortable living space. Located at 4 Narans Rd in Mayflower, this property is perfect for those seeking a peaceful retreat or a full-time residence with easy access to the water. The home features a functional layout, spacious bedrooms, and plenty of natural light throughout. Whether you’re relaxing indoors or taking advantage of nearby lake activities like fishing and boating, this property delivers the best of Arkansas lake living. Ideal as a primary residence, weekend getaway, or investment opportunity—don’t miss your chance to own a slice of Lake Conway!

9. 2026-03-13
   price $53,000 709-char remark

   Show marketing remark (709 chars)

   Enjoy lake life on beautiful Lake Conway in this charming 2-bedroom, 2-bath home offering approximately 1,100 square feet of comfortable living space. Located at 4 Narans Rd in Mayflower, this property is perfect for those seeking a peaceful retreat or a full-time residence with easy access to the water. The home features a functional layout, spacious bedrooms, and plenty of natural light throughout. Whether you’re relaxing indoors or taking advantage of nearby lake activities like fishing and boating, this property delivers the best of Arkansas lake living. Ideal as a primary residence, weekend getaway, or investment opportunity—don’t miss your chance to own a slice of Lake Conway!

10. 2026-03-07
    price $56,000 709-char remark

    Show marketing remark (709 chars)

    Enjoy lake life on beautiful Lake Conway in this charming 2-bedroom, 2-bath home offering approximately 1,100 square feet of comfortable living space. Located at 4 Narans Rd in Mayflower, this property is perfect for those seeking a peaceful retreat or a full-time residence with easy access to the water. The home features a functional layout, spacious bedrooms, and plenty of natural light throughout. Whether you’re relaxing indoors or taking advantage of nearby lake activities like fishing and boating, this property delivers the best of Arkansas lake living. Ideal as a primary residence, weekend getaway, or investment opportunity—don’t miss your chance to own a slice of Lake Conway!

11. 2026-02-18
    price $58,000 709-char remark

    Show marketing remark (709 chars)

    Enjoy lake life on beautiful Lake Conway in this charming 2-bedroom, 2-bath home offering approximately 1,100 square feet of comfortable living space. Located at 4 Narans Rd in Mayflower, this property is perfect for those seeking a peaceful retreat or a full-time residence with easy access to the water. The home features a functional layout, spacious bedrooms, and plenty of natural light throughout. Whether you’re relaxing indoors or taking advantage of nearby lake activities like fishing and boating, this property delivers the best of Arkansas lake living. Ideal as a primary residence, weekend getaway, or investment opportunity—don’t miss your chance to own a slice of Lake Conway!

12. 2026-01-13
    listed $60,000 New Listing 709-char remark

    Show marketing remark (709 chars)

    Enjoy lake life on beautiful Lake Conway in this charming 2-bedroom, 2-bath home offering approximately 1,100 square feet of comfortable living space. Located at 4 Narans Rd in Mayflower, this property is perfect for those seeking a peaceful retreat or a full-time residence with easy access to the water. The home features a functional layout, spacious bedrooms, and plenty of natural light throughout. Whether you’re relaxing indoors or taking advantage of nearby lake activities like fishing and boating, this property delivers the best of Arkansas lake living. Ideal as a primary residence, weekend getaway, or investment opportunity—don’t miss your chance to own a slice of Lake Conway!

ⓘ 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: $95 · $8/mo
• Projected year-2 tax: $230 · $19/mo
• Expected delta: +$135/yr (+$11/mo · 142.5%)

ⓘ 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 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,121
• − Mortgage interest: −$2,017
• − Property taxes: −$95
• − Insurance: −$180
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$1,047
• Taxable income: $11,043
• Est. tax owed @ 24.0%: −$2,650
• After-tax cash flow: $8,335/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

• 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

-40.0% since first listed

12 events — show timeline

• 2026-05-14 Pending — CARMLS
• 2026-05-13 Contingent — CARMLS
• 2026-05-01 Relisted — CARMLS
• 2026-05-01 Listing Removed — CARMLS
• 2026-04-25 Price Changed $36,000 CARMLS
• 2026-04-19 Price Changed $39,000 CARMLS
• 2026-04-06 Price Changed $43,000 CARMLS
• 2026-03-20 Price Changed $46,000 CARMLS
• 2026-03-13 Price Changed $53,000 CARMLS
• 2026-03-07 Price Changed $56,000 CARMLS
• 2026-02-18 Price Changed $58,000 CARMLS
• 2026-01-13 Listed $60,000 CARMLS

Property tax history

-7.3%/yr

Latest (2025): $95 · +46.2% YoY. Source: county tax records.