29 Farmhouse Cir · Vilonia, AR 72173

$220,000

4 bd · 2.0 ba · 1,517 sqft · SingleFamily public records · 45 Days on market

Built 2024 6,534 sqft lot $145/sqft · at area comps Est $206k · 7% over $27/mo HOA · 2% of rent ↓ 56% since listing

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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).

• Cash flow +13.3/30.0
• Appreciation +10.0/10.0
• ARV discount +4.4/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Back on Market at no fault of seller! Don't miss out on this charming 4 bed, 2 bath home in this darling neighborhood close to Vilonia schools and conveniently close to most everything in the community! Enjoy the primary suite tucked at the rear of the home for more privacy. The soaker tub/shower combo in the primary bath are an added bonus along with the beautiful luxury vinyl plank flooring in the wet areas. Refrigerator conveys! This would be a wonderful first time home or a great down sizing home as well! Refrigerator conveys! Schedule your showing today!

Key facts

• 6,534 sq ft lot
• Garage
• Built 2024

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-2 ($-23/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (20.0% below list).
• Recommended offer: $176k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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 $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 45 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $175,945 (20.0% 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 45 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.80% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (median comp): $205,887
• List price: $220,000
• Delta: 6.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68 Farmhouse Cir	0.11mi	4/2.0	1,470 (-3%)	2mo	$188,625	$128	88
71 Farmhouse Cir	0.13mi	4/2.0	1,470 (-3%)	3mo	$184,550	$126	86
4 Barnwood Dr	0.15mi	4/2.0	1,470 (-3%)	2mo	$202,900	$138	86
78 Farmhouse Cir	0.12mi	4/2.0	1,470 (-3%)	4mo	$191,925	$131	86
36 Hearthstone Trl	0.08mi	4/2.0	1,439 (-5%)	3mo	$186,450	$130	85
69 Farmhouse Cir	0.13mi	3/2.0 (-1)	1,523 (+0%)	4mo	$196,000	$129	85
67 Farmhouse Cir	0.14mi	4/2.0	1,439 (-5%)	3mo	$184,925	$129	82
6 Barnwood Dr	0.14mi	4/2.0	1,640 (+8%)	3mo	$208,750	$127	78
65 Farmhouse Cir	0.14mi	4/2.0	1,652 (+9%)	3mo	$208,000	$126	76
34 Hearthstone Trl	0.07mi	3/2.0 (-1)	1,355 (-11%)	1mo	$177,800	$131	73
24 Hearthstone Trl	0.08mi	3/2.0 (-1)	1,355 (-11%)	4mo	$181,000	$134	70
17 N Church	0.32mi	3/2.0 (-1)	1,653 (+9%)	2mo	$305,000	$185	64

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

Projected returns pro-forma

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

5-year hold

• IRR: 24.2%
• Equity multiple: 2.94×
• Total profit: $119,644
• Equity at exit: $198,193

10-year hold

• IRR: 21.5%
• Equity multiple: 6.72×
• Total profit: $352,324
• Equity at exit: $427,412

Cash invested: $61,600 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$119 /mo · $1,434/yr
• Insurance: −$92
• HOA: −$27
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-2

Break-even live

Break-even rent $1,762

Max offer price $219,664

Occupancy floor 95%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 6 events

1. 2026-05-13
   status Back on Market 567-char remark

   Show marketing remark (567 chars)

   Back on Market at no fault of seller! Don't miss out on this charming 4 bed, 2 bath home in this darling neighborhood close to Vilonia schools and conveniently close to most everything in the community! Enjoy the primary suite tucked at the rear of the home for more privacy. The soaker tub/shower combo in the primary bath are an added bonus along with the beautiful luxury vinyl plank flooring in the wet areas. Refrigerator conveys! This would be a wonderful first time home or a great down sizing home as well! Refrigerator conveys! Schedule your showing today!

2. 2026-05-13
   status Under Contract 567-char remark

   Show marketing remark (567 chars)

   Back on Market at no fault of seller! Don't miss out on this charming 4 bed, 2 bath home in this darling neighborhood close to Vilonia schools and conveniently close to most everything in the community! Enjoy the primary suite tucked at the rear of the home for more privacy. The soaker tub/shower combo in the primary bath are an added bonus along with the beautiful luxury vinyl plank flooring in the wet areas. Refrigerator conveys! This would be a wonderful first time home or a great down sizing home as well! Refrigerator conveys! Schedule your showing today!

3. 2026-05-13
   status Back on Market 567-char remark

   Show marketing remark (567 chars)

   Back on Market at no fault of seller! Don't miss out on this charming 4 bed, 2 bath home in this darling neighborhood close to Vilonia schools and conveniently close to most everything in the community! Enjoy the primary suite tucked at the rear of the home for more privacy. The soaker tub/shower combo in the primary bath are an added bonus along with the beautiful luxury vinyl plank flooring in the wet areas. Refrigerator conveys! This would be a wonderful first time home or a great down sizing home as well! Refrigerator conveys! Schedule your showing today!

4. 2026-03-31
   status Under Contract 567-char remark

   Show marketing remark (567 chars)

   Back on Market at no fault of seller! Don't miss out on this charming 4 bed, 2 bath home in this darling neighborhood close to Vilonia schools and conveniently close to most everything in the community! Enjoy the primary suite tucked at the rear of the home for more privacy. The soaker tub/shower combo in the primary bath are an added bonus along with the beautiful luxury vinyl plank flooring in the wet areas. Refrigerator conveys! This would be a wonderful first time home or a great down sizing home as well! Refrigerator conveys! Schedule your showing today!

5. 2026-02-22
   listed $220,000 New Listing 567-char remark

   Show marketing remark (567 chars)

   Back on Market at no fault of seller! Don't miss out on this charming 4 bed, 2 bath home in this darling neighborhood close to Vilonia schools and conveniently close to most everything in the community! Enjoy the primary suite tucked at the rear of the home for more privacy. The soaker tub/shower combo in the primary bath are an added bonus along with the beautiful luxury vinyl plank flooring in the wet areas. Refrigerator conveys! This would be a wonderful first time home or a great down sizing home as well! Refrigerator conveys! Schedule your showing today!

6. 2024-02-09
   soldstatus $497,250

ⓘ 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: $1,434 · $119/mo
• Projected year-2 tax: $1,434 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,113
• − Mortgage interest: −$12,323
• − Property taxes: −$1,434
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − HOA: −$324
• − Depreciation: −$6,400
• Taxable loss: −$3,846
• Est. tax savings @ 24.0%: +$923
• After-tax cash flow: $900/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

-55.8% since first listed

6 events — show timeline

• 2026-05-13 Relisted — CARMLS
• 2026-05-13 Pending — CARMLS
• 2026-05-13 Relisted — CARMLS
• 2026-03-31 Pending — CARMLS
• 2026-02-22 Listed $220,000 CARMLS
• 2024-02-09 Sold (Public Records) $497,250 Public Records

Property tax history

+241.6%/yr

Latest (2025): $1,434 · +1071.5% YoY. Source: county tax records.