3 Chipmunk Dr · Conway, AR 72032

$175,000

3 bd · 2.0 ba · 1,204 sqft · SingleFamily public records · 3 Days on market

Built 1987 0.60 ac lot Est $179k · at est.

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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 +8.6/15.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market because buyer's financing fell through. Brand new back deck and roof in late August. Perfect starter home or investment close to all the amenities but with a quiet country feel. Large fenced in backyard and lots of curb appeal. Water heater replaced in 2019, HVAC in 2018. Septic pumped in 2021 with new fence in 2022. Call today to make an appointment

Key facts

• Spacious lot
• Large shaded yard
• Detached

Tags

• SPACIOUS LOT
• LARGE SHADED YARD
• FULLY FENCED PROPERTY
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $36 ($435/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 $136k (22.3% below list).
• Recommended offer: $136k (22.3% 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.
• 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 Primary School (math 52% / reading 37%, grade F, #143 of 454 statewide, top 36%, 345 students, 51% 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: Rents rising (+1.1%/yr); 186 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,930 (22.3% 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: 0.78% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $179,396
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Chipmunk Dr	0.00mi	3/2.0	1,204 (0%)	1mo	$170,000	$141	99
9 Falcon Dr	0.16mi	3/2.0	1,185 (-2%)	15mo	$176,000	$149	78
25 -a Rolling Creek Cir	0.50mi	3/2.0	1,188 (-1%)	2mo	$169,000	$142	72
12 Bear Run Trl	0.26mi	3/2.0	1,185 (-2%)	16mo	$170,000	$143	72
10 Raccoon Trl	0.17mi	4/1.5 (+1)	1,293 (+7%)	6mo	$170,000	$131	68
5 Raccoon Trl	0.24mi	2/1.0 (-1)	1,183 (-2%)	19mo	$110,000	$93	61
35 Summer Breeze Rd	0.70mi	3/2.0	1,200 (-0%)	12mo	$191,250	$159	57
6 Red Wolf Trl	0.12mi	3/1.5	1,373 (+14%)	16mo	$193,500	$141	56
31 Winter Valley Cv	0.65mi	3/2.0	1,143 (-5%)	11mo	$182,500	$160	52
23 Summer Breeze Rd	0.72mi	3/2.0	1,260 (+5%)	13mo	$196,000	$156	48
11 Summer Breeze	0.74mi	3/2.0	1,148 (-5%)	13mo	$175,000	$152	47
32 Summer Wind Rd	0.73mi	3/2.0	1,362 (+13%)	6mo	$210,000	$154	39

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: -16.8%
• Equity multiple: 0.42×
• Total profit: $-28,616
• Equity at exit: $26,093

10-year hold

• IRR: -11.9%
• Equity multiple: 0.34×
• Total profit: $-32,111
• Equity at exit: $15,131

Cash invested: $49,000 (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: 186
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$47 /mo · $563/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $36

Break-even live

Break-even rent $1,313

Max offer price $175,000

Occupancy floor 92%

Sensitivity live

Price	-10% $135	-5% $86	+0% $36	+5% $-13	+10% $-63
Rent	-10% $-71	-5% $-17	+0% $36	+5% $90	+10% $144
Rate	-1.0pp $124	-0.5pp $81	base $36	+0.5pp $-9	+1.0pp $-55

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1A Rolling Creek Cir Conway, AR	3.0	1.0	919	$995	$1.08	20d	1	0.71mi

Listing history 15 events

1. 2026-04-24
   status Under Contract
2. 2026-04-20
   listed $175,000 New Listing
3. 2022-10-03
   soldstatus $154,000
4. 2022-09-30
   soldstatus $154,000 Sold 367-char remark

   Show marketing remark (367 chars)

   Back on market because buyer's financing fell through. Brand new back deck and roof in late August. Perfect starter home or investment close to all the amenities but with a quiet country feel. Large fenced in backyard and lots of curb appeal. Water heater replaced in 2019, HVAC in 2018. Septic pumped in 2021 with new fence in 2022. Call today to make an appointment

5. 2022-09-30
   status Under Contract 367-char remark

   Show marketing remark (367 chars)

   Back on market because buyer's financing fell through. Brand new back deck and roof in late August. Perfect starter home or investment close to all the amenities but with a quiet country feel. Large fenced in backyard and lots of curb appeal. Water heater replaced in 2019, HVAC in 2018. Septic pumped in 2021 with new fence in 2022. Call today to make an appointment

6. 2022-09-02
   historical Take Backups 367-char remark

   Show marketing remark (367 chars)

   Back on market because buyer's financing fell through. Brand new back deck and roof in late August. Perfect starter home or investment close to all the amenities but with a quiet country feel. Large fenced in backyard and lots of curb appeal. Water heater replaced in 2019, HVAC in 2018. Septic pumped in 2021 with new fence in 2022. Call today to make an appointment

7. 2022-08-31
   status Back on Market 367-char remark

   Show marketing remark (367 chars)

   Back on market because buyer's financing fell through. Brand new back deck and roof in late August. Perfect starter home or investment close to all the amenities but with a quiet country feel. Large fenced in backyard and lots of curb appeal. Water heater replaced in 2019, HVAC in 2018. Septic pumped in 2021 with new fence in 2022. Call today to make an appointment

8. 2022-08-16
   historical Take Backups 367-char remark

   Show marketing remark (367 chars)

   Back on market because buyer's financing fell through. Brand new back deck and roof in late August. Perfect starter home or investment close to all the amenities but with a quiet country feel. Large fenced in backyard and lots of curb appeal. Water heater replaced in 2019, HVAC in 2018. Septic pumped in 2021 with new fence in 2022. Call today to make an appointment

9. 2022-08-12
   listed $152,000 New Listing 367-char remark

   Show marketing remark (367 chars)

   Back on market because buyer's financing fell through. Brand new back deck and roof in late August. Perfect starter home or investment close to all the amenities but with a quiet country feel. Large fenced in backyard and lots of curb appeal. Water heater replaced in 2019, HVAC in 2018. Septic pumped in 2021 with new fence in 2022. Call today to make an appointment

10. 2011-04-26
    soldstatus $89,000
11. 2008-11-26
    soldstatus $86,000
12. 2008-11-24
    soldstatus $86,000 154-char remark

    Show marketing remark (154 chars)

    Recent updates make this a real buy! 3 bdrm, 2 ba, vaulted ceilings, new tile and laminate floors. New dishwasher and stove. Move now or you may miss it.

13. 2008-10-29
    historical 154-char remark

    Show marketing remark (154 chars)

    Recent updates make this a real buy! 3 bdrm, 2 ba, vaulted ceilings, new tile and laminate floors. New dishwasher and stove. Move now or you may miss it.

14. 2008-09-26
    listed $89,000 154-char remark

    Show marketing remark (154 chars)

    Recent updates make this a real buy! 3 bdrm, 2 ba, vaulted ceilings, new tile and laminate floors. New dishwasher and stove. Move now or you may miss it.

15. 1987-09-29
    soldstatus $44,000

ⓘ 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: $563 · $47/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$557/yr (+$46/mo · 98.9%)

ⓘ 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 6/10 Major 7 d/yr ≥111°F today · 19 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: $16,312
• − Mortgage interest: −$9,803
• − Property taxes: −$563
• − Insurance: −$875
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$5,091
• Taxable loss: −$2,630
• Est. tax savings @ 24.0%: +$631
• After-tax cash flow: $1,067/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 — 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

• 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

+297.7% since first listed

15 events — show timeline

• 2026-04-24 Pending — CARMLS
• 2026-04-20 Listed $175,000 CARMLS
• 2022-10-03 Sold (Public Records) $154,000 Public Records
• 2022-09-30 Sold (MLS) $154,000 CARMLS
• 2022-09-30 Pending — CARMLS
• 2022-09-02 Contingent — CARMLS
• 2022-08-31 Relisted — CARMLS
• 2022-08-16 Contingent — CARMLS
• 2022-08-12 Listed $152,000 CARMLS
• 2011-04-26 Sold (Public Records) $89,000 Public Records
• 2008-11-26 Sold (Public Records) $86,000 Public Records
• 2008-11-24 Sold (MLS) $86,000 CARMLS
• 2008-10-29 Listing Removed — CARMLS
• 2008-09-26 Listed $89,000 CARMLS
• 1987-09-29 Sold (Public Records) $44,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $563 · -8.1% YoY. Source: county tax records.