2215 Mary Alice Dr · Conway, AR 72032

$236,000

4 bd · 2.0 ba · 1,684 sqft · SingleFamily public records · 6 Days on market

Built 2019 0.25 ac lot Est $258k · 8% 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 +12.1/30.0
• ARV discount +11.3/15.0
• Schools +3.8/10.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * * Conway Corp is available * * * * * * 2-10 Home Buyer Warranty at no cost to Buyer. Anticipated Completion date 6/15/19 Washington Floor plan

Key facts

• 0.25 acre lot
• Garage
• Built 2019

Property features AI

Exterior

• Parking: Garage; Parking pads; Space for 2 cars
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Brick and frame exterior
• Construction: 3-tab shingle roof; Slab foundation
• Exterior features: Patio; Covered patio; Fully fenced yard; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Dishwasher; Garbage disposal
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet and laminate flooring; Laundry room
• Laundry & utility: Laundry room (in-home)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-50 ($-602/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (25.0% below list).
• Recommended offer: $177k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% of the median local income ($65k/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 $7k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $177k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $176,931 (25.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.75% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $257,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2290 Getty Dr	0.17mi	4/2.0	1,644 (-2%)	3mo	$243,000	$148	85
1220 Bulldog Dr	0.21mi	4/2.0	1,631 (-3%)	2mo	$252,500	$155	83
2050 Mary Alice Dr	0.15mi	4/2.0	1,759 (+4%)	4mo	$254,000	$144	82
1050 Gallery Dr	0.30mi	4/2.0	1,723 (+2%)	0mo	$255,000	$148	82
1120 Gallery Dr	0.23mi	4/2.0	1,544 (-8%)	1mo	$239,900	$155	74
1135 Gallery Dr	0.21mi	4/2.0	1,536 (-9%)	2mo	$215,000	$140	74
2130 Eldridge Ln	0.08mi	3/2.0 (-1)	1,479 (-12%)	0mo	$225,000	$152	71
2080 Mary Alice Dr	0.11mi	3/2.0 (-1)	1,486 (-12%)	1mo	$227,500	$153	70
1225 Bird Song Dr	0.45mi	3/2.0 (-1)	1,550 (-8%)	1mo	$266,000	$172	60
1800 Jaguar Dr	0.44mi	3/2.0 (-1)	1,814 (+8%)	4mo	$295,000	$163	58
1200 Andrews Dr	0.47mi	3/2.0 (-1)	1,542 (-8%)	2mo	$267,000	$173	57
1510 Freyaldenhoven Ln	0.71mi	3/2.0 (-1)	1,794 (+6%)	0mo	$248,000	$138	51

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: -19.7%
• Equity multiple: 0.32×
• Total profit: $-44,759
• Equity at exit: $35,188

10-year hold

• IRR: -16.5%
• Equity multiple: 0.15×
• Total profit: $-56,226
• Equity at exit: $20,405

Cash invested: $66,080 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$1,238
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-50

Break-even live

Break-even rent $1,833

Max offer price $227,133

Occupancy floor 98%

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: $59,000
• Closing costs: $7,080
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2210 Getty Dr Conway, AR	3.0	2.0	1486	$1,550	$1.04	14d	1	0.09mi
1155 Gallery Dr Conway, AR	4.0	2.0	1731	$1,900	$1.10	14d	1	0.18mi
1725 Ryder St Conway, AR	4.0	2.0	1476	$1,725	$1.17	14d	1	0.65mi
1725 Ryder St Conway, AR	4.0	2.0	1476	$1,775	$1.20	23d	1	0.65mi
1725 Raden St Conway, AR	4.0	2.0	1476	$1,775	$1.20	14d	1	0.69mi
1425 Ola St Conway, AR	3.0	2.0	1268	$2,600	$2.05	23d	1	0.95mi
2010 RichSmith Ln Conway, AR	1.0–3.0	1.0–2.0	1018	$1,310	$1.29	14d	10	1.07mi
867 Fendley Dr Conway, AR	1.0–3.0	1.0–2.0	957	$1,198	$1.25	14d	5	1.34mi

Listing history 5 events

1. 2026-06-16
   status $236,000 Under Contract 6 DOM
2. 2026-06-15
   days on market $236,000 Back on Market 6 DOM
3. 2026-06-14
   days on market $236,000 Back on Market 4 DOM
4. 2026-06-09
   remarks 699-char remark
5. 2026-06-09
   listed $236,000 Back on Market 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: $1,344 · $112/mo
• Projected year-2 tax: $1,510 · $126/mo
• Expected delta: +$166/yr (+$14/mo · 12.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $21,232
• − Mortgage interest: −$13,220
• − Property taxes: −$1,344
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$6,865
• Taxable loss: −$4,775
• Est. tax savings @ 24.0%: +$1,146
• After-tax cash flow: $544/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

+33.2% since first listed

8 events — show timeline

• 2026-06-09 Relisted — CARMLS
• 2026-06-09 Relisted — CARMLS
• 2026-06-01 Listing Removed — CARMLS
• 2026-06-01 Listed $236,000 CARMLS
• 2026-06-01 Listing Removed — CARMLS
• 2019-06-14 Sold (MLS) $177,130 CARMLS
• 2019-03-07 Listed $177,130 CARMLS
• 2019-03-07 Listing Removed — CARMLS

Property tax history

+3.0%/yr

Latest (2025): $1,344 · -0.8% YoY. Source: county tax records.