1 Weaver Cir · Vilonia, AR 72173

$204,900

3 bd · 2.0 ba · 1,890 sqft · SingleFamily public records · 28 Days on market

Built 2000 0.54 ac lot $108/sqft · 26% below area Est $278k · 26% 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 +19.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• Schools +4.1/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss out on this 3 bedroom, 2 bath, featuring nice sized glass sunroom on the rear overlooking large back yard, living room with fireplace, formal dining room, kitchen with breakfast bar and smaller dining area, primary suite has trey ceilings & private bath with jetted tub & separate shower, laundry room and 2 car garage. * * Agents please READ agent/confidential remarks section for additional information, showing and offer instructions * *

Key facts

• Formal dining room
• Primary suite
• Large back yard

Tags

• GLASS SUNROOM
• LARGE BACK YARD
• LIVING ROOM WITH FIREPLACE
• FORMAL DINING ROOM
• KITCHEN WITH BREAKFAST BAR
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (12.6% below list).
• Recommended offer: $179k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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; 2 comparable units currently listed for rent nearby; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k 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 $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $99k; list at $205k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $179,087 (12.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (median comp): $278,206
• List price: $204,900
• Delta: -26.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Weaver Cir	0.00mi	3/2.0	1,890 (0%)	0mo	$189,000	$100	100
3 Abbie Dr	0.38mi	3/2.0	1,908 (+1%)	10mo	$268,000	$140	72
27 Weaver Cir	0.26mi	4/2.0 (+1)	2,002 (+6%)	1mo	$365,000	$182	72
18 Kimberly Dr	0.38mi	3/2.0	1,954 (+3%)	6mo	$270,000	$138	72
15 Country Meadows Dr	0.48mi	3/2.0	1,941 (+3%)	8mo	$354,900	$183	66
25 Darrell St	0.50mi	3/3.0	1,804 (-5%)	7mo	$270,000	$150	59
11 Duncan Ln	0.29mi	4/3.0 (+1)	2,000 (+6%)	11mo	$354,000	$177	59
22 Ruby June St	0.64mi	3/2.0	1,704 (-10%)	1mo	$250,000	$147	53
35 Duncan Ln	0.40mi	4/3.0 (+1)	2,000 (+6%)	13mo	$348,500	$174	52
9 S Mt Olive	0.51mi	3/1.5	2,040 (+8%)	13mo	$200,000	$98	50
26 Thoroughbred	0.71mi	3/2.5	1,785 (-6%)	13mo	$270,000	$151	44
20 Brentwood Dr	0.61mi	3/2.0	2,165 (+15%)	7mo	$293,000	$135	42

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: 27.5%
• Equity multiple: 3.18×
• Total profit: $125,236
• Equity at exit: $184,590

10-year hold

• IRR: 24.0%
• Equity multiple: 7.24×
• Total profit: $357,775
• Equity at exit: $398,076

Cash invested: $57,372 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $216

Break-even live

Break-even rent $1,518

Max offer price $204,900

Occupancy floor 83%

Sensitivity live

Price	-10% $332	-5% $274	+0% $216	+5% $158	+10% $100
Rent	-10% $74	-5% $145	+0% $216	+5% $287	+10% $357
Rate	-1.0pp $319	-0.5pp $268	base $216	+0.5pp $163	+1.0pp $109

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Kimberly Dr Vilonia, AR	3.0	2.0	1954	$1,995	$1.02	14d	1	0.38mi
34 Waterloo Loop Vilonia, AR	3.0	2.0	1458	$1,400	$0.96	14d	1	0.59mi

Listing history 7 events

1. 2026-05-07
   status Under Contract 465-char remark

   Show marketing remark (465 chars)

   Don't miss out on this 3 bedroom, 2 bath, featuring nice sized glass sunroom on the rear overlooking large back yard, living room with fireplace, formal dining room, kitchen with breakfast bar and smaller dining area, primary suite has trey ceilings & private bath with jetted tub & separate shower, laundry room and 2 car garage. * * Agents please READ agent/confidential remarks section for additional information, showing and offer instructions * *

2. 2026-04-08
   listed $204,900 New Listing 465-char remark

   Show marketing remark (465 chars)

   Don't miss out on this 3 bedroom, 2 bath, featuring nice sized glass sunroom on the rear overlooking large back yard, living room with fireplace, formal dining room, kitchen with breakfast bar and smaller dining area, primary suite has trey ceilings & private bath with jetted tub & separate shower, laundry room and 2 car garage. * * Agents please READ agent/confidential remarks section for additional information, showing and offer instructions * *

3. 2023-09-14
   status Under Contract
4. 2023-09-13
   historical
5. 2023-08-18
   price $189,050
6. 2023-06-26
   listed $200,000 New Listing
7. 1996-06-19
   soldstatus $99,000

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$843/yr (+$70/mo · 179.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $21,490
• − Mortgage interest: −$11,478
• − Property taxes: −$468
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$5,961
• Taxable loss: −$879
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $2,801/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

+107.0% since first listed

7 events — show timeline

• 2026-05-07 Pending — CARMLS
• 2026-04-08 Listed $204,900 CARMLS
• 2023-09-14 Pending — CARMLS
• 2023-09-13 Listing Removed — CARMLS
• 2023-08-18 Price Changed $189,050 CARMLS
• 2023-06-26 Listed $200,000 CARMLS
• 1996-06-19 Sold (Public Records) $99,000 Public Records

Property tax history

-3.2%/yr

Latest (2025): $468 · -17.6% YoY. Source: county tax records.