19 Norwood Dr · Mayflower, AR 72106

$189,900

4 bd · 1.0 ba · 2,012 sqft · SingleFamily public records · 40 Days on market

Built 1975 Est $306k · 38% under

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Why this score? — see what drove the C+ 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 +9.8/10.0
• DSCR +6.0/10.0
• 1% rule +4.3/10.0
• 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

REDUCED!!!! Located 1 minute from Lake Conway, this home was remodeled in 2018 and is only 3 minutes from I-40 and is less than 5 minutes from Mayflower schools. This 2 bath home has 4 bedrooms and is ideal for a family that desires to live near the lake. Recently remodeled, this home is "move in" ready with new hardwood and carpeted floors, new paint, and stainless steel appliances. A separate, on site, storage building also conveys with the property. SOLD "AS IS" MOTIVATED SELLER!!! This will go quick!!

Key facts

• New flooring
• Spacious layout
• Built 1975

Tags

• NEW FLOORING
• LARGE FENCED BACKYARD
• SPACIOUS LAYOUT
• EASY ACCESS TO CONWAY
• EASY ACCESS TO LITTLE ROCK

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/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 $177k (6.8% below list).
• Recommended offer: $177k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: crime F, amenities F, commute 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.
• Zoned schools: Mayflower Elementary School (math 52% / reading 32%, grade F, #173 of 454 statewide, top 43%, 373 students, 70% FRL); Mayflower Middle School (math 31% / reading 37%, grade F, #127 of 201 statewide, top 64%, 315 students, 68% FRL); Mayflower High School (math 22% / reading 32%, grade F, #164 of 292 statewide, top 61%, 357 students, 57% FRL) — zoned schools average 65% FRL vs 47% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $20k of equity ($1k loan paydown + $18k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $154k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,941 (6.8% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $305,824
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 S Dogwood Dr	0.36mi	4/2.0	1,716 (-15%)	4mo	$260,000	$152	52
16 Crafton Rd	0.50mi	3/2.0 (-1)	1,928 (-4%)	23mo	$215,000	$112	42
17 Lakeview Cir	0.68mi	3/2.5 (-1)	1,908 (-5%)	14mo	$427,500	$224	37

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: 26.8%
• Equity multiple: 3.09×
• Total profit: $111,367
• Equity at exit: $165,807

10-year hold

• IRR: 23.6%
• Equity multiple: 6.95×
• Total profit: $316,459
• Equity at exit: $352,107

Cash invested: $53,172 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $203

Break-even live

Break-even rent $1,512

Max offer price $189,900

Occupancy floor 84%

Sensitivity live

Price	-10% $311	-5% $257	+0% $203	+5% $149	+10% $96
Rent	-10% $63	-5% $133	+0% $203	+5% $273	+10% $343
Rate	-1.0pp $299	-0.5pp $251	base $203	+0.5pp $154	+1.0pp $104

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-21
   days on market $189,900 Active 40 DOM
2. 2026-06-18
   days on market $189,900 Active 37 DOM
3. 2026-06-17
   days on market $189,900 Active 36 DOM
4. 2026-06-16
   days on market $189,900 Active 35 DOM
5. 2026-06-15
   days on market $189,900 Active 34 DOM
6. 2026-06-14
   days on market $189,900 Active 32 DOM
7. 2026-06-10
   days on market $189,900 Active 29 DOM
8. 2026-06-09
   days on market $189,900 Active 28 DOM
9. 2026-06-08
   days on market $189,900 Active 27 DOM
10. 2026-06-07
    days on market $189,900 Active 26 DOM
11. 2026-06-05
    days on market $189,900 Active 23 DOM
12. 2026-06-03
    days on market $189,900 Active 22 DOM
13. 2026-06-02
    days on market $189,900 Active 21 DOM
14. 2026-06-01
    days on market $189,900 Active 20 DOM
15. 2026-05-31
    days on market $189,900 Active 19 DOM
16. 2026-05-31
    days on market $189,900 Active 18 DOM
17. 2026-05-13
    price $189,900 240-char remark
18. 2026-05-12
    listed $205,000 Active 240-char remark
19. 2025-04-17
    historical
20. 2025-03-26
    price $164,900
21. 2025-03-19
    listed $174,900 New Listing
22. 2022-03-01
    soldstatus $154,000
23. 2022-02-25
    soldstatus $154,000 Sold

    Show marketing remark (532 chars)

    REDUCED!!!! Located 1 minute from Lake Conway, this home was remodeled in 2018 and is only 3 minutes from I-40 and is less than 5 minutes from Mayflower schools. This 2 bath home has 4 bedrooms and is ideal for a family that desires to live near the lake. Recently remodeled, this home is "move in" ready with new hardwood and carpeted floors, new paint, and stainless steel appliances. A separate, on site, storage building also conveys with the property. SOLD "AS IS" MOTIVATED SELLER!!! This will go quick!!

24. 2021-08-06
    status Under Contract

    Show marketing remark (532 chars)

    REDUCED!!!! Located 1 minute from Lake Conway, this home was remodeled in 2018 and is only 3 minutes from I-40 and is less than 5 minutes from Mayflower schools. This 2 bath home has 4 bedrooms and is ideal for a family that desires to live near the lake. Recently remodeled, this home is "move in" ready with new hardwood and carpeted floors, new paint, and stainless steel appliances. A separate, on site, storage building also conveys with the property. SOLD "AS IS" MOTIVATED SELLER!!! This will go quick!!

25. 2021-01-30
    historical

    Show marketing remark (532 chars)

    REDUCED!!!! Located 1 minute from Lake Conway, this home was remodeled in 2018 and is only 3 minutes from I-40 and is less than 5 minutes from Mayflower schools. This 2 bath home has 4 bedrooms and is ideal for a family that desires to live near the lake. Recently remodeled, this home is "move in" ready with new hardwood and carpeted floors, new paint, and stainless steel appliances. A separate, on site, storage building also conveys with the property. SOLD "AS IS" MOTIVATED SELLER!!! This will go quick!!

26. 2021-01-17
    price $159,900

    Show marketing remark (532 chars)

    REDUCED!!!! Located 1 minute from Lake Conway, this home was remodeled in 2018 and is only 3 minutes from I-40 and is less than 5 minutes from Mayflower schools. This 2 bath home has 4 bedrooms and is ideal for a family that desires to live near the lake. Recently remodeled, this home is "move in" ready with new hardwood and carpeted floors, new paint, and stainless steel appliances. A separate, on site, storage building also conveys with the property. SOLD "AS IS" MOTIVATED SELLER!!! This will go quick!!

27. 2021-01-06
    listed $169,900 New Listing

    Show marketing remark (532 chars)

    REDUCED!!!! Located 1 minute from Lake Conway, this home was remodeled in 2018 and is only 3 minutes from I-40 and is less than 5 minutes from Mayflower schools. This 2 bath home has 4 bedrooms and is ideal for a family that desires to live near the lake. Recently remodeled, this home is "move in" ready with new hardwood and carpeted floors, new paint, and stainless steel appliances. A separate, on site, storage building also conveys with the property. SOLD "AS IS" MOTIVATED SELLER!!! This will go quick!!

28. 2019-10-09
    historical
29. 2019-10-03
    price $158,400
30. 2019-09-21
    price $162,400
31. 2019-08-06
    listed $164,900 New Listing
32. 2019-07-22
    historical
33. 2019-07-17
    listed $154,900 New Listing
34. 2019-07-15
    historical
35. 2019-06-17
    status Back on Market
36. 2019-06-06
    historical
37. 2019-05-13
    price $154,900
38. 2019-03-19
    status Back on Market
39. 2019-03-19
    historical
40. 2019-03-18
    listed $159,900 New Listing
41. 2017-11-17
    historical
42. 2017-10-09
    price $149,900
43. 2017-09-01
    price $156,000
44. 2017-07-10
    listed $162,300 New Listing
45. 2016-07-18
    soldstatus $60,000
46. 2003-02-24
    soldstatus $55,000

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $1,436 · $120/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 ≥110°F today · 18 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: $21,233
• − Mortgage interest: −$10,637
• − Property taxes: −$1,436
• − Insurance: −$950
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$5,524
• Taxable loss: −$711
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $2,609/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

• Census place: Mayflower, AR
• 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

+245.3% since first listed

30 events — show timeline

• 2026-05-13 Price Changed $189,900 FSBO.com
• 2026-05-12 Listed $205,000 FSBO.com
• 2025-04-17 Listing Removed — CARMLS
• 2025-03-26 Price Changed $164,900 CARMLS
• 2025-03-19 Listed $174,900 CARMLS
• 2022-03-01 Sold (Public Records) $154,000 Public Records
• 2022-02-25 Sold (MLS) $154,000 CARMLS
• 2021-08-06 Pending — CARMLS
• 2021-01-30 Listing Removed — CARMLS
• 2021-01-17 Price Changed $159,900 CARMLS
• 2021-01-06 Listed $169,900 CARMLS
• 2019-10-09 Listing Removed — CARMLS
• 2019-10-03 Price Changed $158,400 CARMLS
• 2019-09-21 Price Changed $162,400 CARMLS
• 2019-08-06 Listed $164,900 CARMLS
• 2019-07-22 Listing Removed — CARMLS
• 2019-07-17 Listed $154,900 CARMLS
• 2019-07-15 Listing Removed — CARMLS
• 2019-06-17 Relisted — CARMLS
• 2019-06-06 Listing Removed — CARMLS
• 2019-05-13 Price Changed $154,900 CARMLS
• 2019-03-19 Relisted — CARMLS
• 2019-03-19 Listing Removed — CARMLS
• 2019-03-18 Listed $159,900 CARMLS
• 2017-11-17 Listing Removed — CARMLS
• 2017-10-09 Price Changed $149,900 CARMLS
• 2017-09-01 Price Changed $156,000 CARMLS
• 2017-07-10 Listed $162,300 CARMLS
• 2016-07-18 Sold (Public Records) $60,000 Public Records
• 2003-02-24 Sold (Public Records) $55,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,436 · +10.9% YoY. Source: county tax records.