1610 Jones Dr · Conway, AR 72032

$102,600

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 55 Days on market

Built 1970 Est $161k · 36% under

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Why this score? — see what drove the C 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• 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

Located inside the Conway city limit features this one story brick home. Home has a nice detached garage attached to a workshop. the close proximity to Hendrix College is a nice bonus. Call today for details. log onto www. homepath. fanniemae.com to submit offer and additional information. The seller must comply with HUD Guidelines 24 CRF 206.125 and property is sold "AS IS".

Key facts

• Garage
• Built 1970
• Listed 55 days

Property features AI

Finance

• Financial info: Potential financing: HUD/REO TBD

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Single-family property
• Construction: Metal roof; Slab foundation
• Exterior features: Brick exterior; Porch; Partially fenced yard; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Kitchen equipment: Other (see remarks)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating/air: Other (see remarks)
• Interior features: Vinyl flooring; Paneling on walls/ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $100k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $709 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $103k implies a 128% gain — meaningful room to come down on a strong offer.

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 $99,522 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $160,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2301 Stout St	0.27mi	3/2.0 (+1)	1,132 (+6%)	10mo	$180,000	$159	59
1502 Davis St	0.39mi	3/2.0 (+1)	1,032 (-3%)	11mo	$150,000	$145	58
1934 Lee Ave	0.63mi	3/1.0 (+1)	1,012 (-5%)	3mo	$157,500	$156	55
2115 Hairston St	0.66mi	3/1.0 (+1)	1,027 (-4%)	6mo	$155,000	$151	53
1209 Clifton St	0.65mi	2/1.0	1,166 (+10%)	7mo	$175,000	$150	48
2210 Arkansas Ave	0.65mi	3/1.0 (+1)	1,000 (-6%)	9mo	$156,000	$156	47
2330 Tyler St	0.68mi	2/1.0	982 (-8%)	11mo	$142,500	$145	46
1309 Clifton St	0.56mi	3/1.0 (+1)	1,215 (+14%)	3mo	$155,000	$128	42
1324 Eastfield Dr	0.68mi	3/1.0 (+1)	1,196 (+12%)	2mo	$193,000	$161	41
1821 Johnston Ave	0.55mi	3/2.0 (+1)	1,204 (+13%)	12mo	$165,000	$137	33
1495 Manor St	0.75mi	3/1.5 (+1)	1,200 (+13%)	11mo	$210,500	$175	28
1172 Watkins St	0.74mi	3/2.0 (+1)	1,208 (+14%)	10mo	$165,500	$137	26

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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-10,662
• Equity at exit: $15,298

10-year hold

• IRR: -3.8%
• Equity multiple: 0.77×
• Total profit: $-6,697
• Equity at exit: $8,871

Cash invested: $28,728 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,054 high
• Mortgage (P&I): −$538
• Tax est. 1.5%: −$128 /mo · $1,539/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $124

Break-even live

Break-even rent $898

Max offer price $102,600

Occupancy floor 83%

Sensitivity live

Price	-10% $195	-5% $159	+0% $124	+5% $88	+10% $53
Rent	-10% $40	-5% $82	+0% $124	+5% $165	+10% $207
Rate	-1.0pp $175	-0.5pp $150	base $124	+0.5pp $97	+1.0pp $70

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: $25,650
• Closing costs: $3,078
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2415 Washington Ave Unit A-4 Conway, AR	2.0	1.5	885	$850	$0.96	24d	1	0.38mi
2415 Washington Ave Unit C-2 Conway, AR	2.0	1.5	885	$825	$0.93	15d	1	0.38mi
2400 Market Plaza Dr Conway, AR	1.0–2.0	1.0–2.0	768	$850	$1.11	15d	2	0.39mi
1835 Ott Memorial Dr Conway, AR	2.0	2.0	857	$912	$1.06	15d	5	0.44mi
2017 Hairston St Conway, AR	2.0	1.0	840	$2,400	$2.86	24d	1	0.50mi
1305 Clifton St Conway, AR	3.0	1.0	1215	$985	$0.81	15d	1	0.56mi
1404 Donaghey Ave Conway, AR	3.0	1.0	1056	$1,125	$1.07	15d	1	0.57mi
1230 Clifton St Unit 3 Conway, AR	2.0	1.5	881	$880	$1.00	15d	1	0.60mi
867 Fendley Dr Conway, AR	1.0–3.0	1.0–2.0	957	$1,009	$1.05	15d	5	0.61mi
2550 Morse Dr Conway, AR	3.0	2.0	1462	$1,500	$1.03	15d	1	0.88mi
2340 Linda Dr Conway, AR	3.0	2.0	1249	$1,650	$1.32	24d	1	1.11mi
2905 Billy Jack Dr Conway, AR	2.0	2.0	1120	$1,245	$1.11	15d	2	1.44mi
513 3rd St Conway, AR	3.0	2.0	1428	$1,250	$0.88	24d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $102,600 Active 55 DOM
2. 2026-06-17
   days on market $102,600 Active 54 DOM
3. 2026-06-16
   days on market $102,600 Active 53 DOM
4. 2026-06-15
   days on market $102,600 Active 52 DOM
5. 2026-06-14
   days on market $102,600 Active 50 DOM
6. 2026-06-10
   days on market $102,600 Active 47 DOM
7. 2026-06-09
   days on market $102,600 Active 46 DOM
8. 2026-06-08
   days on market $102,600 Active 45 DOM
9. 2026-06-07
   statusdays on market $102,600 Active 44 DOM
10. 2026-06-03
    days on market $102,600 Price Change 40 DOM
11. 2026-06-02
    days on market $102,600 Price Change 39 DOM
12. 2026-06-01
    days on market $102,600 Price Change 38 DOM
13. 2026-05-31
    days on market $102,600 Price Change 37 DOM
14. 2026-05-31
    days on market $102,600 Price Change 36 DOM
15. 2026-04-24
    listed $110,000 New Listing
16. 2000-04-17
    soldstatus $45,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,648
• − Mortgage interest: −$5,747
• − Property taxes: −$1,539
• − Insurance: −$513
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$2,985
• Taxable loss: −$159
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,522/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

+144.4% since first listed

2 events — show timeline

• 2026-04-24 Listed $110,000 CARMLS
• 2000-04-17 Sold (Public Records) $45,000 Public Records

Property tax history

-18.7%/yr

Latest (2024): $29 · -71.9% YoY. Source: county tax records.