3490 Appomattox Dr · Conway, AR 72032

$106,000

3 bd · 2.0 ba · 1,240 sqft · SingleFamily public records · 9 Days on market

Built 2002 6,098 sqft lot Est $197k · 46% 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Nice 3 bed 2 bath mobile on a corner lot. New flooring and paint.

Key facts

• Covered front porch
• Storage shed
• Corner lot

Tags

• CORNER LOT
• COVERED FRONT PORCH
• STORAGE SHED

Property features AI

Finance

• Financial info: Accepts VA, FHA, Conventional, Rural Development loans, or cash

Exterior

• Parking: Parking pads for 2 cars
• Utilities: Public water; Public sewer
• Home design: Manufactured single-wide home on a permanent foundation
• Construction: Metal or vinyl siding; Architectural shingle roof; Piers foundation
• Exterior features: Patio; Outside storage area; Paved road access; Level corner lot

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric); Central cooling (electric)
• Interior features: Washer and dryer connections (dryer electric); Ceiling fans
• Laundry & utility: Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Cap rate 11.6% 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+, 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; 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 $733 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 $30k 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.
• 4 sale attempts since 11y 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 $50k; list at $106k implies a 112% 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 $106,000

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: 1.35% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.12%
• DSCR: 1.85
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $197,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3335 Homestead Rd	0.34mi	3/2.0	1,233 (-1%)	3mo	$211,500	$172	81
135 Shiloh Dr	0.23mi	3/2.0	1,178 (-5%)	5mo	$194,000	$165	77
3420 Bentonville Dr	0.11mi	3/2.0	1,127 (-9%)	4mo	$158,000	$140	76
3455 Appomattox Dr	0.05mi	3/2.0	1,110 (-10%)	6mo	$134,000	$121	75
164 Middle Rd	0.19mi	3/2.0	1,097 (-12%)	3mo	$182,000	$166	70
565 Jasper St	0.30mi	3/2.0	1,316 (+6%)	9mo	$193,000	$147	68
3320 Malvern Hill Dr	0.18mi	3/2.0	1,097 (-12%)	6mo	$180,000	$164	68
510 Jasper St	0.22mi	3/2.0	1,400 (+13%)	1mo	$200,000	$143	67
5 Eastwood Oaks	0.52mi	3/2.0	1,309 (+6%)	3mo	$187,500	$143	64
6 Eastwood Oaks St	0.50mi	3/2.0	1,151 (-7%)	5mo	$183,000	$159	60
2965 Beechwood Dr	0.62mi	3/2.0	1,331 (+7%)	7mo	$180,000	$135	53
2930 Alderwood Dr	0.65mi	3/2.0	1,422 (+15%)	6mo	$227,000	$160	40

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: 9.0%
• Equity multiple: 1.35×
• Total profit: $10,297
• Equity at exit: $15,805

10-year hold

• IRR: 16.7%
• Equity multiple: 2.26×
• Total profit: $37,302
• Equity at exit: $9,165

Cash invested: $29,680 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$556
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $473

Break-even live

Break-even rent $832

Max offer price $106,000

Occupancy floor 62%

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: $26,500
• Closing costs: $3,180
• 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 8 events

1. 2026-06-18
   days on market $106,000 Active 9 DOM
2. 2026-06-17
   days on market $106,000 Active 8 DOM
3. 2026-06-16
   days on market $106,000 Active 7 DOM
4. 2026-06-16
   status $106,000 Active 6 DOM
5. 2026-06-15
   days on market $106,000 New Listing 6 DOM
6. 2026-06-14
   days on market $106,000 New Listing 4 DOM
7. 2026-06-10
   remarks 543-char remark
8. 2026-06-10
   listed $106,000 New Listing 1 DOM

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $691 · $58/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: $17,171
• − Mortgage interest: −$5,938
• − Property taxes: −$691
• − Insurance: −$530
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$3,084
• Taxable income: $4,181
• Est. tax owed @ 24.0%: −$1,004
• After-tax cash flow: $4,670/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

+76.7% since first listed

13 events — show timeline

• 2026-06-09 Listed $106,000 CARMLS
• 2021-03-05 Sold (Public Records) $50,000 Public Records
• 2021-02-11 Sold (MLS) $50,000 CARMLS
• 2021-01-26 Listing Removed — CARMLS
• 2021-01-15 Pending — CARMLS
• 2020-12-15 Price Changed $60,000 CARMLS
• 2020-11-02 Listed $65,000 CARMLS
• 2016-10-09 Listing Removed — CARMLS
• 2016-02-09 Listed $49,900 CARMLS
• 2016-02-09 Listing Removed — CARMLS
• 2015-06-03 Listed $49,500 CARMLS
• 2009-11-16 Sold (Public Records) $46,000 Public Records
• 2005-04-20 Sold (Public Records) $60,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $691 · +0.0% YoY. Source: county tax records.