132 Beryl Rd · Vilonia, AR 72032

$257,000

4 bd · 2.0 ba · 1,974 sqft · SingleFamily public records · 8 Days on market

Built 1986 0.92 ac lot $130/sqft · 32% below area Est $380k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.4/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 3 BR, 2 BA home with many upgrades. Home features 2 living areas, tile and hand-scraped hardwood floors throughout, lots of storage space. New appliances, new HVAC, new storm shelter. Beautiful landscaping, garden area, metal roof and storage buildings. This home is convenient to Conway and the Vilonia Bypass.

Key facts

• Metal roof
• Small shop
• Storage buildings

Tags

• MATURE TREES
• STORM SHELTERS
• METAL ROOF
• SMALL SHOP
• STORAGE BUILDINGS
• ZONED HEAT AC

Property features AI

Exterior

• Parking: 2-car parking
• Utilities: Public water; Septic system; Municipal electric (Entergy)
• Home design: Brick and frame combination exterior
• Construction: Metal roof; Slab foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Free-standing stove
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Tile floors; Wood-burning fireplace (site-built); Safe/storm room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $257k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (31.4% below list).
• Recommended offer: $176k (31.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.4% 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.
• Zoned schools: Vilonia Primary School (math 52% / reading 37%, grade F, #143 of 454 statewide, top 36%, 345 students, 51% FRL); Frank Mitchell Intermediate School (math 46% / reading 49%, grade C-, #42 of 201 statewide, top 22%, 654 students, 45% FRL); Vilonia High School (math 32% / reading 49%, grade F, #45 of 292 statewide, top 15%, 859 students, 34% FRL).
• Market conditions: Rents rising (+1.1%/yr); 186 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).
• This rent runs 33% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago 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.

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 $176,391 (31.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.69% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.04%
• DSCR: 0.86
• GRM: 12.1

CMA / ARV

• ARV (median comp): $380,027
• List price: $257,000
• Delta: -32.37%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Carroll Rd Rd	0.58mi	4/3.0	1,994 (+1%)	12mo	$415,000	$208	57

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: -23.3%
• Equity multiple: 0.21×
• Total profit: $-56,584
• Equity at exit: $38,320

10-year hold

• IRR: -23.0%
• Equity multiple: -0.08×
• Total profit: $-77,371
• Equity at exit: $22,221

Cash invested: $71,960 (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: 186
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$1,348
• Tax from tax record: −$121 /mo · $1,453/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-182

Break-even live

Break-even rent $1,995

Max offer price $224,775

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-110	+0% $-182	+5% $-255	+10% $-328
Rent	-10% $-322	-5% $-252	+0% $-182	+5% $-113	+10% $-43
Rate	-1.0pp $-53	-0.5pp $-117	base $-182	+0.5pp $-249	+1.0pp $-317

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: $64,250
• Closing costs: $7,710
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Kimberly Dr Vilonia, AR	3.0	2.0	1954	$1,995	$1.02	16d	1	1.33mi

Listing history 13 events

1. 2026-05-11
   listed $257,000 New Listing 490-char remark
2. 2023-12-05
   soldstatus $239,900
3. 2018-08-16
   status Under Contract 327-char remark

   Show marketing remark (327 chars)

   Well-maintained 3 BR, 2 BA home with many upgrades. Home features 2 living areas, tile and hand-scraped hardwood floors throughout, lots of storage space. New appliances, new HVAC, new storm shelter. Beautiful landscaping, garden area, metal roof and storage buildings. This home is convenient to Conway and the Vilonia Bypass.

4. 2018-08-15
   soldstatus $157,000
5. 2018-08-13
   soldstatus $157,000 Sold 327-char remark

   Show marketing remark (327 chars)

   Well-maintained 3 BR, 2 BA home with many upgrades. Home features 2 living areas, tile and hand-scraped hardwood floors throughout, lots of storage space. New appliances, new HVAC, new storm shelter. Beautiful landscaping, garden area, metal roof and storage buildings. This home is convenient to Conway and the Vilonia Bypass.

6. 2018-07-10
   historical Take Backups 327-char remark

   Show marketing remark (327 chars)

   Well-maintained 3 BR, 2 BA home with many upgrades. Home features 2 living areas, tile and hand-scraped hardwood floors throughout, lots of storage space. New appliances, new HVAC, new storm shelter. Beautiful landscaping, garden area, metal roof and storage buildings. This home is convenient to Conway and the Vilonia Bypass.

7. 2018-06-28
   price $159,900 327-char remark

   Show marketing remark (327 chars)

   Well-maintained 3 BR, 2 BA home with many upgrades. Home features 2 living areas, tile and hand-scraped hardwood floors throughout, lots of storage space. New appliances, new HVAC, new storm shelter. Beautiful landscaping, garden area, metal roof and storage buildings. This home is convenient to Conway and the Vilonia Bypass.

8. 2018-04-26
   listed $167,900 New Listing 327-char remark

   Show marketing remark (327 chars)

   Well-maintained 3 BR, 2 BA home with many upgrades. Home features 2 living areas, tile and hand-scraped hardwood floors throughout, lots of storage space. New appliances, new HVAC, new storm shelter. Beautiful landscaping, garden area, metal roof and storage buildings. This home is convenient to Conway and the Vilonia Bypass.

9. 2018-04-13
   status Under Contract
10. 2018-04-09
    historical
11. 2017-09-28
    price $169,900
12. 2017-08-17
    listed $179,900 New Listing
13. 1986-10-07
    soldstatus $47,091

ⓘ 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: $1,453 · $121/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$192/yr (+$16/mo · 13.2%)

ⓘ 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,167
• − Mortgage interest: −$14,396
• − Property taxes: −$1,453
• − Insurance: −$1,285
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$7,476
• Taxable loss: −$6,830
• Est. tax savings @ 24.0%: +$1,639
• After-tax cash flow: $-550/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

• 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

+445.8% since first listed

14 events — show timeline

• 2026-05-19 Pending — CARMLS
• 2026-05-11 Listed $257,000 CARMLS
• 2023-12-05 Sold (Public Records) $239,900 Public Records
• 2018-08-16 Pending — CARMLS
• 2018-08-15 Sold (Public Records) $157,000 Public Records
• 2018-08-13 Sold (MLS) $157,000 CARMLS
• 2018-07-10 Contingent — CARMLS
• 2018-06-28 Price Changed $159,900 CARMLS
• 2018-04-26 Listed $167,900 CARMLS
• 2018-04-13 Pending — CARMLS
• 2018-04-09 Listing Removed — CARMLS
• 2017-09-28 Price Changed $169,900 CARMLS
• 2017-08-17 Listed $179,900 CARMLS
• 1986-10-07 Sold (Public Records) $47,091 Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,453 · -6.4% YoY. Source: county tax records.