428 E 4th St · Lonoke, AR 72086

$80,400

2 bd · 2.0 ba · 1,401 sqft · SingleFamily public records · 95 Days on market

Built 1994 0.51 ac lot Est $55k · 47% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept home with laminate flooring, large rooms, huge garden tub plus a stand up shower in master bath , open floor plan, tile in bathrooms, new counter tops and much more.

Key facts

• 0.51 acre lot
• 4 parking spots
• Built 1994

Property features AI

Exterior

• Parking: Parking for 4+ cars
• Utilities: Public sewer; Public water; Municipal electricity (Entergy)
• Home design: Single-family property; Inside city limits
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Brick exterior; Level lot; Paved road access; Approximately 0.51 acre lot

Interior

• Kitchen: Electric range; Dishwasher
• Flooring: Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Vinyl and tile floors; Bonus room; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $556 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $73,164 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.24% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.34%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $54,639
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 E 4th St	0.00mi	2/2.0	1,401 (0%)	0mo	$67,000	$48	100
620 Eagle St	0.17mi	3/1.0 (+1)	1,392 (-1%)	7mo	$35,000	$25	76
218 W 8th St	0.41mi	3/1.0 (+1)	1,379 (-2%)	4mo	$48,000	$35	66
110 Lynn Ln	0.21mi	3/2.0 (+1)	1,237 (-12%)	1mo	$150,000	$121	65
812 Eagle St	0.26mi	3/2.0 (+1)	1,236 (-12%)	0mo	$20,000	$16	63
120 E Palm St	0.71mi	3/2.0 (+1)	1,502 (+7%)	0mo	$50,000	$33	50
317 E Palm	0.71mi	3/2.0 (+1)	1,464 (+4%)	6mo	$145,000	$99	50
516 Park St	0.61mi	2/1.0	1,525 (+9%)	8mo	$60,000	$39	46
420 Frank T Bunton St	0.48mi	3/1.0 (+1)	1,200 (-14%)	0mo	$20,000	$17	45
112 E Palm	0.71mi	3/2.0 (+1)	1,218 (-13%)	5mo	$72,500	$60	36
604 Frank T Bunton St	0.57mi	3/1.0 (+1)	1,200 (-14%)	10mo	$77,000	$64	33
2015 Dismukes St	0.75mi	3/1.0 (+1)	1,208 (-14%)	6mo	$21,000	$17	28

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: 7.3%
• Equity multiple: 1.29×
• Total profit: $6,463
• Equity at exit: $11,988

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $30,641
• Equity at exit: $6,952

Cash invested: $22,512 (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: 6.7×

Monthly cashflow live

• Estimated rent: $998 high
• Mortgage (P&I): −$422
• Tax from tax record: −$27 /mo · $320/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $307

Break-even live

Break-even rent $610

Max offer price $80,400

Occupancy floor 64%

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: $20,100
• Closing costs: $2,412
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 E 3rd St Unit 5 Lonoke, AR	2.0	1.0	900	$800	$0.89	23d	1	0.07mi
412 E 3rd St Unit 3 Lonoke, AR	2.0	1.0	900	$800	$0.89	43d	1	0.07mi
700 Barnes St Lonoke, AR	3.0	1.5	1204	$1,350	$1.12	43d	1	0.17mi
311 E Cherry St Lonoke, AR	2.0	1.0	880	$1,080	$1.23	43d	1	0.64mi
112 E Palm St Lonoke, AR	3.0	2.0	1218	$1,350	$1.11	43d	1	0.71mi
202 Rosemary Ln Lonoke, AR	3.0	2.0	1780	$1,350	$0.76	43d	1	0.93mi

Listing history 22 events

1. 2026-04-28
   status Under Contract
2. 2026-04-15
   price $80,400
3. 2026-03-11
   price $92,460
4. 2026-01-22
   listed $100,500 New Listing
5. 2022-05-04
   soldstatus $118,000
6. 2022-04-29
   status Under Contract 175-char remark

   Show marketing remark (175 chars)

   Well kept home with laminate flooring, large rooms, huge garden tub plus a stand up shower in master bath , open floor plan, tile in bathrooms, new counter tops and much more.

7. 2022-04-29
   soldstatus $118,000 Sold 175-char remark

   Show marketing remark (175 chars)

   Well kept home with laminate flooring, large rooms, huge garden tub plus a stand up shower in master bath , open floor plan, tile in bathrooms, new counter tops and much more.

8. 2022-03-30
   historical Take Backups 175-char remark

   Show marketing remark (175 chars)

   Well kept home with laminate flooring, large rooms, huge garden tub plus a stand up shower in master bath , open floor plan, tile in bathrooms, new counter tops and much more.

9. 2022-03-25
   listed $119,900 New Listing 175-char remark

   Show marketing remark (175 chars)

   Well kept home with laminate flooring, large rooms, huge garden tub plus a stand up shower in master bath , open floor plan, tile in bathrooms, new counter tops and much more.

10. 2020-03-09
    soldstatus $29,900 Sold 501-char remark

    Show marketing remark (501 chars)

    Lonoke -SOLD AS IS This 2BR/2BA, Open Floor plan, Kitchen-din-rm combo, Great rm, Laundry, all rooms are large. Right down town and court house sit on the corner right up the street front house. Porch & Partially Fence. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link: http://www. spsreo.com/?c=BPPD offer link to property: $150 technology fee will apply to the buyer’s agent upon consummation of a sale.

11. 2020-02-18
    status Under Contract 501-char remark

    Show marketing remark (501 chars)

    Lonoke -SOLD AS IS This 2BR/2BA, Open Floor plan, Kitchen-din-rm combo, Great rm, Laundry, all rooms are large. Right down town and court house sit on the corner right up the street front house. Porch & Partially Fence. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link: http://www. spsreo.com/?c=BPPD offer link to property: $150 technology fee will apply to the buyer’s agent upon consummation of a sale.

12. 2020-02-03
    listed $29,900 New Listing 501-char remark

    Show marketing remark (501 chars)

    Lonoke -SOLD AS IS This 2BR/2BA, Open Floor plan, Kitchen-din-rm combo, Great rm, Laundry, all rooms are large. Right down town and court house sit on the corner right up the street front house. Porch & Partially Fence. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link: http://www. spsreo.com/?c=BPPD offer link to property: $150 technology fee will apply to the buyer’s agent upon consummation of a sale.

13. 2020-01-19
    historical
14. 2020-01-08
    price $37,500
15. 2019-12-11
    price $44,500
16. 2019-12-10
    status Price Change
17. 2019-12-09
    historical
18. 2019-11-07
    price $52,000
19. 2019-10-08
    price $59,900
20. 2019-09-09
    listed $67,600 New Listing
21. 2006-07-06
    soldstatus $75,000
22. 2004-01-21
    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: $320 · $27/mo
• Projected year-2 tax: $515 · $43/mo
• Expected delta: +$194/yr (+$16/mo · 60.6%)

ⓘ 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 10% 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: $11,975
• − Mortgage interest: −$4,504
• − Property taxes: −$320
• − Insurance: −$402
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$2,339
• Taxable income: $2,494
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $3,080/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

+60.8% since first listed

22 events — show timeline

• 2026-04-28 Pending — CARMLS
• 2026-04-15 Price Changed $80,400 CARMLS
• 2026-03-11 Price Changed $92,460 CARMLS
• 2026-01-22 Listed $100,500 CARMLS
• 2022-05-04 Sold (Public Records) $118,000 Public Records
• 2022-04-29 Pending — CARMLS
• 2022-04-29 Sold (MLS) $118,000 CARMLS
• 2022-03-30 Contingent — CARMLS
• 2022-03-25 Listed $119,900 CARMLS
• 2020-03-09 Sold (MLS) $29,900 CARMLS
• 2020-02-18 Pending — CARMLS
• 2020-02-03 Listed $29,900 CARMLS
• 2020-01-19 Listing Removed — CARMLS
• 2020-01-08 Price Changed $37,500 CARMLS
• 2019-12-11 Price Changed $44,500 CARMLS
• 2019-12-10 Relisted — CARMLS
• 2019-12-09 Listing Removed — CARMLS
• 2019-11-07 Price Changed $52,000 CARMLS
• 2019-10-08 Price Changed $59,900 CARMLS
• 2019-09-09 Listed $67,600 CARMLS
• 2006-07-06 Sold (Public Records) $75,000 Public Records
• 2004-01-21 Sold (Public Records) $50,000 Public Records

Property tax history

-6.6%/yr

Latest (2025): $320 · +0.0% YoY. Source: county tax records.