3480 Appomattox Dr · Conway, AR 72032

$85,000

3 bd · 1.0 ba · 1,216 sqft · Manufactured public records · 22 Days on market

Built 2001 4,791 sqft lot Est $131k · 35% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

being sold AS-IS WHERE IS

Key facts

• Gas fireplace
• Permanent foundation
• Storage shed

Tags

• NEW ROOF
• NEW DECK
• PERMANENT FOUNDATION
• GAS FIREPLACE
• GAS STOVE
• STORAGE SHED

Property features AI

Finance

• Financial info: Financing options include VA, FHA, Conventional, or Cash

Exterior

• Parking: Parking pads for 2 cars
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas; Wireless internet available
• Home design: Manufactured home on a permanent foundation; Brick and metal/vinyl siding exterior
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Deck; Outside storage area; Paved road access; Level, cleared lot in a subdivision; No-fee area amenities

Interior

• Kitchen: Free-standing stove; Gas range; Dishwasher; Refrigerator stays
• Bedrooms: Includes walk-in closet(s)
• Flooring: Vinyl flooring
• Bathrooms: 2 full baths
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Smoke detectors; Walk-in closets; Ceiling fans; Gas starter fireplace
• Laundry & utility: Laundry room; Washer and dryer hook-ups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% 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+; 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.
• Zoned schools: Conway High West (math 37% / reading 50%, grade F, #36 of 292 statewide, top 12%, 2,181 students, 47% FRL).
• Market conditions: Rents rising (+1.1%/yr); 187 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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 $45k; list at $85k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.66% ✓
• Cap rate: 14.57%
• Cash-on-cash: 29.57%
• DSCR: 2.32
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $131,328
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3400 Appomattox Dr	0.07mi	3/2.0	1,240 (+2%)	3mo	$109,500	$88	87
61 Brewer Rd	0.56mi	3/2.0	1,240 (+2%)	6mo	$134,000	$108	62

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: 22.0%
• Equity multiple: 1.88×
• Total profit: $20,983
• Equity at exit: $12,674

10-year hold

• IRR: 28.9%
• Equity multiple: 3.36×
• Total profit: $56,111
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $586

Break-even live

Break-even rent $668

Max offer price $85,000

Occupancy floor 53%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Towering Oaks Dr Conway, AR	3.0	1.0	1215	$1,250	$1.03	14d	1	1.02mi

Listing history 33 events

1. 2026-06-18
   days on market $85,000 Active 22 DOM
2. 2026-06-17
   days on market $85,000 Active 21 DOM
3. 2026-06-16
   days on market $85,000 Active 20 DOM
4. 2026-06-15
   days on market $85,000 Active 19 DOM
5. 2026-06-14
   days on market $85,000 Active 17 DOM
6. 2026-06-10
   days on market $85,000 Active 14 DOM
7. 2026-06-09
   days on market $85,000 Active 13 DOM
8. 2026-06-08
   days on market $85,000 Active 12 DOM
9. 2026-06-07
   days on market $85,000 Active 11 DOM
10. 2026-06-03
    statusdays on market $85,000 Active 7 DOM
11. 2026-06-02
    days on market $85,000 New Listing 6 DOM
12. 2026-06-01
    days on market $85,000 New Listing 5 DOM
13. 2026-05-31
    days on market $85,000 New Listing 4 DOM
14. 2026-05-31
    days on market $85,000 New Listing 3 DOM
15. 2026-05-27
    listed $85,000 New Listing
16. 2025-01-31
    status Under Contract 25-char remark

    Show marketing remark (25 chars)

    being sold AS-IS WHERE IS

17. 2025-01-31
    soldstatus $45,000 Sold 25-char remark

    Show marketing remark (25 chars)

    being sold AS-IS WHERE IS

18. 2025-01-31
    soldstatus $45,000

    Show marketing remark (25 chars)

    being sold AS-IS WHERE IS

19. 2025-01-22
    historical Take Backups 25-char remark

    Show marketing remark (25 chars)

    being sold AS-IS WHERE IS

20. 2025-01-04
    listed $50,000 New Listing 25-char remark

    Show marketing remark (25 chars)

    being sold AS-IS WHERE IS

21. 2025-01-02
    historical
22. 2024-12-16
    status Price Change
23. 2024-12-02
    status Under Contract
24. 2024-11-22
    price $53,000
25. 2024-11-21
    status Price Change
26. 2024-11-13
    status Under Contract
27. 2024-11-06
    listed $40,000 New Listing
28. 2021-08-27
    soldstatus $43,000 Sold
29. 2021-07-29
    status Under Contract
30. 2021-06-11
    status Back on Market
31. 2021-05-26
    historical
32. 2021-01-28
    listed $45,000 New Listing
33. 2002-04-10
    soldstatus $71,010

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $559 · $47/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $16,924
• − Mortgage interest: −$4,761
• − Property taxes: −$559
• − Insurance: −$425
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$2,473
• Taxable income: $5,998
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $5,598/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

• 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

+19.7% since first listed

19 events — show timeline

• 2026-05-27 Listed $85,000 CARMLS
• 2025-01-31 Pending — CARMLS
• 2025-01-31 Sold (Public Records) $45,000 Public Records
• 2025-01-31 Sold (MLS) $45,000 CARMLS
• 2025-01-22 Contingent — CARMLS
• 2025-01-04 Listed $50,000 CARMLS
• 2025-01-02 Listing Removed — CARMLS
• 2024-12-16 Relisted — CARMLS
• 2024-12-02 Pending — CARMLS
• 2024-11-22 Price Changed $53,000 CARMLS
• 2024-11-21 Relisted — CARMLS
• 2024-11-13 Pending — CARMLS
• 2024-11-06 Listed $40,000 CARMLS
• 2021-08-27 Sold (MLS) $43,000 CARMLS
• 2021-07-29 Pending — CARMLS
• 2021-06-11 Relisted — CARMLS
• 2021-05-26 Listing Removed — CARMLS
• 2021-01-28 Listed $45,000 CARMLS
• 2002-04-10 Sold (Public Records) $71,010 Public Records

Property tax history

+2.8%/yr

Latest (2025): $559 · +0.0% YoY. Source: county tax records.