4 Jessilea · Mayflower, AR 72032

$67,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 174 Days on market

Built 1966 7,405 sqft lot Est $132k · 49% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Rent growth +2.8/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New from floor Joists and throughout, new cabinets, deep sink, granite, paint, bathrooms, flooring too! Lux Vinyl flooring- New electrical panel 2019! Cute garden area in back. Friendly neighbors, 2 decks (one covered). Shed in back with shelter. NOT in flood zone!

Key facts

• Close to lake conway
• Major rehab
• Investment property

Tags

• INVESTMENT PROPERTY
• MAJOR REHAB
• CLOSE TO LAKE CONWAY
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Approximately 1,120 square feet; Approximately 0.17 acre lot

Exterior

• Utilities: Municipal electric service (Entergy)
• Home design: Single-family property; Entry level information not provided
• Construction: Frame construction; Crawl space foundation; Metal roof
• Exterior features: Frame exterior; Metal roof; Paved road access; Lot in a subdivision

Interior

• Kitchen: Free-standing stove
• Flooring: Other flooring (see remarks)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Other flooring (see remarks); Central heating; Central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 4.8% 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.
• Conway School District (urban): math 43% / reading 47% proficiency, ranked #36 of 238 in AR (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.1%/yr); 187 active listings in the ZIP; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $469 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $62k (48%) 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 $59,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 2.06% ✓
• Cap rate: 18.22%
• Cash-on-cash: 42.61%
• DSCR: 2.90
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $132,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Speaker St	0.09mi	2/2.0 (-1)	1,195 (+7%)	17mo	$141,500	$118	66

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

Projected returns pro-forma

-3.0% appreciation · 1.15% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 2.55×
• Total profit: $29,437
• Equity at exit: $10,124

10-year hold

• IRR: 43.0%
• Equity multiple: 4.73×
• Total profit: $70,881
• Equity at exit: $5,871

Cash invested: $19,012 (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 72032

• Home prices YoY: -17.0%
• Rents YoY: 1.1%
• Active inventory: 187
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$356
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $675

Break-even live

Break-even rent $544

Max offer price $67,900

Occupancy floor 47%

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $67,900 Active 174 DOM
2. 2026-06-17
   days on market $67,900 Active 173 DOM
3. 2026-06-16
   days on market $67,900 Active 172 DOM
4. 2026-06-15
   days on market $67,900 Active 171 DOM
5. 2026-06-14
   days on market $67,900 Active 169 DOM
6. 2026-06-10
   days on market $67,900 Active 166 DOM
7. 2026-06-09
   days on market $67,900 Active 165 DOM
8. 2026-06-08
   days on market $67,900 Active 164 DOM
9. 2026-06-07
   days on market $67,900 Active 163 DOM
10. 2026-06-03
    days on market $67,900 Active 159 DOM
11. 2026-06-02
    days on market $67,900 Active 158 DOM
12. 2026-06-01
    days on market $67,900 Active 157 DOM
13. 2026-05-31
    days on market $67,900 Active 156 DOM
14. 2026-05-31
    days on market $67,900 Active 155 DOM
15. 2026-05-22
    price $67,900
16. 2026-05-19
    status Back on Market
17. 2026-05-14
    status Pending (FC, SS, REO)
18. 2026-04-17
    price $81,500
19. 2026-03-17
    price $89,000
20. 2026-02-13
    price $99,500
21. 2026-01-22
    price $114,900
22. 2025-12-20
    listed $129,900 New Listing
23. 2023-01-30
    soldstatus $140,000
24. 2023-01-26
    status Under Contract 265-char remark

    Show marketing remark (265 chars)

    New from floor Joists and throughout, new cabinets, deep sink, granite, paint, bathrooms, flooring too! Lux Vinyl flooring- New electrical panel 2019! Cute garden area in back. Friendly neighbors, 2 decks (one covered). Shed in back with shelter. NOT in flood zone!

25. 2023-01-26
    soldstatus $140,000 Sold 265-char remark

    Show marketing remark (265 chars)

    New from floor Joists and throughout, new cabinets, deep sink, granite, paint, bathrooms, flooring too! Lux Vinyl flooring- New electrical panel 2019! Cute garden area in back. Friendly neighbors, 2 decks (one covered). Shed in back with shelter. NOT in flood zone!

26. 2022-12-05
    historical Take Backups 265-char remark

    Show marketing remark (265 chars)

    New from floor Joists and throughout, new cabinets, deep sink, granite, paint, bathrooms, flooring too! Lux Vinyl flooring- New electrical panel 2019! Cute garden area in back. Friendly neighbors, 2 decks (one covered). Shed in back with shelter. NOT in flood zone!

27. 2022-12-05
    status Under Contract 265-char remark

    Show marketing remark (265 chars)

    New from floor Joists and throughout, new cabinets, deep sink, granite, paint, bathrooms, flooring too! Lux Vinyl flooring- New electrical panel 2019! Cute garden area in back. Friendly neighbors, 2 decks (one covered). Shed in back with shelter. NOT in flood zone!

28. 2022-11-28
    status Back on Market 265-char remark

    Show marketing remark (265 chars)

    New from floor Joists and throughout, new cabinets, deep sink, granite, paint, bathrooms, flooring too! Lux Vinyl flooring- New electrical panel 2019! Cute garden area in back. Friendly neighbors, 2 decks (one covered). Shed in back with shelter. NOT in flood zone!

29. 2022-11-26
    status Under Contract 265-char remark

    Show marketing remark (265 chars)

    New from floor Joists and throughout, new cabinets, deep sink, granite, paint, bathrooms, flooring too! Lux Vinyl flooring- New electrical panel 2019! Cute garden area in back. Friendly neighbors, 2 decks (one covered). Shed in back with shelter. NOT in flood zone!

30. 2022-11-15
    listed $139,000 New Listing 265-char remark

    Show marketing remark (265 chars)

    New from floor Joists and throughout, new cabinets, deep sink, granite, paint, bathrooms, flooring too! Lux Vinyl flooring- New electrical panel 2019! Cute garden area in back. Friendly neighbors, 2 decks (one covered). Shed in back with shelter. NOT in flood zone!

31. 2021-11-12
    soldstatus $25,000 19-char remark

    Show marketing remark (19 chars)

    Sold before listed.

32. 2021-10-07
    listed $25,000 19-char remark

    Show marketing remark (19 chars)

    Sold before listed.

33. 2014-07-30
    soldstatus $14,500
34. 2014-07-10
    historical
35. 2014-03-13
    listed $15,354
36. 2004-11-05
    soldstatus $48,000

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $547 · $46/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $16,787
• − Mortgage interest: −$3,803
• − Property taxes: −$547
• − Insurance: −$340
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$1,975
• Taxable income: $7,435
• Est. tax owed @ 24.0%: −$1,784
• After-tax cash flow: $6,317/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: Conway School District
• NCES district ID: 0504590
• Math proficiency: 43% ▼ -17.00%
• Reading proficiency: 47% ▼ -9.00%
• Median HH income: $46,270
• Composite: 38.27/100
• National rank: #4236
• State rank: #36 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

• County: Faulkner County · 103,634 people
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 34,469
• Household income: $64,695
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 916.0

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 (72%)
• Race & ethnicity: White 72% Black 15% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -48.15%
• Current HPI: 234.6331
• Rent YoY: ▲ 1.15%
• Metro: Little Rock-North Little Rock-Conway, AR
• 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

+41.5% since first listed

22 events — show timeline

• 2026-05-22 Price Changed $67,900 CARMLS
• 2026-05-19 Relisted — CARMLS
• 2026-05-14 Pending — CARMLS
• 2026-04-17 Price Changed $81,500 CARMLS
• 2026-03-17 Price Changed $89,000 CARMLS
• 2026-02-13 Price Changed $99,500 CARMLS
• 2026-01-22 Price Changed $114,900 CARMLS
• 2025-12-20 Listed $129,900 CARMLS
• 2023-01-30 Sold (Public Records) $140,000 Public Records
• 2023-01-26 Pending — CARMLS
• 2023-01-26 Sold (MLS) $140,000 CARMLS
• 2022-12-05 Contingent — CARMLS
• 2022-12-05 Pending — CARMLS
• 2022-11-28 Relisted — CARMLS
• 2022-11-26 Pending — CARMLS
• 2022-11-15 Listed $139,000 CARMLS
• 2021-11-12 Sold (MLS) $25,000 CARMLS
• 2021-10-07 Listed $25,000 CARMLS
• 2014-07-30 Sold (MLS) $14,500 CARMLS
• 2014-07-10 Listing Removed — CARMLS
• 2014-03-13 Listed $15,354 CARMLS
• 2004-11-05 Sold (Public Records) $48,000 Public Records

Property tax history

+25.8%/yr

Latest (2025): $547 · -11.3% YoY. Source: county tax records.