1951 Torreyson St · Conway, AR 72034

$220,000

4 bd · 2.0 ba · 1,441 sqft · SingleFamily public records · 17 Days on market

Built 1957 0.25 ac lot Est $203k · 8% over

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Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +3.8/15.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.1/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors, students and first time buyers! Walking distance to UCA and view of the UCA business center from the front lawn. Beautiful home on 3 city lots covered in existing flowering plants. Green house with elec. available and large backyard. Unlimited tenants potential renting history to include UCA professors. Roof and HVAC replaced in 2018! Furnace 3 years old. What a great investment or student opportunity. Conway Corp!

Key facts

• New plumbing
• Large corner lot
• Updated in 2019

Tags

• LARGE CORNER LOT
• ZONED MF-3
• UPDATED IN 2019
• NEW PLUMBING
• GRANITE COUNTERTOPS
• MODERN FINISHES

Property features AI

Finance

• Financial info: Financing options include FHA, conventional, or cash

Exterior

• Parking: Carport for 1 car
• Utilities: Public water; Public sewer; Electric service (municipal, Entergy); Natural gas
• Home design: Metal/vinyl siding exterior
• Construction: Crawl space foundation; 3-tab shingle roof
• Exterior features: Patio; Fully fenced yard with wood fence; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Dishwasher
• Flooring: Tile; Laminate; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Granite slab kitchen counters; Paneling on walls/ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (34.5% below list).
• Recommended offer: $144k (34.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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; 10 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).

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 17 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask has dropped $17k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; list at $220k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $144,051 (34.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1957 — 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: 0.65% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.19%
• DSCR: 0.81
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $203,181
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 S Baridon St	0.05mi	4/2.0	1,504 (+4%)	16mo	$130,000	$86	77
120 S Mitchell St	0.09mi	3/2.0 (-1)	1,307 (-9%)	6mo	$196,000	$150	70
1803 Clara Dr	0.28mi	3/2.0 (-1)	1,534 (+6%)	2mo	$207,500	$135	69
232 Mitchell St	0.31mi	3/1.0 (-1)	1,350 (-6%)	3mo	$190,000	$141	64
1840 Simms St	0.52mi	3/2.0 (-1)	1,485 (+3%)	11mo	$215,000	$145	57
229 Oliver St	0.60mi	4/2.0	1,460 (+1%)	16mo	$120,000	$82	56
305 Ash St	0.43mi	4/2.0	1,638 (+14%)	2mo	$185,840	$113	55
1823 Scott St	0.69mi	3/2.0 (-1)	1,392 (-3%)	9mo	$235,000	$169	50
1900 Hillman St	0.33mi	3/2.0 (-1)	1,645 (+14%)	11mo	$235,000	$143	47
320 Mitchell St	0.39mi	3/3.0 (-1)	1,604 (+11%)	10mo	$249,500	$156	46
123 Shamrock Dr	0.70mi	3/2.0 (-1)	1,580 (+10%)	11mo	$194,000	$123	37
313 Oliver St	0.66mi	3/1.0 (-1)	1,560 (+8%)	15mo	$120,000	$77	34

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: -26.4%
• Equity multiple: 0.13×
• Total profit: $-53,644
• Equity at exit: $32,803

10-year hold

• IRR: -35.4%
• Equity multiple: -0.31×
• Total profit: $-80,987
• Equity at exit: $19,022

Cash invested: $61,600 (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: 12.7×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$108 /mo · $1,291/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-215

Break-even live

Break-even rent $1,713

Max offer price $182,023

Occupancy floor —

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 Robins St #4 Conway, AR	3.0	2.0	1288	$1,150	$0.89	23d	1	0.57mi
835 S Donaghey Ave Conway, AR	1.0–3.0	1.0–2.0	1006	$1,299	$1.29	14d	9	0.62mi
235 Oliver St Conway, AR	3.0	2.0	1414	$1,450	$1.03	23d	1	0.64mi
2730 Dave Ward Dr Conway, AR	2.0–4.0	2.0–4.0	1302	$1,450	$1.11	14d	3	0.96mi
1280 Pyramid Dr Conway, AR	3.0	2.0	1260	$1,300	$1.03	23d	1	1.14mi
513 3rd St Conway, AR	3.0	2.0	1428	$1,250	$0.88	23d	1	1.32mi
306 Mildred St Unit B Conway, AR	3.0	2.0	1250	$1,200	$0.96	23d	1	1.45mi
310 Mildred St Unit A Conway, AR	3.0	2.0	1250	$1,300	$1.04	23d	1	1.45mi
307 Mildred St Unit B Conway, AR	3.0	2.0	1250	$1,300	$1.04	23d	1	1.48mi
1305 Clifton St Conway, AR	3.0	1.0	1215	$985	$0.81	14d	1	1.49mi

Listing history 39 events

1. 2026-06-18
   days on market $220,000 Active 17 DOM
2. 2026-06-17
   days on market $220,000 Active 16 DOM
3. 2026-06-16
   days on market $220,000 Active 15 DOM
4. 2026-06-15
   days on market $220,000 Active 14 DOM
5. 2026-06-14
   days on market $220,000 Active 12 DOM
6. 2026-06-10
   days on market $220,000 Active 9 DOM
7. 2026-06-09
   days on market $220,000 Active 8 DOM
8. 2026-06-08
   statusdays on market $220,000 Active 7 DOM
9. 2026-06-07
   days on market $220,000 New Listing 6 DOM
10. 2026-06-03
    days on market $220,000 New Listing 2 DOM
11. 2026-06-02
    statusdays on marketlisting id $220,000 New Listing 1 DOM
12. 2026-05-19
    status Under Contract
13. 2026-05-16
    price $220,000
14. 2026-03-09
    price $229,000
15. 2025-12-22
    listed $237,000 New Listing
16. 2025-12-20
    historical
17. 2025-11-13
    price $239,000
18. 2025-10-14
    price $249,900
19. 2025-09-19
    listed $265,000 New Listing
20. 2019-05-24
    soldstatus $93,200 Sold 429-char remark

    Show marketing remark (429 chars)

    Investors, students and first time buyers! Walking distance to UCA and view of the UCA business center from the front lawn. Beautiful home on 3 city lots covered in existing flowering plants. Green house with elec. available and large backyard. Unlimited tenants potential renting history to include UCA professors. Roof and HVAC replaced in 2018! Furnace 3 years old. What a great investment or student opportunity. Conway Corp!

21. 2019-05-24
    soldstatus $93,200

    Show marketing remark (429 chars)

    Investors, students and first time buyers! Walking distance to UCA and view of the UCA business center from the front lawn. Beautiful home on 3 city lots covered in existing flowering plants. Green house with elec. available and large backyard. Unlimited tenants potential renting history to include UCA professors. Roof and HVAC replaced in 2018! Furnace 3 years old. What a great investment or student opportunity. Conway Corp!

22. 2019-05-16
    status Under Contract 429-char remark

    Show marketing remark (429 chars)

    Investors, students and first time buyers! Walking distance to UCA and view of the UCA business center from the front lawn. Beautiful home on 3 city lots covered in existing flowering plants. Green house with elec. available and large backyard. Unlimited tenants potential renting history to include UCA professors. Roof and HVAC replaced in 2018! Furnace 3 years old. What a great investment or student opportunity. Conway Corp!

23. 2019-05-14
    price $119,900 429-char remark

    Show marketing remark (429 chars)

    Investors, students and first time buyers! Walking distance to UCA and view of the UCA business center from the front lawn. Beautiful home on 3 city lots covered in existing flowering plants. Green house with elec. available and large backyard. Unlimited tenants potential renting history to include UCA professors. Roof and HVAC replaced in 2018! Furnace 3 years old. What a great investment or student opportunity. Conway Corp!

24. 2019-05-13
    status Price Change 429-char remark

    Show marketing remark (429 chars)

    Investors, students and first time buyers! Walking distance to UCA and view of the UCA business center from the front lawn. Beautiful home on 3 city lots covered in existing flowering plants. Green house with elec. available and large backyard. Unlimited tenants potential renting history to include UCA professors. Roof and HVAC replaced in 2018! Furnace 3 years old. What a great investment or student opportunity. Conway Corp!

25. 2019-05-12
    historical Take Backups 429-char remark

    Show marketing remark (429 chars)

    Investors, students and first time buyers! Walking distance to UCA and view of the UCA business center from the front lawn. Beautiful home on 3 city lots covered in existing flowering plants. Green house with elec. available and large backyard. Unlimited tenants potential renting history to include UCA professors. Roof and HVAC replaced in 2018! Furnace 3 years old. What a great investment or student opportunity. Conway Corp!

26. 2019-05-03
    listed $124,900 New Listing 429-char remark

    Show marketing remark (429 chars)

    Investors, students and first time buyers! Walking distance to UCA and view of the UCA business center from the front lawn. Beautiful home on 3 city lots covered in existing flowering plants. Green house with elec. available and large backyard. Unlimited tenants potential renting history to include UCA professors. Roof and HVAC replaced in 2018! Furnace 3 years old. What a great investment or student opportunity. Conway Corp!

27. 2019-05-03
    historical

    Show marketing remark (429 chars)

    Investors, students and first time buyers! Walking distance to UCA and view of the UCA business center from the front lawn. Beautiful home on 3 city lots covered in existing flowering plants. Green house with elec. available and large backyard. Unlimited tenants potential renting history to include UCA professors. Roof and HVAC replaced in 2018! Furnace 3 years old. What a great investment or student opportunity. Conway Corp!

28. 2019-04-11
    status Back on Market
29. 2019-04-04
    historical Take Backups
30. 2018-12-28
    status Under Contract
31. 2018-12-13
    price $260,000
32. 2018-04-14
    listed $299,000 New Listing
33. 2015-12-29
    soldstatus $59,900 Sold
34. 2015-12-07
    status Under Contract
35. 2015-11-07
    historical Take Backups
36. 2015-11-05
    price $59,900
37. 2015-11-04
    status Price Change
38. 2015-09-16
    historical Take Backups
39. 2015-08-10
    listed $69,900 New Listing

ⓘ 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: $1,291 · $108/mo
• Projected year-2 tax: $1,408 · $117/mo
• Expected delta: +$117/yr (+$10/mo · 9.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 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: $17,286
• − Mortgage interest: −$12,323
• − Property taxes: −$1,291
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$6,400
• Taxable loss: −$6,594
• Est. tax savings @ 24.0%: +$1,583
• After-tax cash flow: $-997/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

+214.7% since first listed

28 events — show timeline

• 2026-05-19 Pending — CARMLS
• 2026-05-16 Price Changed $220,000 CARMLS
• 2026-03-09 Price Changed $229,000 CARMLS
• 2025-12-22 Listed $237,000 CARMLS
• 2025-12-20 Listing Removed — CARMLS
• 2025-11-13 Price Changed $239,000 CARMLS
• 2025-10-14 Price Changed $249,900 CARMLS
• 2025-09-19 Listed $265,000 CARMLS
• 2019-05-24 Sold (Public Records) $93,200 Public Records
• 2019-05-24 Sold (MLS) $93,200 CARMLS
• 2019-05-16 Pending — CARMLS
• 2019-05-14 Price Changed $119,900 CARMLS
• 2019-05-13 Relisted — CARMLS
• 2019-05-12 Contingent — CARMLS
• 2019-05-03 Listing Removed — CARMLS
• 2019-05-03 Listed $124,900 CARMLS
• 2019-04-11 Relisted — CARMLS
• 2019-04-04 Contingent — CARMLS
• 2018-12-28 Pending — CARMLS
• 2018-12-13 Price Changed $260,000 CARMLS
• 2018-04-14 Listed $299,000 CARMLS
• 2015-12-29 Sold (MLS) $59,900 CARMLS
• 2015-12-07 Pending — CARMLS
• 2015-11-07 Contingent — CARMLS
• 2015-11-05 Price Changed $59,900 CARMLS
• 2015-11-04 Relisted — CARMLS
• 2015-09-16 Contingent — CARMLS
• 2015-08-10 Listed $69,900 CARMLS

Property tax history

+56.5%/yr

Latest (2025): $1,291 · +9.1% YoY. Source: county tax records.