2 White Oak Dr · Conway, AR 72034

$230,000

3 bd · 2.0 ba · 1,782 sqft · SingleFamily public records · 57 Days on market

Built 1979 0.39 ac lot Est $258k · 11% under

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Why this score? — see what drove the D+ 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 +13.9/30.0
• ARV discount +12.4/15.0
• DSCR +4.2/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home in Conway with wonderful convenience of what Conway has to offer, front living area could easily be used as a 4th bedroom or office. On a corner lot with extra yard space.

Key facts

• 0.39 acre lot
• 2 parking spots
• Built 1979

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional, or cash
• HOA & community: No-fee area

Exterior

• Parking: Carport for 2 cars
• Utilities: Public water; Public sewer; Electric service via cooperative; Natural gas; Insulated windows and doors; Cable internet available
• Home design: Inside city limits; Level lot
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Brick exterior; Patio; Fully fenced yard; Outside storage area; Guttering; Chain link fencing; Paved road access

Interior

• Kitchen: Built-in stove; Surface range; Microwave; Dishwasher; Garbage disposal; Refrigerator stays
• Bedrooms: Great room; Den/Family room; Office/Study; Laundry
• Flooring: Tile; Laminate; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Washer stays; Dryer stays; Dryer connection (electric); Gas water heater; Built-in cabinetry; Ceiling fans; Walk-in shower; Formica kitchen countertops; Sheetrock walls and ceilings; Wood-burning fireplace with gas log capability
• Laundry & utility: Washer stays; Dryer stays; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $24 ($283/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 $181k (21.2% below list).
• Recommended offer: $181k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Julia Lee Moore Elem. School (math 52% / reading 52%, grade C-, #77 of 454 statewide, top 19%, 397 students, 44% FRL); Conway High West (math 37% / reading 50%, grade F, #36 of 292 statewide, top 12%, 2,181 students, 47% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents soft (-0.3%/yr); 262 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).
• This rent runs 33% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 57 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $195k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $181,150 (21.2% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $258,390
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Forrest Ln	0.16mi	3/2.0	1,788 (+0%)	2mo	$259,900	$145	90
37 Timberlane Trl	0.26mi	3/2.0	1,755 (-2%)	1mo	$247,500	$141	85
1145 Salem Rd	0.10mi	3/2.0	1,656 (-7%)	4mo	$225,000	$136	80
2815 Carmichael Dr	0.35mi	3/2.0	1,724 (-3%)	4mo	$300,000	$174	75
2850 Carmichael Dr	0.36mi	3/2.0	1,724 (-3%)	4mo	$306,500	$178	75
48 White Oak Dr	0.45mi	3/2.0	1,720 (-4%)	2mo	$182,500	$106	72
1140 Trillium	0.59mi	3/2.0	1,757 (-1%)	2mo	$244,000	$139	69
2 Pin Oak Dr	0.15mi	4/2.0 (+1)	2,018 (+13%)	2mo	$305,000	$151	65
15 Smoking Oaks Rd	0.35mi	3/2.5	2,040 (+14%)	1mo	$312,000	$153	56
1660 Chicot Dr	0.66mi	3/2.0	1,981 (+11%)	1mo	$319,000	$161	50
7 Riviera	0.60mi	3/2.0	1,994 (+12%)	4mo	$258,250	$130	49
2405 Meadow Dr	0.72mi	3/2.0	2,000 (+12%)	3mo	$150,000	$75	44

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: -18.7%
• Equity multiple: 0.36×
• Total profit: $-41,160
• Equity at exit: $34,294

10-year hold

• IRR: -17.7%
• Equity multiple: 0.15×
• Total profit: $-54,766
• Equity at exit: $19,886

Cash invested: $64,400 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$106 /mo · $1,266/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $24

Break-even live

Break-even rent $1,782

Max offer price $230,000

Occupancy floor 94%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Timothy Ln Conway, AR	4.0	2.0	1901	$2,000	$1.05	23d	1	0.88mi
310 Mildred St Unit A Conway, AR	3.0	2.0	1250	$1,300	$1.04	23d	1	0.90mi
306 Mildred St Unit B Conway, AR	3.0	2.0	1250	$1,200	$0.96	23d	1	0.92mi
307 Mildred St Unit B Conway, AR	3.0	2.0	1250	$1,300	$1.04	23d	1	0.92mi
2340 Linda Dr Conway, AR	3.0	2.0	1249	$1,650	$1.32	23d	1	1.09mi
2004 Hairston St Conway, AR	3.0	2.0	1703	$2,650	$1.56	23d	1	1.20mi
1930 College Ave Conway, AR	3.0	2.0	1926	$3,100	$1.61	23d	1	1.35mi
190 Peach St Conway, AR	3.0	2.0	1600	$1,800	$1.12	21d	1	1.36mi
2550 Morse Dr Conway, AR	3.0	2.0	1462	$1,500	$1.03	14d	1	1.42mi

Listing history 19 events

1. 2026-06-10
   days on market $230,000 Active 57 DOM
2. 2026-06-09
   days on market $230,000 Active 56 DOM
3. 2026-06-08
   days on market $230,000 Active 55 DOM
4. 2026-06-07
   days on market $230,000 Active 54 DOM
5. 2026-06-03
   days on market $230,000 Active 50 DOM
6. 2026-06-02
   days on market $230,000 Active 49 DOM
7. 2026-06-01
   days on market $230,000 Active 48 DOM
8. 2026-05-31
   days on market $230,000 Active 47 DOM
9. 2026-05-31
   days on market $230,000 Active 46 DOM
10. 2026-04-14
    listed $230,000 New Listing
11. 2021-12-15
    soldstatus $195,000
12. 2021-12-10
    soldstatus $195,000 Sold 181-char remark

    Show marketing remark (181 chars)

    Nice home in Conway with wonderful convenience of what Conway has to offer, front living area could easily be used as a 4th bedroom or office. On a corner lot with extra yard space.

13. 2021-11-08
    status Under Contract 181-char remark

    Show marketing remark (181 chars)

    Nice home in Conway with wonderful convenience of what Conway has to offer, front living area could easily be used as a 4th bedroom or office. On a corner lot with extra yard space.

14. 2021-11-04
    listed $195,000 New Listing 181-char remark

    Show marketing remark (181 chars)

    Nice home in Conway with wonderful convenience of what Conway has to offer, front living area could easily be used as a 4th bedroom or office. On a corner lot with extra yard space.

15. 2008-08-19
    soldstatus $126,000
16. 2008-08-15
    soldstatus $126,000 11-char remark

    Show marketing remark (11 chars)

    Great Home!

17. 2008-07-12
    historical 11-char remark

    Show marketing remark (11 chars)

    Great Home!

18. 2008-04-17
    listed $128,000 11-char remark

    Show marketing remark (11 chars)

    Great Home!

19. 1986-07-03
    soldstatus $66,000

ⓘ 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: $1,266 · $106/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$206/yr (+$17/mo · 16.3%)

ⓘ 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 4/10 Moderate 8% 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: $21,738
• − Mortgage interest: −$12,884
• − Property taxes: −$1,266
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$6,691
• Taxable loss: −$3,731
• Est. tax savings @ 24.0%: +$895
• After-tax cash flow: $1,179/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

+248.5% since first listed

10 events — show timeline

• 2026-04-14 Listed $230,000 CARMLS
• 2021-12-15 Sold (Public Records) $195,000 Public Records
• 2021-12-10 Sold (MLS) $195,000 CARMLS
• 2021-11-08 Pending — CARMLS
• 2021-11-04 Listed $195,000 CARMLS
• 2008-08-19 Sold (Public Records) $126,000 Public Records
• 2008-08-15 Sold (MLS) $126,000 CARMLS
• 2008-07-12 Listing Removed — CARMLS
• 2008-04-17 Listed $128,000 CARMLS
• 1986-07-03 Sold (Public Records) $66,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,266 · -31.0% YoY. Source: county tax records.