14 Alli Paige Dr · Vilonia, AR 72173

$235,000

3 bd · 2.0 ba · 1,590 sqft · SingleFamily public records · 22 Days on market

Built 2014 8,276 sqft lot $148/sqft · 11% above area Est $211k · 11% over

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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 +10.6/30.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• 1% rule +2.3/10.0

Listing remarks MLS

Come fall in love with this adorable home located in the heart of Vilonia. The kitchen and dining room flow effortlessly into the living room. This residence has stained concrete floors throughout for easy cleaning. All countertops are granite. Fully fenced back yard. New HVAC and new hot water heater in 2023. This house is a must see! Schedule your private viewing today. Property qualifies for 100% rural development financing

Key facts

• Pantry
• Huge walk-in closet
• Stainless appliances

Tags

• GRANITE COUNTERTOPS
• STYLISH NEW BACKSPLASH
• STAINLESS APPLIANCES
• BAR SEATING
• PANTRY
• HUGE WALK-IN CLOSET

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional loans, cash, and Rural Development

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Insulated windows; Insulated doors
• Home design: Brick exterior; Inside city limits
• Construction: Slab foundation; Architectural shingle roof
• Exterior features: Patio; Fully fenced yard; Level lot; Located in a subdivision; Paved road access

Interior

• Kitchen: Free-standing stove; Dishwasher; Garbage disposal; Pantry
• Flooring: Concrete floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling
• Interior features: Walk-in closets; Breakfast bar; Granite slab kitchen countertops; Dryer connection (electric)
• Laundry & utility: Laundry room; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (27.5% below list).
• Recommended offer: $170k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 Elementary School (math 57% / reading 42%, grade D, #93 of 454 statewide, top 23%, 571 students, 46% 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: 105 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 $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,484 (27.5% 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: 0.73% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 11.5

CMA / ARV

• ARV (median comp): $211,228
• List price: $235,000
• Delta: 11.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Vilsonia Way	0.09mi	3/2.0	1,560 (-2%)	2mo	$242,000	$155	91
16 Alli Paige Dr	0.01mi	3/2.0	1,579 (-1%)	9mo	$209,000	$132	91
15 Alli Paige Dr	0.03mi	3/2.0	1,500 (-6%)	4mo	$221,500	$148	86
5 Alli Paige Dr	0.07mi	3/2.0	1,568 (-1%)	11mo	$220,750	$141	85
10 Alli Paige Dr	0.03mi	3/2.0	1,545 (-3%)	18mo	$225,000	$146	79
16 W Linda Ln	0.37mi	3/2.0	1,584 (-0%)	7mo	$175,000	$110	76
61 Whispering Wind Cir	0.27mi	3/2.0	1,461 (-8%)	1mo	$182,000	$125	73
11 Alli Paige Dr	0.03mi	3/2.0	1,495 (-6%)	19mo	$199,000	$133	72
12 Whispering Wind Cir	0.32mi	3/2.0	1,660 (+4%)	14mo	$228,000	$137	66
38 Whispering Wind Cir	0.37mi	3/2.0	1,590 (0%)	21mo	$215,000	$135	65
54 Whispering Wind Cir	0.28mi	3/2.0	1,412 (-11%)	14mo	$155,000	$110	57
27 Whispering Wind Cir	0.33mi	3/2.0	1,361 (-14%)	14mo	$175,000	$129	49

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: 22.7%
• Equity multiple: 2.83×
• Total profit: $120,435
• Equity at exit: $211,707

10-year hold

• IRR: 20.3%
• Equity multiple: 6.48×
• Total profit: $360,399
• Equity at exit: $456,553

Cash invested: $65,800 (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: 105
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-117

Break-even live

Break-even rent $1,853

Max offer price $214,254

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-51	+0% $-117	+5% $-184	+10% $-250
Rent	-10% $-252	-5% $-185	+0% $-117	+5% $-50	+10% $17
Rate	-1.0pp $1	-0.5pp $-58	base $-117	+0.5pp $-178	+1.0pp $-240

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-14
   status Under Contract 802-char remark
2. 2026-04-22
   listed $235,000 New Listing 802-char remark
3. 2024-08-28
   soldstatus $224,000
4. 2024-08-24
   price $224,000 430-char remark

   Show marketing remark (430 chars)

   Come fall in love with this adorable home located in the heart of Vilonia. The kitchen and dining room flow effortlessly into the living room. This residence has stained concrete floors throughout for easy cleaning. All countertops are granite. Fully fenced back yard. New HVAC and new hot water heater in 2023. This house is a must see! Schedule your private viewing today. Property qualifies for 100% rural development financing

5. 2024-08-23
   status Under Contract 430-char remark

   Show marketing remark (430 chars)

   Come fall in love with this adorable home located in the heart of Vilonia. The kitchen and dining room flow effortlessly into the living room. This residence has stained concrete floors throughout for easy cleaning. All countertops are granite. Fully fenced back yard. New HVAC and new hot water heater in 2023. This house is a must see! Schedule your private viewing today. Property qualifies for 100% rural development financing

6. 2024-08-23
   status Price Change 430-char remark

   Show marketing remark (430 chars)

   Come fall in love with this adorable home located in the heart of Vilonia. The kitchen and dining room flow effortlessly into the living room. This residence has stained concrete floors throughout for easy cleaning. All countertops are granite. Fully fenced back yard. New HVAC and new hot water heater in 2023. This house is a must see! Schedule your private viewing today. Property qualifies for 100% rural development financing

7. 2024-08-23
   status Under Contract 430-char remark

   Show marketing remark (430 chars)

   Come fall in love with this adorable home located in the heart of Vilonia. The kitchen and dining room flow effortlessly into the living room. This residence has stained concrete floors throughout for easy cleaning. All countertops are granite. Fully fenced back yard. New HVAC and new hot water heater in 2023. This house is a must see! Schedule your private viewing today. Property qualifies for 100% rural development financing

8. 2024-08-23
   soldstatus $224,000 Sold 430-char remark

   Show marketing remark (430 chars)

   Come fall in love with this adorable home located in the heart of Vilonia. The kitchen and dining room flow effortlessly into the living room. This residence has stained concrete floors throughout for easy cleaning. All countertops are granite. Fully fenced back yard. New HVAC and new hot water heater in 2023. This house is a must see! Schedule your private viewing today. Property qualifies for 100% rural development financing

9. 2024-07-22
   historical Take Backups 430-char remark

   Show marketing remark (430 chars)

   Come fall in love with this adorable home located in the heart of Vilonia. The kitchen and dining room flow effortlessly into the living room. This residence has stained concrete floors throughout for easy cleaning. All countertops are granite. Fully fenced back yard. New HVAC and new hot water heater in 2023. This house is a must see! Schedule your private viewing today. Property qualifies for 100% rural development financing

10. 2024-07-19
    price $225,000 430-char remark

    Show marketing remark (430 chars)

    Come fall in love with this adorable home located in the heart of Vilonia. The kitchen and dining room flow effortlessly into the living room. This residence has stained concrete floors throughout for easy cleaning. All countertops are granite. Fully fenced back yard. New HVAC and new hot water heater in 2023. This house is a must see! Schedule your private viewing today. Property qualifies for 100% rural development financing

11. 2024-06-28
    listed $225,900 New Listing 430-char remark

    Show marketing remark (430 chars)

    Come fall in love with this adorable home located in the heart of Vilonia. The kitchen and dining room flow effortlessly into the living room. This residence has stained concrete floors throughout for easy cleaning. All countertops are granite. Fully fenced back yard. New HVAC and new hot water heater in 2023. This house is a must see! Schedule your private viewing today. Property qualifies for 100% rural development financing

12. 2021-02-22
    soldstatus $155,000
13. 2021-02-12
    soldstatus $155,000 Sold

    Show marketing remark (271 chars)

    GREAT HOUSE IN ALLI'S PLACE SUBDIVISION IN VILONIA. 3 BEDROOM 2 BATH. GRANITE COUNTERTOPS THROUGHOUT. STAINLESS STEEL APPLIANCES IN THE KITCHEN. WOOD BLINDS IN LIVING AREA AND BEDROOMS. MASTER BEDROOM IS APART FROM GUEST ROOMS. LARGE WALK IN CLOSET IN THE MASTER BEDROOM.

14. 2021-01-26
    historical

    Show marketing remark (271 chars)

    GREAT HOUSE IN ALLI'S PLACE SUBDIVISION IN VILONIA. 3 BEDROOM 2 BATH. GRANITE COUNTERTOPS THROUGHOUT. STAINLESS STEEL APPLIANCES IN THE KITCHEN. WOOD BLINDS IN LIVING AREA AND BEDROOMS. MASTER BEDROOM IS APART FROM GUEST ROOMS. LARGE WALK IN CLOSET IN THE MASTER BEDROOM.

15. 2021-01-09
    status Under Contract

    Show marketing remark (271 chars)

    GREAT HOUSE IN ALLI'S PLACE SUBDIVISION IN VILONIA. 3 BEDROOM 2 BATH. GRANITE COUNTERTOPS THROUGHOUT. STAINLESS STEEL APPLIANCES IN THE KITCHEN. WOOD BLINDS IN LIVING AREA AND BEDROOMS. MASTER BEDROOM IS APART FROM GUEST ROOMS. LARGE WALK IN CLOSET IN THE MASTER BEDROOM.

16. 2021-01-09
    listed $155,500 New Listing

    Show marketing remark (271 chars)

    GREAT HOUSE IN ALLI'S PLACE SUBDIVISION IN VILONIA. 3 BEDROOM 2 BATH. GRANITE COUNTERTOPS THROUGHOUT. STAINLESS STEEL APPLIANCES IN THE KITCHEN. WOOD BLINDS IN LIVING AREA AND BEDROOMS. MASTER BEDROOM IS APART FROM GUEST ROOMS. LARGE WALK IN CLOSET IN THE MASTER BEDROOM.

ⓘ 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: $1,608 · $134/mo
• Projected year-2 tax: $1,608 · $134/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 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: $20,458
• − Mortgage interest: −$13,164
• − Property taxes: −$1,608
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$6,836
• Taxable loss: −$5,598
• Est. tax savings @ 24.0%: +$1,344
• After-tax cash flow: $-66/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

+51.1% since first listed

17 events — show timeline

• 2026-06-17 Sold (MLS) $235,000 CARMLS
• 2026-05-14 Pending — CARMLS
• 2026-04-22 Listed $235,000 CARMLS
• 2024-08-28 Sold (Public Records) $224,000 Public Records
• 2024-08-24 Price Changed $224,000 CARMLS
• 2024-08-23 Pending — CARMLS
• 2024-08-23 Relisted — CARMLS
• 2024-08-23 Pending — CARMLS
• 2024-08-23 Sold (MLS) $224,000 CARMLS
• 2024-07-22 Contingent — CARMLS
• 2024-07-19 Price Changed $225,000 CARMLS
• 2024-06-28 Listed $225,900 CARMLS
• 2021-02-22 Sold (Public Records) $155,000 Public Records
• 2021-02-12 Sold (MLS) $155,000 CARMLS
• 2021-01-26 Listing Removed — CARMLS
• 2021-01-09 Pending — CARMLS
• 2021-01-09 Listed $155,500 CARMLS

Property tax history

+25.1%/yr

Latest (2025): $1,608 · +39.0% YoY. Source: county tax records.