2021 Arkansas Ave · Conway, AR 72034

$279,900

3 bd · 2.0 ba · 2,108 sqft · SingleFamily public records · 40 Days on market

Built 1959 0.27 ac lot Est $308k · 9% 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 +13.9/30.0
• ARV discount +11.6/15.0
• DSCR +4.2/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled and full of charm, this home offers the perfect blend of modern updates and comfortable living spaces. Inside, you’ll find stylish finishes throughout, an updated kitchen with a large island and abundant cabinetry, plus two separate living areas that provide flexibility for entertaining, relaxing, or a playroom setup. A dedicated office and convenient mud room add extra functionality for everyday living. The spacious primary suite features a beautifully updated bathroom, while the additional bedrooms offer plenty of natural light and character. Step outside to a park-like backyard complete with mature shade trees, a covered patio, and plenty of space to unwind or

Key facts

• Large island
• Updated kitchen
• Abundant cabinetry

Tags

• UPDATED KITCHEN
• LARGE ISLAND
• ABUNDANT CABINETRY
• SEPARATE LIVING AREAS
• DEDICATED OFFICE
• MUD ROOM

Property features AI

Finance

• Financial info: Eligible for VA, FHA, conventional financing or cash

Exterior

• Parking: Carport for 2 cars
• Utilities: Public water; Public sewer; Natural gas; Insulated windows; Insulated doors
• Home design: Brick exterior
• Construction: Composition roof; Slab foundation
• Exterior features: Patio; Fully fenced yard; Outside storage area; Paved road access; Inside city limits; Located in a subdivision

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher
• Flooring: Tile; Luxury vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Ceiling fan(s); Walk-in shower; Breakfast bar; Granite slab kitchen counters; Electric logs fireplace; Washer connection; Electric dryer connection; Gas water heater; Paneling and sheetrock ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $32 ($383/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 $214k (23.5% below list).
• Recommended offer: $214k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 soft (-0.3%/yr); 262 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 39% of the median local income ($66k/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 $8k 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

• It's been on market 40 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $155k; list at $280k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $214,262 (23.5% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $307,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2405 Meadow Dr	0.46mi	3/2.0	2,000 (-5%)	3mo	$150,000	$75	67
1905 Hutto St	0.54mi	3/2.0	2,040 (-3%)	4mo	$249,000	$122	66
1909 Creekwood Dr	0.37mi	3/2.0	1,868 (-11%)	7mo	$259,000	$139	58
57 Timberlane Trl	0.71mi	4/2.0 (+1)	2,082 (-1%)	6mo	$360,000	$173	55
15 Brier Springs Dr	0.75mi	3/2.0	2,010 (-5%)	3mo	$275,000	$137	55
1906 Hutto St	0.57mi	3/3.0	1,925 (-9%)	4mo	$285,000	$148	52
953 Watkins St	0.60mi	3/2.5	1,908 (-10%)	4mo	$325,000	$170	50
2002 Weems St	0.37mi	3/2.5	1,826 (-13%)	11mo	$323,000	$177	49
2003 Capewood Dr	0.56mi	3/2.0	1,818 (-14%)	4mo	$265,000	$146	48
15 Covewood Dr	0.62mi	4/3.0 (+1)	2,288 (+8%)	0mo	$325,000	$142	48
1710 Duncan St	0.53mi	3/2.0	1,852 (-12%)	10mo	$195,000	$105	47
846 Donaghey	0.69mi	3/2.0	1,836 (-13%)	2mo	$269,000	$147	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.37×
• Total profit: $-49,737
• Equity at exit: $41,734

10-year hold

• IRR: -17.2%
• Equity multiple: 0.16×
• Total profit: $-65,510
• Equity at exit: $24,201

Cash invested: $78,372 (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 72034

• Rents YoY: -0.3%
• Active inventory: 262
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $32

Break-even live

Break-even rent $2,102

Max offer price $279,900

Occupancy floor 94%

Sensitivity live

Price	-10% $190	-5% $111	+0% $32	+5% $-47	+10% $-127
Rent	-10% $-137	-5% $-53	+0% $32	+5% $117	+10% $201
Rate	-1.0pp $173	-0.5pp $103	base $32	+0.5pp $-41	+1.0pp $-114

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2004 Hairston St Conway, AR	3.0	2.0	1703	$2,650	$1.56	24d	1	0.09mi
1948 Cambridge Village Dr Conway, AR	3.0	2.0	1502	$1,500	$1.00	15d	1	0.72mi
1940 Cambridge Village Dr Conway, AR	3.0	2.0	1502	$1,500	$1.00	15d	1	0.72mi
2550 Morse Dr Conway, AR	3.0	2.0	1462	$1,500	$1.03	15d	1	0.96mi
22 Timothy Ln Conway, AR	4.0	2.0	1901	$2,000	$1.05	24d	1	0.97mi
1930 College Ave Conway, AR	3.0	2.0	1926	$3,100	$1.61	24d	1	1.03mi
513 3rd St Conway, AR	3.0	2.0	1428	$1,250	$0.88	24d	1	1.47mi
235 Oliver St Conway, AR	3.0	2.0	1414	$1,450	$1.03	24d	1	1.47mi

Listing history 30 events

1. 2026-06-18
   days on market $279,900 Active 40 DOM
2. 2026-06-17
   days on market $279,900 Active 39 DOM
3. 2026-06-16
   days on market $279,900 Active 38 DOM
4. 2026-06-15
   days on market $279,900 Active 37 DOM
5. 2026-06-14
   days on market $279,900 Active 35 DOM
6. 2026-06-10
   days on market $279,900 Active 32 DOM
7. 2026-06-09
   days on market $279,900 Active 31 DOM
8. 2026-06-08
   days on market $279,900 Active 30 DOM
9. 2026-06-07
   days on market $279,900 Active 29 DOM
10. 2026-06-03
    days on market $279,900 Active 25 DOM
11. 2026-06-02
    days on market $279,900 Active 24 DOM
12. 2026-06-01
    days on market $279,900 Active 23 DOM
13. 2026-05-31
    days on market $279,900 Active 22 DOM
14. 2026-05-31
    days on market $279,900 Active 21 DOM
15. 2026-05-09
    listed $279,900 New Listing
16. 2025-10-31
    historical
17. 2025-08-28
    price $293,000
18. 2025-08-08
    listed $295,000 New Listing
19. 2017-11-29
    soldstatus $154,900
20. 2017-10-31
    historical
21. 2017-10-16
    listed $154,900 New Listing
22. 2017-10-15
    historical
23. 2017-08-28
    price $154,900
24. 2017-07-31
    price $159,900
25. 2017-05-31
    price $164,900
26. 2017-04-18
    listed $172,900 New Listing
27. 2016-12-16
    soldstatus $70,000
28. 2016-12-15
    soldstatus $70,000
29. 2016-11-07
    historical
30. 2016-11-01
    listed $75,000

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $1,791 · $149/mo
• Expected delta: +$876/yr (+$73/mo · 95.7%)

ⓘ 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 2/10 Low
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,711
• − Mortgage interest: −$15,679
• − Property taxes: −$915
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − Depreciation: −$8,143
• Taxable loss: −$4,539
• Est. tax savings @ 24.0%: +$1,089
• After-tax cash flow: $1,472/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): 50,285
• Household income: $65,635
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 2282.0

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 (71%)
• Race & ethnicity: White 71% Black 17% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Korean 1%

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: ▼ -122.99%
• Current HPI: 225.7805
• Rent YoY: ▼ -0.28%
• 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

+273.2% since first listed

16 events — show timeline

• 2026-05-09 Listed $279,900 CARMLS
• 2025-10-31 Listing Removed — CARMLS
• 2025-08-28 Price Changed $293,000 CARMLS
• 2025-08-08 Listed $295,000 CARMLS
• 2017-11-29 Sold (Public Records) $154,900 Public Records
• 2017-10-31 Listing Removed — CARMLS
• 2017-10-16 Listed $154,900 CARMLS
• 2017-10-15 Listing Removed — CARMLS
• 2017-08-28 Price Changed $154,900 CARMLS
• 2017-07-31 Price Changed $159,900 CARMLS
• 2017-05-31 Price Changed $164,900 CARMLS
• 2017-04-18 Listed $172,900 CARMLS
• 2016-12-16 Sold (Public Records) $70,000 Public Records
• 2016-12-15 Sold (MLS) $70,000 CARMLS
• 2016-11-07 Listing Removed — CARMLS
• 2016-11-01 Listed $75,000 CARMLS

Property tax history

+5.5%/yr

Latest (2025): $915 · -3.3% YoY. Source: county tax records.