418 W 3rd St · Lonoke, AR 72086

$112,000

3 bd · 2.0 ba · 1,910 sqft · SingleFamily public records · 9 Days on market

Built 1960 0.25 ac lot $59/sqft · 13% below area Est $128k · 13% under

---

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 +29.1/30.0
• ARV discount +13.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• 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

This spacious 3 bedroom 2 bath brick home has over 1,900 sq. ft. Split floor plan, separate dining room, large living room, laundry room that goes out to the patio and back yard. Sitting on a nice tree shaded corner lot.

Key facts

• 0.25 acre lot
• 2 parking spots
• Built 1960

Property features AI

Finance

• Financial info: Financing considered: conventional loan or cash

Exterior

• Parking: Carport with side entry for 2 cars
• Utilities: Public sewer; Public water; Municipal electric (Entergy)
• Home design: Brick exterior
• Construction: Composition roof; Slab foundation
• Exterior features: Patio; Porch; Outside storage area; Level, corner lot in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove; Gas range
• Flooring: Carpet; Wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Washer and dryer connections (dryer electric); Gas water heater; Wood-burning site-built fireplace; Sheetrock and paneling walls/ceilings
• Laundry & utility: Laundry room; Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Cap rate 10.4% 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; 1 comparable units currently listed for rent nearby; 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 $774 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.82%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (median comp): $128,350
• List price: $112,000
• Delta: -12.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 College St	0.29mi	3/2.0	1,762 (-8%)	0mo	$190,000	$108	73
416 England St	0.14mi	4/1.0 (+1)	1,875 (-2%)	18mo	$190,000	$101	66
320 E 4th St	0.39mi	3/2.0	1,821 (-5%)	12mo	$219,000	$120	64
203 E Ash St	0.41mi	3/1.5	1,843 (-4%)	13mo	$205,000	$111	62
215 E 8th St	0.41mi	4/2.0 (+1)	1,847 (-3%)	14mo	$208,500	$113	58
611 College St	0.54mi	3/2.5	1,889 (-1%)	18mo	$50,500	$27	56
918 England St	0.38mi	3/2.0	1,712 (-10%)	13mo	$172,500	$101	54
520 E 8 St	0.63mi	3/2.0	1,827 (-4%)	11mo	$236,000	$129	54
304 Conway St	0.55mi	2/2.5 (-1)	1,920 (+0%)	16mo	$147,000	$77	53
203 Frank T Bunton	0.52mi	3/2.0	1,960 (+3%)	23mo	$62,500	$32	52
221 Barker St	0.43mi	4/2.0 (+1)	1,992 (+4%)	21mo	$182,500	$92	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $6,488
• Equity at exit: $16,700

10-year hold

• IRR: 14.7%
• Equity multiple: 2.19×
• Total profit: $37,267
• Equity at exit: $9,684

Cash invested: $31,360 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $387

Break-even live

Break-even rent $860

Max offer price $112,000

Occupancy floor 66%

Sensitivity live

Price	-10% $451	-5% $419	+0% $387	+5% $356	+10% $324
Rent	-10% $281	-5% $334	+0% $387	+5% $441	+10% $494
Rate	-1.0pp $444	-0.5pp $416	base $387	+0.5pp $358	+1.0pp $329

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Rosemary Ln Lonoke, AR	3.0	2.0	1780	$1,350	$0.76	44d	1	0.52mi

Listing history 11 events

1. 2026-05-14
   status Under Contract 502-char remark
2. 2026-05-13
   status Pending (FC, SS, REO) 502-char remark
3. 2026-05-02
   listed $112,000 New Listing 502-char remark
4. 2026-02-21
   historical $850
5. 2026-01-16
   listed $850
6. 2020-07-24
   soldstatus $104,000
7. 2020-07-17
   soldstatus $104,000 Sold 220-char remark

   Show marketing remark (220 chars)

   This spacious 3 bedroom 2 bath brick home has over 1,900 sq. ft. Split floor plan, separate dining room, large living room, laundry room that goes out to the patio and back yard. Sitting on a nice tree shaded corner lot.

8. 2020-07-16
   status Under Contract 220-char remark

   Show marketing remark (220 chars)

   This spacious 3 bedroom 2 bath brick home has over 1,900 sq. ft. Split floor plan, separate dining room, large living room, laundry room that goes out to the patio and back yard. Sitting on a nice tree shaded corner lot.

9. 2020-05-31
   historical Take Backups 220-char remark

   Show marketing remark (220 chars)

   This spacious 3 bedroom 2 bath brick home has over 1,900 sq. ft. Split floor plan, separate dining room, large living room, laundry room that goes out to the patio and back yard. Sitting on a nice tree shaded corner lot.

10. 2020-05-25
    listed $105,900 New Listing 220-char remark

    Show marketing remark (220 chars)

    This spacious 3 bedroom 2 bath brick home has over 1,900 sq. ft. Split floor plan, separate dining room, large living room, laundry room that goes out to the patio and back yard. Sitting on a nice tree shaded corner lot.

11. 2003-11-13
    soldstatus $50,000

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $717 · $60/mo
• Expected delta: +$176/yr (+$15/mo · 32.5%)

ⓘ 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 · 20 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: $16,200
• − Mortgage interest: −$6,274
• − Property taxes: −$541
• − Insurance: −$560
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,258
• Taxable income: $2,975
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $3,935/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

+124.0% since first listed

11 events — show timeline

• 2026-05-14 Pending — CARMLS
• 2026-05-13 Pending — CARMLS
• 2026-05-02 Listed $112,000 CARMLS
• 2026-02-21 Rental Removed $850 CARMLS
• 2026-01-16 Listed for Rent $850 CARMLS
• 2020-07-24 Sold (Public Records) $104,000 Public Records
• 2020-07-17 Sold (MLS) $104,000 CARMLS
• 2020-07-16 Pending — CARMLS
• 2020-05-31 Contingent — CARMLS
• 2020-05-25 Listed $105,900 CARMLS
• 2003-11-13 Sold (Public Records) $50,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $541 · -15.6% YoY. Source: county tax records.