2007 Arkansas Ave · Conway, AR 72034

$169,900

3 bd · 1.0 ba · 1,301 sqft · SingleFamily public records · 30 Days on market

Built 1969 10,454 sqft lot Est $177k · at est.

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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 +21.5/30.0
• ARV discount +9.3/15.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Locaion, Location, Location!! Near the colleges!! Perfect for your home or investing for a rental! 3 Bedrooms 1 bath. Large Living Room. Kitchen/Dining room off the carport. Washer, Dryer, and Refrigerator conveys to the buyer!! There are 4 ceiling fans! Large backyard with a 12' X 14 ' storage or workshop. Also there is another storage/workshop at the end of the carport! Concrete Storm Celler just outside the back door!! Utilities are with Conway Corp!!! Tons of possibilities with this one.

Key facts

• Large backyard
• Large living room
• Storage or workshop

Tags

• LARGE LIVING ROOM
• KITCHEN DINING ROOM
• LARGE BACKYARD
• STORAGE OR WORKSHOP
• CONCRETE STORM CELLAR

Property features AI

Finance

• Financial info: Potential financing: VA loan, FHA loan, conventional loan, or cash
• HOA & community: Community amenities include swimming pool(s), playground, and golf course

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Electric via co-op; Natural gas; Cable TV available; Antenna and satellite TV options; Insulated windows; Attic turbo vent
• Home design: Brick exterior
• Construction: Crawl space foundation; Composition roof
• Exterior features: Porch; Fully fenced yard; Outside storage area; Guttering; Storm cellar; Chain link fencing; Paved road access; Level lot in a subdivision; Approx. lot size 130' x 80' (inside city limits)

Interior

• Kitchen: Microwave; Gas range; Surface range; Disposal; Wall oven; Refrigerator stays
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Washer connection and washer stays; Dryer connection (electric) and dryer stays; Gas water heater; Window treatments; Ceiling fans; Formica kitchen counters; Sheetrock and paneling walls; Sheetrock ceilings
• Laundry & utility: Washer and dryer connections; washer and dryer stay

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (5.6% below list).
• Recommended offer: $160k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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 soft (-0.3%/yr); 262 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $5k 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 30 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $80k; list at $170k implies a 112% 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 $160,380 (5.6% below list)

Questions for the listing agent

1. Built in 1969 — 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 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?
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: 0.94% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $176,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2107 Broadview Ave	0.16mi	3/2.0	1,275 (-2%)	4mo	$190,700	$150	81
1314 Mitchell St	0.23mi	3/2.0	1,247 (-4%)	1mo	$215,000	$172	77
2207 Independence	0.25mi	3/1.0	1,385 (+6%)	2mo	$189,000	$136	76
2109 Arkansas Ave	0.17mi	3/1.5	1,412 (+8%)	2mo	$140,000	$99	75
1324 Eastfield Dr	0.23mi	3/1.0	1,196 (-8%)	2mo	$193,000	$161	74
1834 Johnston	0.21mi	4/2.0 (+1)	1,346 (+4%)	2mo	$173,000	$129	74
1309 Clifton St	0.40mi	3/1.0	1,215 (-7%)	3mo	$155,000	$128	67
2104 West St	0.52mi	3/2.0	1,389 (+7%)	4mo	$140,000	$101	57
2207 Broadview Ave	0.27mi	4/2.0 (+1)	1,460 (+12%)	4mo	$230,000	$158	55
2120 Duncan St	0.45mi	4/1.0 (+1)	1,176 (-10%)	4mo	$159,000	$135	55
1307 Sunset Dr	0.63mi	4/2.0 (+1)	1,236 (-5%)	4mo	$130,000	$105	50
2485 Crestwood Ct	0.72mi	3/2.0	1,430 (+10%)	1mo	$207,500	$145	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-16,070
• Equity at exit: $25,333

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-11,558
• Equity at exit: $14,690

Cash invested: $47,572 (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 72034

• Rents YoY: -0.3%
• Active inventory: 262
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,604 high
• Mortgage (P&I): −$891
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $255

Break-even live

Break-even rent $1,281

Max offer price $169,900

Occupancy floor 79%

Sensitivity live

Price	-10% $351	-5% $303	+0% $255	+5% $207	+10% $159
Rent	-10% $128	-5% $192	+0% $255	+5% $318	+10% $382
Rate	-1.0pp $340	-0.5pp $298	base $255	+0.5pp $211	+1.0pp $166

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2004 Hairston St Conway, AR	3.0	2.0	1703	$2,650	$1.56	24d	1	0.04mi
1404 Donaghey Ave Conway, AR	3.0	1.0	1056	$1,125	$1.07	14d	1	0.13mi
1305 Clifton St Conway, AR	3.0	1.0	1215	$985	$0.81	14d	1	0.42mi
1230 Clifton St Unit 3 Conway, AR	2.0	1.5	881	$880	$1.00	14d	1	0.48mi
1948 Cambridge Village Dr Conway, AR	3.0	2.0	1502	$1,500	$1.00	14d	1	0.71mi
1940 Cambridge Village Dr Conway, AR	3.0	2.0	1502	$1,500	$1.00	14d	1	0.71mi
1835 Ott Memorial Dr Conway, AR	2.0	2.0	857	$912	$1.06	14d	5	0.76mi
2415 Washington Ave Unit A-4 Conway, AR	2.0	1.5	885	$850	$0.96	24d	1	0.78mi
2415 Washington Ave Unit C-2 Conway, AR	2.0	1.5	885	$825	$0.93	14d	1	0.78mi
2550 Morse Dr Conway, AR	3.0	2.0	1462	$1,500	$1.03	14d	1	0.98mi
867 Fendley Dr Conway, AR	1.0–3.0	1.0–2.0	957	$1,198	$1.25	14d	5	1.00mi
2340 Linda Dr Conway, AR	3.0	2.0	1249	$1,650	$1.32	24d	1	1.03mi
2905 Billy Jack Dr Conway, AR	2.0	2.0	1120	$1,245	$1.11	14d	2	1.29mi
2515 Martin St Conway, AR	2.0	2.0	960	$850	$0.89	14d	5	1.42mi
513 3rd St Conway, AR	3.0	2.0	1428	$1,250	$0.88	24d	1	1.42mi
235 Oliver St Conway, AR	3.0	2.0	1414	$1,450	$1.03	24d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $169,900 Active 30 DOM
2. 2026-06-17
   days on market $169,900 Active 29 DOM
3. 2026-06-16
   days on market $169,900 Active 28 DOM
4. 2026-06-15
   days on market $169,900 Active 27 DOM
5. 2026-06-14
   days on market $169,900 Active 25 DOM
6. 2026-06-10
   days on market $169,900 Active 22 DOM
7. 2026-06-09
   days on market $169,900 Active 21 DOM
8. 2026-06-08
   days on market $169,900 Active 20 DOM
9. 2026-06-07
   days on market $169,900 Active 19 DOM
10. 2026-06-03
    days on market $169,900 Active 15 DOM
11. 2026-06-02
    days on market $169,900 Active 14 DOM
12. 2026-06-01
    days on market $169,900 Active 13 DOM
13. 2026-05-31
    days on market $169,900 Active 12 DOM
14. 2026-05-31
    days on market $169,900 Active 11 DOM
15. 2026-05-19
    listed $169,900 New Listing
16. 2026-05-19
    historical
17. 2026-04-18
    price $169,900
18. 2026-03-10
    price $179,900
19. 2025-11-18
    listed $185,000 New Listing
20. 2012-05-07
    soldstatus $80,000

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $1,087 · $91/mo
• Expected delta: +$484/yr (+$40/mo · 80.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,246
• − Mortgage interest: −$9,517
• − Property taxes: −$604
• − Insurance: −$850
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$4,943
• Taxable income: $253
• Est. tax owed @ 24.0%: −$61
• After-tax cash flow: $2,998/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): 50,285
• Household income: $65,635
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 2282.0

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 (71%)
• Race & ethnicity: White 71% Black 17% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Korean 1%

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: ▼ -122.99%
• Current HPI: 225.7805
• Rent YoY: ▼ -0.28%
• 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

+112.4% since first listed

6 events — show timeline

• 2026-05-19 Listed $169,900 CARMLS
• 2026-05-19 Listing Removed — CARMLS
• 2026-04-18 Price Changed $169,900 CARMLS
• 2026-03-10 Price Changed $179,900 CARMLS
• 2025-11-18 Listed $185,000 CARMLS
• 2012-05-07 Sold (Public Records) $80,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $604 · -7.0% YoY. Source: county tax records.