807 Walnut St · Conway, AR 72032

$90,000

2 bd · 1.5 ba · 1,218 sqft · SingleFamily public records · 14 Days on market

Built 1921 6,534 sqft lot Est $146k · 38% under

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Why this score? — see what drove the B 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 2 bath home great for a personal or investment property

Key facts

• Fresh coat of paint
• Corner lot
• Open kitchen

Tags

• CORNER LOT
• COVERED PORCH ENTRANCE
• SPACIOUS LIVING ROOM
• OPEN KITCHEN
• RECENTLY UPDATED FLOORING
• FRESH COAT OF PAINT

Property features AI

Finance

• Other: Lot size approximately 0.15 acres
• Financial info: Annual taxes listed (not shown per instructions)
• HOA & community: Annual HOA frequency

Exterior

• Parking: Side-entry parking
• Utilities: Public sewer; Municipal electric service; Natural gas
• Home design: Single-family residence; Side entry
• Construction: Metal/Vinyl siding; 3-tab shingle roof; Crawl space foundation; Built or measured at approximately 1,218 square feet
• Exterior features: Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Gas Range
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (natural gas); Central electric cooling
• Interior features: Laminate floors; Office/Study

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.4% 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+, schools B; 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.
• Market conditions: Rents rising (+1.1%/yr); 187 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 $64k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• 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 $90,000

Questions for the listing agent

1. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.21% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.82%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $146,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 Clifton St	0.56mi	3/1.0 (+1)	1,215 (-0%)	3mo	$155,000	$128	64
1209 Clifton St	0.56mi	2/1.0	1,166 (-4%)	7mo	$175,000	$150	59
1037 Clifton St	0.59mi	1/2.0 (-1)	1,209 (-1%)	7mo	$120,000	$99	58
1315 Harrison	0.21mi	3/2.0 (+1)	1,316 (+8%)	14mo	$158,500	$120	58
508 Ingram St	0.69mi	3/2.0 (+1)	1,248 (+2%)	1mo	$55,000	$44	55
555 Factory St	0.58mi	2/1.0	1,092 (-10%)	2mo	$125,000	$114	52
530 First Ave	0.74mi	2/2.0	1,128 (-7%)	0mo	$100,000	$89	51
1821 Johnston Ave	0.74mi	3/2.0 (+1)	1,204 (-1%)	12mo	$165,000	$137	46
708 Factory St	0.46mi	3/2.0 (+1)	1,400 (+15%)	4mo	$145,000	$104	44
1511 Caldwell St	0.67mi	2/1.0	1,072 (-12%)	6mo	$138,000	$129	42
524 Monroe St	0.43mi	3/2.0 (+1)	1,046 (-14%)	14mo	$170,000	$163	38
606 1st St	0.48mi	3/1.0 (+1)	1,068 (-12%)	14mo	$116,000	$109	38

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,224
• Equity at exit: $13,419

10-year hold

• IRR: 11.2%
• Equity multiple: 1.81×
• Total profit: $20,361
• Equity at exit: $7,782

Cash invested: $25,200 (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 72032

• Home prices YoY: -17.0%
• Rents YoY: 1.1%
• Active inventory: 187
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,087 high
• Mortgage (P&I): −$472
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $311

Break-even live

Break-even rent $693

Max offer price $90,000

Occupancy floor 66%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1230 Clifton St Unit 3 Conway, AR	2.0	1.5	881	$880	$1.00	14d	1	0.50mi
1305 Clifton St Conway, AR	3.0	1.0	1215	$985	$0.81	14d	1	0.55mi
513 3rd St Conway, AR	3.0	2.0	1428	$1,250	$0.88	23d	1	0.66mi
867 Fendley Dr Conway, AR	1.0–3.0	1.0–2.0	957	$1,009	$1.05	14d	5	0.75mi
2017 Hairston St Conway, AR	2.0	1.0	840	$2,400	$2.86	23d	1	0.93mi
1404 Donaghey Ave Conway, AR	3.0	1.0	1056	$1,125	$1.07	14d	1	0.99mi
100 Bill Hegeman Blvd Conway, AR	1.0–2.0	1.0–2.0	827	$1,195	$1.44	14d	5	1.03mi
235 Oliver St Conway, AR	3.0	2.0	1414	$1,450	$1.03	23d	1	1.12mi
2415 Washington Ave Unit A-4 Conway, AR	2.0	1.5	885	$850	$0.96	23d	1	1.17mi
2415 Washington Ave Unit C-2 Conway, AR	2.0	1.5	885	$825	$0.93	14d	1	1.17mi
2400 Market Plaza Dr Conway, AR	1.0–2.0	1.0–2.0	768	$850	$1.11	14d	2	1.25mi
1410 Robins St #4 Conway, AR	3.0	2.0	1288	$1,150	$0.89	23d	1	1.26mi
1835 Ott Memorial Dr Conway, AR	2.0	2.0	857	$912	$1.06	14d	5	1.29mi

Listing history 13 events

1. 2026-06-18
   days on market $90,000 Active 14 DOM
2. 2026-06-17
   days on market $90,000 Active 13 DOM
3. 2026-06-16
   days on market $90,000 Active 12 DOM
4. 2026-06-16
   status $90,000 Active 11 DOM
5. 2026-06-15
   days on market $90,000 Back on Market 11 DOM
6. 2026-06-14
   days on market $90,000 Back on Market 9 DOM
7. 2026-06-10
   days on market $90,000 Back on Market 6 DOM
8. 2026-06-09
   status $90,000 Back on Market 5 DOM
9. 2026-06-09
   status $90,000 Under Contract 5 DOM
10. 2026-06-08
    days on market $90,000 New Listing 5 DOM
11. 2026-06-07
    days on market $90,000 New Listing 4 DOM
12. 2026-06-03
    remarks 639-char remark
13. 2026-06-03
    listed $90,000 New Listing 1 DOM

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: +$124/yr (+$10/mo · 27.5%)

ⓘ 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 ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,039
• − Mortgage interest: −$5,041
• − Property taxes: −$452
• − Insurance: −$450
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$2,618
• Taxable income: $2,391
• Est. tax owed @ 24.0%: −$574
• After-tax cash flow: $3,161/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): 34,469
• Household income: $64,695
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 916.0

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 (72%)
• Race & ethnicity: White 72% Black 15% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -48.15%
• Current HPI: 234.6331
• Rent YoY: ▲ 1.15%
• 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

+291.3% since first listed

19 events — show timeline

• 2026-06-03 Listed $90,000 CARMLS
• 2026-01-14 Rental Removed $1,200 APPFOLIO
• 2026-01-09 Listing Removed — CARMLS
• 2026-01-03 Price Changed $1,200 APPFOLIO
• 2025-11-01 Listed for Rent $1,250 APPFOLIO
• 2025-07-22 Listed $110,000 CARMLS
• 2019-08-07 Sold (Public Records) $64,500 Public Records
• 2019-08-05 Pending — CARMLS
• 2019-08-02 Sold (MLS) $64,500 CARMLS
• 2019-06-19 Contingent — CARMLS
• 2019-05-10 Relisted — CARMLS
• 2019-04-29 Contingent — CARMLS
• 2019-04-23 Listed $69,000 CARMLS
• 2018-08-14 Sold (Public Records) $2,479,256 Public Records
• 2015-07-16 Listing Removed — CARMLS
• 2015-06-03 Listed $70,000 CARMLS
• 2015-01-10 Listing Removed — CARMLS
• 2014-01-22 Listed $71,000 CARMLS
• 2005-01-25 Sold (Public Records) $23,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $452 · +9.0% YoY. Source: county tax records.