42 VELVET RDG

MAYFLOWER, Arkansas, 72106

Tax DeedpendingSells Sep 9, 2026 · 26 days ago

View on map ↗

Opening bid

$3,574

Assessed value

$13,720

Land $9,680Improvement $4,040

Market / AVM

$68,600

Taxes owed

$3,574

Parcel number: 001-11638-023
Case number: —
Land use: MOBILE HOME
Building: —
Acreage: 5.45
Lot size: 237,402 sqft
Year built: —
Owner of record: DAES, KENT D

Legal description

PT SE SW AKA VELVET RIDGE FD# 55 18 04N 14W 5.45 ACRES LOT BLOCK ADDITION CITY SD 78R

Property facts enriched via attom · 8/6/2026

Aerial view of 42 VELVET RDG — the parcel

Aerial view of 42 VELVET RDG — what is around it

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

20% of homes vacant year-round in Census Tract 311.02
457 of 2,240 units sit empty outside seasonal use. High vacancy is an exit-risk signal rather than a price signal — the question is whether there is a buyer at any price, not what the price is.

Context

FEMA flood zone X
Outside the 1% annual chance floodplain.
Tract median home value $214,500
Self-reported median across the whole tract — context for whether a number is plausible, not a comparable and never a bid input.
Median household income $61,932
Tract median household income. Sets what a local buyer can finance.
Elevation 433 ft
Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.
Road access — Velvet Ridge

Full property record

Ownership

Owner 1: Kent D Daes
Owner type: Individual
Mailing address: 42 VELVET RDG, MAYFLOWER, AR 72106-9787
Absentee: Owner Occupied

Tax assessment

Assessed total: $13,720
Assessed land: $9,680
Assessed improvement: $4,040
Market total: $68,600
Market land: $48,400
Market improvement: $20,200
Property tax: $759
Tax year: 2025
Improvement %: 29%
Tax code area: 78R

Property characteristics

Property type: Mobile Home

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Property Tax Search and Pay Property Taxes ↗search: 001-11638-023
Google Maps (parcel / address search) ↗

Faulkner County rules

Sale type: Tax Deed
Redemption: None after the sale — the owner's right ends at 4:00 p.m. the last business day before it (A.C.A. § 26-37-202)
Return if redeemed: N/A — outright deed transfer
Statute: Arkansas Code Title 26, Ch. 37 (§§ 26-37-202 sale and conveyance, 26-37-203 contest window)

Full county profile →

Historical comps

No historical bucket for AR|Tax Deed

No recorded comps yet for this state/sale type. Run deedpilot-copilot import-history --deep and build-history-index.

Index 2026-08-01 · 87,879 total recorded outcomes

Liens that survive

Limited warranty deed; municipal/improvement district liens often survive; notice defects create challenge risk. Federal liens and access require county research.

Quiet title

Standard practical requirement for marketable title after COSL tax deed.

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Faulkner County Collector (certifies to COSL) / COSL ↗

Deal analysis

Your maximum bid

$36,392

Walk away above this. Projected profit at the ceiling: $20,580 (30% of ARV).

Opening bid $3,574

Room to bid $32,818

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$15,245

Under max by $21,147

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for AR|Tax Deed; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $68,600. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $68,600
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$5,488
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical AR range ($2,500–$5,000, ~5 months).: −$3,750
Deed recording and transferassumed Typical AR recording and deed issuance cost.: −$38
Closing contingencyassumed Publication, service and filing incidentals. Not a lien allowance — surviving assessments are parcel-specific and are not covered by this.: −$500
Holding costs (18 months)assumed Taxes, insurance, and securing the property at ~$103/month.: −$1,852
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$20,580
Maximum bid: $36,392

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. COSL conveys by limited warranty deed and warrants nothing about title. A quiet title or confirmation action is needed for marketability, and title insurance being unavailable is expressly not grounds to cancel the sale.

AI risk brief

Reads this parcel against FaulknerCounty's rules and flags what could go wrong — surviving liens, redemption exposure, title cost, and the facts we don't have. Takes about 35 seconds; the result is saved, so opening this lot again is instant.

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

20% of homes vacant year-round in Census Tract 311.02

457 of 2,240 units sit empty outside seasonal use. High vacancy is an exit-risk signal rather than a price signal — the question is whether there is a buyer at any price, not what the price is.

Context

FEMA flood zone X

Outside the 1% annual chance floodplain.

Tract median home value $214,500

Self-reported median across the whole tract — context for whether a number is plausible, not a comparable and never a bid input.

Median household income $61,932

Tract median household income. Sets what a local buyer can finance.

Elevation 433 ft

Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.

Road access — Velvet Ridge

Deal analysis

Your maximum bid

$36,392

Walk away above this. Projected profit at the ceiling: $20,580 (30% of ARV).

Opening bid $3,574

Room to bid $32,818

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$15,245

Under max by $21,147

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for AR|Tax Deed; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $68,600. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $68,600
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$5,488
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical AR range ($2,500–$5,000, ~5 months).: −$3,750
Deed recording and transferassumed Typical AR recording and deed issuance cost.: −$38
Closing contingencyassumed Publication, service and filing incidentals. Not a lien allowance — surviving assessments are parcel-specific and are not covered by this.: −$500
Holding costs (18 months)assumed Taxes, insurance, and securing the property at ~$103/month.: −$1,852
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$20,580
Maximum bid: $36,392

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. COSL conveys by limited warranty deed and warrants nothing about title. A quiet title or confirmation action is needed for marketability, and title insurance being unavailable is expressly not grounds to cancel the sale.