313 Teresa · Lonoke, AR 72086

$104,999

4 bd · 1.0 ba · 1,377 sqft · SingleFamily public records · 259 Days on market

Built 1983 8,712 sqft lot $76/sqft · 60% above area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in the heart of Lonoke! This property is currently tenant-occupied, making it an ideal investment with rental income already in place. Whether you're looking to expand your portfolio or searching for your next home, this property is a great fit.

Key facts

• 8,712 sq ft lot
• Built 1983
• Listed 259 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 5.7% in Lonoke — 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 63/100 on livability (#195 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing A-; Watch: schools F, crime F, amenities F.
• Lonoke School District (town): math 30% / reading 31% proficiency, ranked #146 of 238 in AR (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $92,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.29% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.73%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (median comp): $65,416
• List price: $104,999
• Delta: 60.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Vasser Ln	0.15mi	3/1.0 (-1)	1,278 (-7%)	0mo	$85,000	$67	76
209 Teresa Ln	0.09mi	3/1.0 (-1)	1,245 (-10%)	4mo	$65,833	$53	72
205 Teresa Ln	0.11mi	3/1.0 (-1)	1,250 (-9%)	4mo	$65,835	$53	71
518 Pleasant Dr	0.15mi	3/1.0 (-1)	1,218 (-12%)	0mo	$20,000	$16	69
1212 Fairview St	0.41mi	3/1.0 (-1)	1,434 (+4%)	1mo	$95,000	$66	68
1204 S Center St	0.26mi	3/2.0 (-1)	1,289 (-6%)	3mo	$80,000	$62	65
315 Thomas Cir	0.44mi	4/1.0	1,232 (-10%)	4mo	$65,833	$53	58
519 Frank T Bunton St	0.63mi	4/2.0	1,316 (-4%)	1mo	$164,900	$125	58
120 E Palm St	0.51mi	3/2.0 (-1)	1,502 (+9%)	0mo	$50,000	$33	52
620 College St	0.70mi	3/2.0 (-1)	1,308 (-5%)	1mo	$130,000	$99	49
112 E Palm	0.52mi	3/2.0 (-1)	1,218 (-12%)	5mo	$72,500	$60	43
420 Frank T Bunton St	0.70mi	3/1.0 (-1)	1,200 (-13%)	0mo	$20,000	$17	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.36×
• Total profit: $10,614
• Equity at exit: $15,656

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $44,716
• Equity at exit: $9,078

Cash invested: $29,400 (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 72086

• Home prices YoY: -18.4%
• Active inventory: 61
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $434

Break-even live

Break-even rent $800

Max offer price $104,999

Occupancy floor 63%

Sensitivity live

Price	-10% $494	-5% $464	+0% $434	+5% $405	+10% $375
Rent	-10% $328	-5% $381	+0% $434	+5% $488	+10% $541
Rate	-1.0pp $487	-0.5pp $461	base $434	+0.5pp $407	+1.0pp $379

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 E Palm St Lonoke, AR	3.0	2.0	1218	$1,350	$1.11	44d	1	0.52mi
202 Rosemary Ln Lonoke, AR	3.0	2.0	1780	$1,350	$0.76	44d	1	1.06mi
700 Barnes St Lonoke, AR	3.0	1.5	1204	$1,350	$1.12	44d	1	1.35mi

Listing history 11 events

1. 2026-05-06
   price $104,999 274-char remark

   Show marketing remark (274 chars)

   Great investment opportunity in the heart of Lonoke! This property is currently tenant-occupied, making it an ideal investment with rental income already in place. Whether you're looking to expand your portfolio or searching for your next home, this property is a great fit.

2. 2026-04-17
   price $108,000 274-char remark

   Show marketing remark (274 chars)

   Great investment opportunity in the heart of Lonoke! This property is currently tenant-occupied, making it an ideal investment with rental income already in place. Whether you're looking to expand your portfolio or searching for your next home, this property is a great fit.

3. 2025-09-22
   price $110,000 274-char remark

   Show marketing remark (274 chars)

   Great investment opportunity in the heart of Lonoke! This property is currently tenant-occupied, making it an ideal investment with rental income already in place. Whether you're looking to expand your portfolio or searching for your next home, this property is a great fit.

4. 2025-09-05
   listed $120,000 New Listing 274-char remark

   Show marketing remark (274 chars)

   Great investment opportunity in the heart of Lonoke! This property is currently tenant-occupied, making it an ideal investment with rental income already in place. Whether you're looking to expand your portfolio or searching for your next home, this property is a great fit.

5. 2025-06-13
   soldstatus $100,000
6. 2025-06-09
   soldstatus $100,000 Sold 76-char remark

   Show marketing remark (76 chars)

   Brick home with 3 bedrooms 1 bath * * * * AGENTS SEE REMARKS * * * *

7. 2025-05-09
   status Under Contract 76-char remark

   Show marketing remark (76 chars)

   Brick home with 3 bedrooms 1 bath * * * * AGENTS SEE REMARKS * * * *

8. 2025-05-02
   historical
9. 2025-05-01
   listed $106,000 New Listing 76-char remark

   Show marketing remark (76 chars)

   Brick home with 3 bedrooms 1 bath * * * * AGENTS SEE REMARKS * * * *

10. 2025-05-01
    listed $106,000 New Listing

    Show marketing remark (76 chars)

    Brick home with 3 bedrooms 1 bath * * * * AGENTS SEE REMARKS * * * *

11. 1989-05-17
    soldstatus $18,100

ⓘ 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: $453 · $38/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: +$219/yr (+$18/mo · 48.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $16,200
• − Mortgage interest: −$5,882
• − Property taxes: −$453
• − Insurance: −$525
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,055
• Taxable income: $3,694
• Est. tax owed @ 24.0%: −$887
• After-tax cash flow: $4,326/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: Lonoke School District
• NCES district ID: 0509060
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $46,440
• Composite: 26.28/100
• National rank: #7247
• State rank: #146 of 238 in AR

Livability — Lonoke

• Score: 63/100
• State rank: #195
• US rank: #15446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lonoke, AR
• Population (ZIP): 12,250

Population outlook (Lonoke County) Hauer SSP2

• Today (2025): 78,072 people
• By 2030: 80,673 · +3.3%
• By 2040: 84,977 · +8.8%
• By 2050: 87,778 · +12.4%
• By 2075: 91,398 · +17.1%
• By 2100: 87,858 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Lonoke

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.8% · Other 2.0%
• 2008→2024 swing: -6.2pp toward R · 2008: -47.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.8 2016: R+53.3 2012: R+50.9 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.46%
• Current HPI: 197.6009
• Rent YoY: —
• Metro: —
• 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

+480.1% since first listed

11 events — show timeline

• 2026-05-06 Price Changed $104,999 CARMLS
• 2026-04-17 Price Changed $108,000 CARMLS
• 2025-09-22 Price Changed $110,000 CARMLS
• 2025-09-05 Listed $120,000 CARMLS
• 2025-06-13 Sold (Public Records) $100,000 Public Records
• 2025-06-09 Sold (MLS) $100,000 CARMLS
• 2025-05-09 Pending — CARMLS
• 2025-05-02 Listing Removed — CARMLS
• 2025-05-01 Listed $106,000 CARMLS
• 2025-05-01 Listed $106,000 CARMLS
• 1989-05-17 Sold (Public Records) $18,100 Public Records

Property tax history

-1.2%/yr

Latest (2025): $453 · +0.0% YoY. Source: county tax records.