15 Fernwood Dr · Conway, AR 72034

$285,000

3 bd · 2.0 ba · 2,295 sqft · SingleFamily public records · 24 Days on market

Built 1983 0.26 ac lot Est $328k · 13% under

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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 +14.4/30.0
• ARV discount +13.4/15.0
• DSCR +4.4/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious home is ready for someone to fix her up for a new family to call home! 3 beds/2 baths, 2295 sq ft. Conway Corp utilities! Spacious master suite with balcony deck. Converted garage w/ built-ins provides a large family space. Lots of storage. Fridge & washer/dryer convey. Inspections for buyers' info only - property to be sold as-is. Seller to provide third party home warranty & flooring allowance to buyer. [AGENT REMARKS]

Key facts

• Private balcony
• Dry bar
• Updated kitchen

Tags

• UPDATED KITCHEN
• STUNNING FIREPLACE
• BUILT-IN ENTERTAINMENT CENTER
• DRY BAR
• PRIVATE BALCONY
• PRIVACY FENCED BACKYARD

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional, cash, and in-house financing

Exterior

• Parking: 2-car parking
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas; Cable TV available; Fiber internet available
• Home design: Brick and frame exterior; Inside city limits; Subdivision: SMOKING OAKS ADD
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Patio; Outside storage area; Shop/utility building; Wood fence; Paved road access; Level lot in subdivision

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal; Pantry; Ice maker connection
• Bedrooms: Bedrooms include walk-in closet(s)
• Flooring: Tile floors; Laminate floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Dry bar; Washer connection; Electric dryer connection; Gas water heater; Walk-in closets; Ceiling fans; Walk-in shower; Granite slab kitchen countertops; Gas logs in fireplace; Sheetrock walls and ceilings
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $57 ($679/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 $228k (20.1% below list).
• Recommended offer: $228k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.9% in Conway — 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 69/100 on livability (#71 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Conway School District (urban): math 43% / reading 47% proficiency, ranked #36 of 238 in AR (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Julia Lee Moore Elem. School (math 52% / reading 52%, grade C-, #77 of 454 statewide, top 19%, 397 students, 44% FRL); Ray/Phyllis Simon Intermediate (math 36% / reading 46%, grade F, #83 of 201 statewide, top 44%, 490 students, 64% FRL); Conway High West (math 37% / reading 50%, grade F, #36 of 292 statewide, top 12%, 2,181 students, 47% FRL).
• Market conditions: Rents soft (-0.3%/yr); 264 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).
• This rent runs 42% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $180k; list at $285k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,626 (20.1% 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. 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?
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: 0.80% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $328,185
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Salem	0.21mi	3/2.0	2,384 (+4%)	4mo	$203,251	$85	80
15 Covewood Dr	0.32mi	4/3.0 (+1)	2,288 (-0%)	0mo	$325,000	$142	75
15 Smoking Oaks Rd	0.12mi	3/2.5	2,040 (-11%)	1mo	$312,000	$153	73
46 Shady Ln	0.35mi	3/2.0	2,112 (-8%)	6mo	$268,000	$127	65
57 Timberlane Trl	0.23mi	4/2.0 (+1)	2,082 (-9%)	6mo	$360,000	$173	64
3115 Baxter Dr	0.57mi	3/2.0	2,223 (-3%)	6mo	$355,000	$160	63
11 Red Oak Dr	0.38mi	4/2.0 (+1)	2,484 (+8%)	2mo	$355,000	$143	62
2 Pin Oak Dr	0.31mi	4/2.0 (+1)	2,018 (-12%)	2mo	$305,000	$151	59
2405 Meadow Dr	0.51mi	3/2.0	2,000 (-13%)	3mo	$150,000	$75	52
2860 Broadmoor Dr	0.50mi	4/3.5 (+1)	2,128 (-7%)	2mo	$294,000	$138	52
15 Brier Springs Dr	0.58mi	3/2.0	2,010 (-12%)	3mo	$275,000	$137	50
1660 Chicot Dr	0.73mi	3/2.0	1,981 (-14%)	1mo	$319,000	$161	42

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-49,356
• Equity at exit: $42,494

10-year hold

• IRR: -16.6%
• Equity multiple: 0.19×
• Total profit: $-64,550
• Equity at exit: $24,642

Cash invested: $79,800 (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 72034

• Rents YoY: -0.3%
• Active inventory: 264
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,276 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$128 /mo · $1,540/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $57

Break-even live

Break-even rent $2,205

Max offer price $285,000

Occupancy floor 93%

Sensitivity live

Price	-10% $218	-5% $137	+0% $57	+5% $-24	+10% $-105
Rent	-10% $-123	-5% $-33	+0% $57	+5% $146	+10% $236
Rate	-1.0pp $200	-0.5pp $129	base $57	+0.5pp $-17	+1.0pp $-92

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Timothy Ln Conway, AR	4.0	2.0	1901	$2,000	$1.05	25d	1	0.82mi
2004 Hairston St Conway, AR	3.0	2.0	1703	$2,650	$1.56	25d	1	0.95mi
1930 College Ave Conway, AR	3.0	2.0	1926	$3,100	$1.61	25d	1	1.25mi

Listing history 26 events

1. 2026-06-14
   statusdays on market $285,000 Under Contract 24 DOM
2. 2026-06-10
   days on market $285,000 Active 23 DOM
3. 2026-06-09
   days on market $285,000 Active 22 DOM
4. 2026-06-08
   days on market $285,000 Active 21 DOM
5. 2026-06-07
   days on market $285,000 Active 20 DOM
6. 2026-06-03
   days on market $285,000 Active 16 DOM
7. 2026-06-02
   days on market $285,000 Active 15 DOM
8. 2026-06-01
   days on market $285,000 Active 14 DOM
9. 2026-05-31
   days on market $285,000 Active 13 DOM
10. 2026-05-31
    statusdays on market $285,000 Active 12 DOM
11. 2026-05-23
    status Back on Market
12. 2026-05-20
    historical Take Backups
13. 2026-05-18
    listed $285,000 New Listing
14. 2021-10-14
    soldstatus $180,000
15. 2021-10-12
    soldstatus $180,000 Sold 452-char remark

    Show marketing remark (452 chars)

    This spacious home is ready for someone to fix her up for a new family to call home! 3 beds/2 baths, 2295 sq ft. Conway Corp utilities! Spacious master suite with balcony deck. Converted garage w/ built-ins provides a large family space. Lots of storage. Fridge & washer/dryer convey. Inspections for buyers' info only - property to be sold as-is. Seller to provide third party home warranty & flooring allowance to buyer. [AGENT REMARKS]

16. 2021-10-06
    status Under Contract 452-char remark

    Show marketing remark (452 chars)

    This spacious home is ready for someone to fix her up for a new family to call home! 3 beds/2 baths, 2295 sq ft. Conway Corp utilities! Spacious master suite with balcony deck. Converted garage w/ built-ins provides a large family space. Lots of storage. Fridge & washer/dryer convey. Inspections for buyers' info only - property to be sold as-is. Seller to provide third party home warranty & flooring allowance to buyer. [AGENT REMARKS]

17. 2021-08-28
    historical Take Backups 452-char remark

    Show marketing remark (452 chars)

    This spacious home is ready for someone to fix her up for a new family to call home! 3 beds/2 baths, 2295 sq ft. Conway Corp utilities! Spacious master suite with balcony deck. Converted garage w/ built-ins provides a large family space. Lots of storage. Fridge & washer/dryer convey. Inspections for buyers' info only - property to be sold as-is. Seller to provide third party home warranty & flooring allowance to buyer. [AGENT REMARKS]

18. 2021-08-18
    status Back on Market 452-char remark

    Show marketing remark (452 chars)

    This spacious home is ready for someone to fix her up for a new family to call home! 3 beds/2 baths, 2295 sq ft. Conway Corp utilities! Spacious master suite with balcony deck. Converted garage w/ built-ins provides a large family space. Lots of storage. Fridge & washer/dryer convey. Inspections for buyers' info only - property to be sold as-is. Seller to provide third party home warranty & flooring allowance to buyer. [AGENT REMARKS]

19. 2021-08-15
    historical Take Backups 452-char remark

    Show marketing remark (452 chars)

    This spacious home is ready for someone to fix her up for a new family to call home! 3 beds/2 baths, 2295 sq ft. Conway Corp utilities! Spacious master suite with balcony deck. Converted garage w/ built-ins provides a large family space. Lots of storage. Fridge & washer/dryer convey. Inspections for buyers' info only - property to be sold as-is. Seller to provide third party home warranty & flooring allowance to buyer. [AGENT REMARKS]

20. 2021-08-10
    price $187,900 452-char remark

    Show marketing remark (452 chars)

    This spacious home is ready for someone to fix her up for a new family to call home! 3 beds/2 baths, 2295 sq ft. Conway Corp utilities! Spacious master suite with balcony deck. Converted garage w/ built-ins provides a large family space. Lots of storage. Fridge & washer/dryer convey. Inspections for buyers' info only - property to be sold as-is. Seller to provide third party home warranty & flooring allowance to buyer. [AGENT REMARKS]

21. 2021-07-28
    listed $195,000 New Listing 452-char remark

    Show marketing remark (452 chars)

    This spacious home is ready for someone to fix her up for a new family to call home! 3 beds/2 baths, 2295 sq ft. Conway Corp utilities! Spacious master suite with balcony deck. Converted garage w/ built-ins provides a large family space. Lots of storage. Fridge & washer/dryer convey. Inspections for buyers' info only - property to be sold as-is. Seller to provide third party home warranty & flooring allowance to buyer. [AGENT REMARKS]

22. 2014-05-20
    soldstatus $134,900
23. 2014-05-15
    soldstatus $134,900 437-char remark

    Show marketing remark (437 chars)

    Very nice home in Smoking Oaks with lots of updates! Granite counter tops in the kitchen. Either wood or tile floors throughout this home. Large game room or 2nd living area. Master bath has new counter top, separate shower, and jet tub. Guest bath has new counter top and ceramic tile floor. Two HVAC units are only 4 years old. SS stove replaced approx. 2012. New wood fence with metal walk thru gate. Lots of nice space for the money.

24. 2014-04-14
    historical 437-char remark

    Show marketing remark (437 chars)

    Very nice home in Smoking Oaks with lots of updates! Granite counter tops in the kitchen. Either wood or tile floors throughout this home. Large game room or 2nd living area. Master bath has new counter top, separate shower, and jet tub. Guest bath has new counter top and ceramic tile floor. Two HVAC units are only 4 years old. SS stove replaced approx. 2012. New wood fence with metal walk thru gate. Lots of nice space for the money.

25. 2014-03-31
    listed $134,900 437-char remark

    Show marketing remark (437 chars)

    Very nice home in Smoking Oaks with lots of updates! Granite counter tops in the kitchen. Either wood or tile floors throughout this home. Large game room or 2nd living area. Master bath has new counter top, separate shower, and jet tub. Guest bath has new counter top and ceramic tile floor. Two HVAC units are only 4 years old. SS stove replaced approx. 2012. New wood fence with metal walk thru gate. Lots of nice space for the money.

26. 2001-09-12
    soldstatus $114,000

ⓘ 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: $1,540 · $128/mo
• Projected year-2 tax: $1,824 · $152/mo
• Expected delta: +$284/yr (+$24/mo · 18.4%)

ⓘ 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 6/10 Major 7 d/yr ≥111°F today · 19 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: $27,315
• − Mortgage interest: −$15,964
• − Property taxes: −$1,540
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − Depreciation: −$8,291
• Taxable loss: −$4,276
• Est. tax savings @ 24.0%: +$1,026
• After-tax cash flow: $1,705/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: Conway School District
• NCES district ID: 0504590
• Math proficiency: 43% ▼ -17.00%
• Reading proficiency: 47% ▼ -9.00%
• Median HH income: $46,270
• Composite: 38.27/100
• National rank: #4236
• State rank: #36 of 238 in AR

Livability — Conway

• Score: 69/100
• State rank: #71
• US rank: #8673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conway, AR
• County: Faulkner County · 103,634 people
• City population: 84,754
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 50,285
• Household income: $65,635
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 2282.0

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 (71%)
• Race & ethnicity: White 71% Black 17% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Korean 1%

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: ▼ -122.99%
• Current HPI: 225.7805
• Rent YoY: ▼ -0.28%
• 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

+150.0% since first listed

16 events — show timeline

• 2026-05-23 Relisted — CARMLS
• 2026-05-20 Contingent — CARMLS
• 2026-05-18 Listed $285,000 CARMLS
• 2021-10-14 Sold (Public Records) $180,000 Public Records
• 2021-10-12 Sold (MLS) $180,000 CARMLS
• 2021-10-06 Pending — CARMLS
• 2021-08-28 Contingent — CARMLS
• 2021-08-18 Relisted — CARMLS
• 2021-08-15 Contingent — CARMLS
• 2021-08-10 Price Changed $187,900 CARMLS
• 2021-07-28 Listed $195,000 CARMLS
• 2014-05-20 Sold (Public Records) $134,900 Public Records
• 2014-05-15 Sold (MLS) $134,900 CARMLS
• 2014-04-14 Listing Removed — CARMLS
• 2014-03-31 Listed $134,900 CARMLS
• 2001-09-12 Sold (Public Records) $114,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,540 · -0.2% YoY. Source: county tax records.