27 Edgehill Cv · Maumelle, AR 72113

$149,000

3 bd · 2.5 ba · 1,544 sqft · SingleFamily public records · 102 Days on market

Built 1994 1,306 sqft lot $97/sqft · at area comps Est $150k · at est. $35/mo HOA · 2% of rent

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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 +20.7/30.0
• ARV discount +7.7/15.0
• DSCR +6.6/10.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Investment Opportunity in Maumelle Townhome Occupied - current tenant in place for 8+ years has signed agreement for one more year. Secure a steady income stream with these tenants. The townhome is 3 levels, and includes the refrigerator, washer and dryer. Agents see notes for agent remarks.

Key facts

• 3 levels
• $35 HOA
• Built 1994

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• CURRENT TENANT IN PLACE
• 3 LEVELS
• INCLUDES REFRIGERATOR
• INCLUDES WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.0% in Maumelle — 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 77/100 on livability (#8 in AR, #2,885 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pine Forest Elementary School (math 38% / reading 36%, grade F, #229 of 454 statewide, top 54%, 334 students, 52% FRL); Maumelle Middle School (math 25% / reading 31%, grade F, #150 of 201 statewide, top 76%, 589 students, 56% FRL); Maumelle High School (math 16% / reading 25%, grade F, #233 of 292 statewide, top 80%, 844 students, 40% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents soft (-2.1%/yr); 269 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 1.01% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (median comp): $149,751
• List price: $149,000
• Delta: -0.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Idlewood Pl	0.12mi	3/2.0	1,590 (+3%)	6mo	$185,000	$116	82
50 Hightrail Dr	0.27mi	3/2.0	1,515 (-2%)	0mo	$190,000	$125	82
5 Piney Cove Mnr	0.56mi	3/2.0	1,558 (+1%)	4mo	$197,500	$127	67
2 Kingspark Dr	0.64mi	3/2.0	1,522 (-1%)	0mo	$215,000	$141	66
19 Millstone Cv	0.43mi	3/2.0	1,632 (+6%)	10mo	$265,000	$162	60
2 Millstone Cv	0.35mi	3/2.5	1,689 (+9%)	10mo	$220,000	$130	60
43 Ophelia Dr	0.50mi	3/2.0	1,427 (-8%)	8mo	$223,000	$156	55
43 Prince Dr	0.57mi	3/2.0	1,408 (-9%)	8mo	$180,000	$128	50
20 Coronado Cv	0.58mi	3/2.0	1,419 (-8%)	9mo	$175,000	$123	50
7 Hickory Ln	0.45mi	3/2.0	1,335 (-14%)	10mo	$179,900	$135	46
32 Kingspark Dr	0.70mi	3/2.0	1,358 (-12%)	2mo	$185,000	$136	44
119 Harmony Loop	0.72mi	4/2.0 (+1)	1,716 (+11%)	9mo	$225,000	$131	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.62×
• Total profit: $-15,708
• Equity at exit: $22,216

10-year hold

• IRR: -6.1%
• Equity multiple: 0.66×
• Total profit: $-14,186
• Equity at exit: $12,883

Cash invested: $41,720 (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 72113

• Home prices YoY: -17.0%
• Rents YoY: -2.1%
• Active inventory: 269
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$781
• Tax from tax record: −$108 /mo · $1,301/yr
• Insurance: −$62
• HOA: −$35
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $202

Break-even live

Break-even rent $1,249

Max offer price $149,000

Occupancy floor 82%

Sensitivity live

Price	-10% $286	-5% $244	+0% $202	+5% $160	+10% $117
Rent	-10% $83	-5% $142	+0% $202	+5% $261	+10% $321
Rate	-1.0pp $277	-0.5pp $240	base $202	+0.5pp $163	+1.0pp $124

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Commercial Park Ct Maumelle, AR	1.0–3.0	1.0–2.0	879	$1,127	$1.28	16d	6	0.34mi
100 Edgewood Dr Maumelle, AR	2.0	2.0	1065	$1,095	$1.03	45d	1	0.35mi
53 Stoneledge Dr Maumelle, AR	3.0	2.0	1502	$1,736	$1.16	45d	1	0.55mi
101 Tuscany Cir Maumelle, AR	2.0	2.5	1488	$1,690	$1.14	16d	4	0.73mi
88 Oak Forest Loop Maumelle, AR	3.0	2.0	1350	$1,550	$1.15	16d	1	0.82mi
100 Park Dr Maumelle, AR	1.0–2.0	1.0–2.0	858	$1,395	$1.63	16d	24	0.85mi
1 Zircon Dr Maumelle, AR	3.0	2.0	1604	$1,995	$1.24	22d	1	0.94mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 18 events

1. 2026-06-21
   days on market $149,000 Active 102 DOM
2. 2026-06-18
   days on market $149,000 Active 99 DOM
3. 2026-06-17
   days on market $149,000 Active 98 DOM
4. 2026-06-16
   days on market $149,000 Active 97 DOM
5. 2026-06-15
   days on market $149,000 Active 96 DOM
6. 2026-06-14
   days on market $149,000 Active 94 DOM
7. 2026-06-13
   days on market $149,000 Active 93 DOM
8. 2026-06-10
   days on market $149,000 Active 91 DOM
9. 2026-06-09
   days on market $149,000 Active 90 DOM
10. 2026-06-08
    days on market $149,000 Active 89 DOM
11. 2026-06-07
    days on market $149,000 Active 88 DOM
12. 2026-06-05
    days on market $149,000 Active 85 DOM
13. 2026-06-03
    days on market $149,000 Active 84 DOM
14. 2026-06-02
    days on market $149,000 Active 83 DOM
15. 2026-06-01
    days on market $149,000 Active 82 DOM
16. 2026-05-31
    days on market $149,000 Active 81 DOM
17. 2026-05-31
    days on market $149,000 Active 80 DOM
18. 2026-03-11
    listed $149,000 New Listing 300-char remark

    Show marketing remark (300 chars)

    Turnkey Investment Opportunity in Maumelle Townhome Occupied - current tenant in place for 8+ years has signed agreement for one more year. Secure a steady income stream with these tenants. The townhome is 3 levels, and includes the refrigerator, washer and dryer. Agents see notes for agent remarks.

ⓘ 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: $1,301 · $108/mo
• Projected year-2 tax: $1,301 · $108/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 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: $18,054
• − Mortgage interest: −$8,346
• − Property taxes: −$1,301
• − Insurance: −$745
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − HOA: −$420
• − Depreciation: −$4,335
• Taxable income: $19
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $2,416/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 of 238 in AR

Livability — Maumelle

• Score: 77/100
• State rank: #8
• US rank: #2885

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maumelle, AR
• County: Pulaski County · 372,764 people
• City population: 25,596
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 25,596
• Household income: $79,248
• Rent vs Own: 44.9% rent · 55.1% own
• Severe rent burden: 746.0

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 27% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 94% English-only · Spanish 3% Tagalog/Filipino 1% French/Haitian/Cajun 1%

Political lean MEDSL · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.01%
• Current HPI: 195.9346
• Rent YoY: ▼ -2.08%
• 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

1 event — show timeline

• 2026-03-11 Listed $149,000 CARMLS

Property tax history

+0.6%/yr

Latest (2025): $1,301 · +7.7% YoY. Source: county tax records.