680 E German Ln · Conway, AR 72032

$232,000

3 bd · 2.0 ba · 1,836 sqft · SingleFamily public records · 33 Days on market

Built 1985 10,454 sqft lot Est $272k · 15% 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).

• ARV discount +14.1/15.0
• Cash flow +13.3/30.0
• DSCR +4.0/10.0
• Schools +3.8/10.0
• 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

Check out this mostly remolded home with an added 20x20 den and large master bedroom with bay window. All new flooring and paint throughout. Crown molding has been added around windows. New electric Train furnace-2021, AC Unit is 3yrs old. Bonus: 3- 8x10 storage buildings will convey at no value.

Key facts

• Ceiling fans
• Dining area
• Bonus room

Tags

• FRONT LIVING ROOM
• DINING AREA
• UPDATED HARDWARE
• CEILING FANS
• BONUS ROOM
• BAY WINDOW

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional loans, or cash

Exterior

• Parking: Carport; Parking pads; Space for 4+ cars
• Utilities: Public water; Public sewer; Electric (Co‑op); Cable internet available
• Home design: Brick exterior; Inside city limits
• Construction: Wood shingle roof; Slab foundation
• Exterior features: Fully fenced yard; Paved road access; Level lot

Interior

• Kitchen: Free‑standing stove; Dishwasher
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Formal living room; Office/study; Workshop/craft room; Bonus room; Laundry room
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $-2 ($-23/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (21.5% below list).
• Recommended offer: $182k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 34% 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

• It's been on market 33 days — a 3% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $186k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $182,021 (21.5% 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. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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: 0.78% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $271,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Evening Dr	0.38mi	3/2.0	1,914 (+4%)	7mo	$284,800	$149	70
7 Ginger Dr	0.27mi	3/2.0	2,004 (+9%)	3mo	$289,000	$144	70
1012 Woodside	0.35mi	3/1.5	1,720 (-6%)	3mo	$190,000	$110	68
2130 Shade Tree Dr	0.41mi	3/2.0	1,760 (-4%)	7mo	$249,744	$142	68
7 Jonnathan Dr	0.24mi	3/2.0	2,000 (+9%)	9mo	$324,000	$162	67
60 Sandpiper Ct	0.19mi	4/2.0 (+1)	2,045 (+11%)	4mo	$280,000	$137	64
425 Cheyenne Ln	0.43mi	3/2.0	1,683 (-8%)	4mo	$255,500	$152	62
360 Navaho Trl	0.42mi	3/2.0	1,648 (-10%)	2mo	$237,500	$144	62
355 Navajo Trl	0.46mi	3/2.0	1,668 (-9%)	6mo	$270,000	$162	58
30 Hazelwood Rd	0.43mi	3/2.0	2,101 (+14%)	2mo	$295,000	$140	54
29 Gregory Dr	0.57mi	3/2.0	1,656 (-10%)	6mo	$245,000	$148	52
1600 Beautyberry Dr	0.44mi	3/2.0	1,590 (-13%)	8mo	$247,500	$156	50

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: -18.3%
• Equity multiple: 0.37×
• Total profit: $-41,116
• Equity at exit: $34,592

10-year hold

• IRR: -14.3%
• Equity multiple: 0.24×
• Total profit: $-49,411
• Equity at exit: $20,059

Cash invested: $64,960 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$1,217
• Tax from tax record: −$127 /mo · $1,519/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-2

Break-even live

Break-even rent $1,823

Max offer price $231,661

Occupancy floor 95%

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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1425 Ola St Conway, AR	3.0	2.0	1268	$2,600	$2.05	23d	1	0.67mi
2010 RichSmith Ln Conway, AR	1.0–3.0	1.0–2.0	1018	$1,310	$1.29	14d	10	0.89mi
1725 Raden St Conway, AR	4.0	2.0	1476	$1,775	$1.20	14d	1	1.06mi
1725 Ryder St Conway, AR	4.0	2.0	1476	$1,725	$1.17	14d	1	1.16mi
1725 Ryder St Conway, AR	4.0	2.0	1476	$1,775	$1.20	23d	1	1.16mi

Listing history 19 events

1. 2026-06-18
   days on market $232,000 Active 33 DOM
2. 2026-06-17
   days on market $232,000 Active 32 DOM
3. 2026-06-16
   days on market $232,000 Active 31 DOM
4. 2026-06-15
   days on market $232,000 Active 30 DOM
5. 2026-06-14
   days on market $232,000 Active 28 DOM
6. 2026-06-10
   days on market $232,000 Active 25 DOM
7. 2026-06-09
   days on market $232,000 Active 24 DOM
8. 2026-06-08
   statusdays on market $232,000 Active 23 DOM
9. 2026-06-07
   days on market $232,000 Price Change 22 DOM
10. 2026-06-03
    days on market $232,000 Price Change 18 DOM
11. 2026-06-02
    pricestatusdays on market $232,000 Price Change 17 DOM
12. 2026-06-01
    days on market $239,900 Active 16 DOM
13. 2026-05-31
    days on market $239,900 Active 15 DOM
14. 2026-05-31
    days on market $239,900 Active 14 DOM
15. 2026-05-15
    listed $239,900 New Listing
16. 2022-02-17
    soldstatus $186,000
17. 2022-02-16
    soldstatus $186,000 Sold 297-char remark

    Show marketing remark (297 chars)

    Check out this mostly remolded home with an added 20x20 den and large master bedroom with bay window. All new flooring and paint throughout. Crown molding has been added around windows. New electric Train furnace-2021, AC Unit is 3yrs old. Bonus: 3- 8x10 storage buildings will convey at no value.

18. 2022-01-11
    historical 297-char remark

    Show marketing remark (297 chars)

    Check out this mostly remolded home with an added 20x20 den and large master bedroom with bay window. All new flooring and paint throughout. Crown molding has been added around windows. New electric Train furnace-2021, AC Unit is 3yrs old. Bonus: 3- 8x10 storage buildings will convey at no value.

19. 2022-01-10
    listed $185,500 297-char remark

    Show marketing remark (297 chars)

    Check out this mostly remolded home with an added 20x20 den and large master bedroom with bay window. All new flooring and paint throughout. Crown molding has been added around windows. New electric Train furnace-2021, AC Unit is 3yrs old. Bonus: 3- 8x10 storage buildings will convey at no value.

ⓘ 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: $1,519 · $127/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $21,843
• − Mortgage interest: −$12,996
• − Property taxes: −$1,519
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$6,749
• Taxable loss: −$4,076
• Est. tax savings @ 24.0%: +$978
• After-tax cash flow: $955/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

+29.3% since first listed

5 events — show timeline

• 2026-05-15 Listed $239,900 CARMLS
• 2022-02-17 Sold (Public Records) $186,000 Public Records
• 2022-02-16 Sold (MLS) $186,000 CARMLS
• 2022-01-11 Listing Removed — CARMLS
• 2022-01-10 Listed $185,500 CARMLS

Property tax history

+6.2%/yr

Latest (2025): $1,519 · +9.1% YoY. Source: county tax records.