120 Wilson St · Lonoke, AR 72086

$139,900

2 bd · 1.0 ba · 1,704 sqft · SingleFamily public records · 149 Days on market

Built 1921 0.38 ac lot $82/sqft · 6% above area Est $132k · 6% over

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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 +21.6/30.0
• DSCR +6.9/10.0
• ARV discount +4.7/15.0
• 1% rule +4.6/10.0
• 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

Craftsman-style charm with a wrap-around porch in the heart of Lonoke! Fresh interior paint gives this single-level home a bright, move-in ready feel. The exterior blends low-maintenance siding with brick accents and a classic wrap-around porch, perfect for morning coffee or evening relaxing. Inside, the living room features a decorative, non-working fireplace, while the dining room showcases a second decorative fireplace—both adding warmth and personality. The kitchen offers generous cabinet space and flows seamlessly into the dining area, ideal for gatherings. The primary bedroom includes a bonus room that can serve as an office, craft room, or nursery, giving you flexible space to fit your lifestyle. Bedrooms are comfortably sized, and the bathroom is centrally located. Out back, a fenced yard with mature trees provides space to garden, play, or simply unwind. Conveniently located near schools, shopping, and highway access. Year built is approximately 1921.

Key facts

• Decorative fireplace
• Fenced yard
• Bonus room

Tags

• WRAP-AROUND PORCH
• LOW-MAINTENANCE SIDING
• DECORATIVE FIREPLACE
• GENEROUS CABINET SPACE
• BONUS ROOM
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/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 $135k (3.5% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.5% 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: crime F, amenities F, commute 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.
• Zoned schools: Lonoke Primary School (401 students, 65% FRL); Lonoke Middle School (math 28% / reading 32%, grade F, #139 of 201 statewide, top 71%, 365 students, 68% FRL); Lonoke High School (math 20% / reading 31%, grade F, #182 of 292 statewide, top 63%, 487 students, 60% FRL).
• Market conditions: 63 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $967 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (median comp): $131,658
• List price: $139,900
• Delta: 6.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 College St	0.15mi	3/2.0 (+1)	1,762 (+3%)	0mo	$190,000	$108	78
110 Branch St	0.27mi	3/1.5 (+1)	1,512 (-11%)	3mo	$115,000	$76	59
516 Park St	0.37mi	2/1.0	1,525 (-10%)	8mo	$60,000	$39	59
210 Oak St	0.30mi	3/1.5 (+1)	1,508 (-12%)	9mo	$100,000	$66	53
918 England St	0.62mi	3/2.0 (+1)	1,712 (+0%)	13mo	$172,500	$101	50
203 E Ash St	0.45mi	3/1.5 (+1)	1,843 (+8%)	13mo	$205,000	$111	48
14 Eagle Dr	0.53mi	3/2.5 (+1)	1,826 (+7%)	10mo	$248,000	$136	44
120 E Palm St	0.58mi	3/2.0 (+1)	1,502 (-12%)	0mo	$50,000	$33	44
320 E 4th St	0.59mi	3/2.0 (+1)	1,821 (+7%)	12mo	$219,000	$120	42
815 Hicks St	0.66mi	3/2.0 (+1)	1,560 (-8%)	13mo	$118,000	$76	35
720 Depot St	0.56mi	3/2.0 (+1)	1,476 (-13%)	11mo	$25,000	$17	34
317 E Palm	0.70mi	3/2.0 (+1)	1,464 (-14%)	6mo	$145,000	$99	30

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-9,244
• Equity at exit: $20,860

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $9,105
• Equity at exit: $12,096

Cash invested: $39,172 (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: 63
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $212

Break-even live

Break-even rent $1,082

Max offer price $139,900

Occupancy floor 79%

Sensitivity live

Price	-10% $291	-5% $251	+0% $212	+5% $172	+10% $132
Rent	-10% $105	-5% $158	+0% $212	+5% $265	+10% $318
Rate	-1.0pp $282	-0.5pp $247	base $212	+0.5pp $175	+1.0pp $138

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Rosemary Ln Lonoke, AR	3.0	2.0	1780	$1,350	$0.76	45d	1	0.29mi
112 E Palm St Lonoke, AR	3.0	2.0	1218	$1,350	$1.11	45d	1	0.54mi
700 Barnes St Lonoke, AR	3.0	1.5	1204	$1,350	$1.12	45d	1	0.74mi

Listing history 12 events

1. 2026-05-31
   days on market $139,900 Active 149 DOM
2. 2026-05-31
   days on market $139,900 Active 148 DOM
3. 2026-04-23
   soldstatus $275,000
4. 2026-03-08
   status Back on Market 980-char remark

   Show marketing remark (980 chars)

   Craftsman-style charm with a wrap-around porch in the heart of Lonoke! Fresh interior paint gives this single-level home a bright, move-in ready feel. The exterior blends low-maintenance siding with brick accents and a classic wrap-around porch, perfect for morning coffee or evening relaxing. Inside, the living room features a decorative, non-working fireplace, while the dining room showcases a second decorative fireplace—both adding warmth and personality. The kitchen offers generous cabinet space and flows seamlessly into the dining area, ideal for gatherings. The primary bedroom includes a bonus room that can serve as an office, craft room, or nursery, giving you flexible space to fit your lifestyle. Bedrooms are comfortably sized, and the bathroom is centrally located. Out back, a fenced yard with mature trees provides space to garden, play, or simply unwind. Conveniently located near schools, shopping, and highway access. Year built is approximately 1921.

5. 2026-03-03
   historical Take Backups 980-char remark

   Show marketing remark (980 chars)

   Craftsman-style charm with a wrap-around porch in the heart of Lonoke! Fresh interior paint gives this single-level home a bright, move-in ready feel. The exterior blends low-maintenance siding with brick accents and a classic wrap-around porch, perfect for morning coffee or evening relaxing. Inside, the living room features a decorative, non-working fireplace, while the dining room showcases a second decorative fireplace—both adding warmth and personality. The kitchen offers generous cabinet space and flows seamlessly into the dining area, ideal for gatherings. The primary bedroom includes a bonus room that can serve as an office, craft room, or nursery, giving you flexible space to fit your lifestyle. Bedrooms are comfortably sized, and the bathroom is centrally located. Out back, a fenced yard with mature trees provides space to garden, play, or simply unwind. Conveniently located near schools, shopping, and highway access. Year built is approximately 1921.

6. 2026-01-02
   listed $139,900 New Listing 980-char remark

   Show marketing remark (980 chars)

   Craftsman-style charm with a wrap-around porch in the heart of Lonoke! Fresh interior paint gives this single-level home a bright, move-in ready feel. The exterior blends low-maintenance siding with brick accents and a classic wrap-around porch, perfect for morning coffee or evening relaxing. Inside, the living room features a decorative, non-working fireplace, while the dining room showcases a second decorative fireplace—both adding warmth and personality. The kitchen offers generous cabinet space and flows seamlessly into the dining area, ideal for gatherings. The primary bedroom includes a bonus room that can serve as an office, craft room, or nursery, giving you flexible space to fit your lifestyle. Bedrooms are comfortably sized, and the bathroom is centrally located. Out back, a fenced yard with mature trees provides space to garden, play, or simply unwind. Conveniently located near schools, shopping, and highway access. Year built is approximately 1921.

7. 2026-01-01
   historical
8. 2025-12-30
   status Back on Market
9. 2025-12-23
   historical Take Backups
10. 2025-10-21
    price $149,000
11. 2025-09-27
    listed $152,000 New Listing
12. 2007-08-14
    soldstatus $61,000

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$139/yr (+$12/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: −$7,837
• − Property taxes: −$756
• − Insurance: −$700
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$4,070
• Taxable income: $246
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $2,480/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

+350.8% since first listed

10 events — show timeline

• 2026-04-23 Sold (Public Records) $275,000 Public Records
• 2026-03-08 Relisted — CARMLS
• 2026-03-03 Contingent — CARMLS
• 2026-01-02 Listed $139,900 CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-12-30 Relisted — CARMLS
• 2025-12-23 Contingent — CARMLS
• 2025-10-21 Price Changed $149,000 CARMLS
• 2025-09-27 Listed $152,000 CARMLS
• 2007-08-14 Sold (Public Records) $61,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $756 · +0.0% YoY. Source: county tax records.