530 First Ave · Conway, AR 72032

$125,000

2 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 30 Days on market

Built 1966 0.32 ac lot Est $144k · 13% 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 +21.7/30.0
• ARV discount +13.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• 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

LOCATION IS THE KEY TO THIS PROPERTY. EASY ACCESS TO THE INTERSTATW, SHOPPING, RESTURANTS, AND SO MUCH MORE. A LITTLE TLC WILL BRING THIS CHARMER BACK TO ITS GLORY DAYS! CALL CSS FOR SHOWINGS.

Key facts

• 0.32 acre lot
• Built 1966
• Listed 30 days

Property features AI

Finance

• Financial info: Financing options: Conventional loan, cash, or in-house financing

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Electricity (municipal/Entergy); Natural gas
• Home design: Frame exterior
• Construction: Frame construction; Composition roof; Crawl space foundation
• Exterior features: Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Free-standing stove; Electric range; Refrigerator stays; Formica countertops
• Bedrooms: Great Room (other room listed)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Walk-in shower; Kitchen countertops - Formica
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/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 $123k (1.8% below list).
• Recommended offer: $123k (1.8% 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 rising (+1.1%/yr); 187 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $864 of loan paydown is wiped out by about $4k 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 ($123k) is reasonable based on typical stale-listing flexibility.

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 $122,792 (1.8% below list)

Questions for the listing agent

1. Built in 1966 — 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: 0.98% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $144,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
530 First Ave	0.00mi	2/2.0	1,128 (0%)	0mo	$100,000	$89	96
555 Factory St	0.41mi	2/1.0	1,092 (-3%)	2mo	$125,000	$114	74
558 Ingram St	0.26mi	2/1.0	1,034 (-8%)	3mo	$141,000	$136	72
521 Fifth Ave	0.23mi	3/1.5 (+1)	1,246 (+10%)	6mo	$160,000	$128	60
508 Ingram St	0.27mi	3/2.0 (+1)	1,248 (+11%)	1mo	$55,000	$44	60
514 First St	0.32mi	3/1.0 (+1)	1,018 (-10%)	8mo	$137,600	$135	57
525 Second St	0.33mi	2/1.0	990 (-12%)	13mo	$99,000	$100	54
524 Monroe St	0.36mi	3/2.0 (+1)	1,046 (-7%)	14mo	$170,000	$163	51
612 W Sixth St	0.42mi	3/2.0 (+1)	1,272 (+13%)	9mo	$176,000	$138	43
910 6th St	0.56mi	3/1.0 (+1)	1,288 (+14%)	9mo	$150,000	$116	38
401 Durham St	0.66mi	3/1.0 (+1)	960 (-15%)	10mo	$135,000	$141	31
406 Durham	0.69mi	3/1.0 (+1)	960 (-15%)	13mo	$80,000	$83	27

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: -8.2%
• Equity multiple: 0.71×
• Total profit: $-10,316
• Equity at exit: $18,638

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-2,263
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,228 high
• Mortgage (P&I): −$656
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $192

Break-even live

Break-even rent $985

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $263	-5% $227	+0% $192	+5% $156	+10% $121
Rent	-10% $95	-5% $143	+0% $192	+5% $240	+10% $289
Rate	-1.0pp $255	-0.5pp $224	base $192	+0.5pp $159	+1.0pp $126

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 3rd St Conway, AR	3.0	2.0	1428	$1,250	$0.88	24d	1	0.28mi
100 Bill Hegeman Blvd Conway, AR	1.0–2.0	1.0–2.0	827	$1,195	$1.44	15d	5	0.37mi
235 Oliver St Conway, AR	3.0	2.0	1414	$1,450	$1.03	24d	1	0.95mi
1410 Robins St #4 Conway, AR	3.0	2.0	1288	$1,150	$0.89	24d	1	1.05mi
1230 Clifton St Unit 3 Conway, AR	2.0	1.5	881	$880	$1.00	15d	1	1.11mi
1305 Clifton St Conway, AR	3.0	1.0	1215	$985	$0.81	15d	1	1.17mi
200 S Ash St Conway, AR	2.0	1.0	871	$800	$0.92	21d	1	1.37mi
867 Fendley Dr Conway, AR	1.0–3.0	1.0–2.0	957	$1,009	$1.05	15d	5	1.38mi
1750 Village Commons Dr Conway, AR	2.0	1.0–2.0	885	$1,030	$1.16	15d	3	1.46mi
114 S Mitchell St Unit A Conway, AR	2.0	2.0	1040	$1,100	$1.06	24d	1	1.47mi
1425 Ola St Conway, AR	3.0	2.0	1268	$2,600	$2.05	24d	1	1.49mi

Listing history 7 events

1. 2026-06-07
   statusdays on market $125,000 Under Contract 30 DOM
2. 2026-06-03
   days on market $125,000 Active 28 DOM
3. 2026-06-02
   days on market $125,000 Active 27 DOM
4. 2026-06-01
   days on market $125,000 Active 26 DOM
5. 2026-05-31
   days on market $125,000 Active 25 DOM
6. 2026-05-31
   days on market $125,000 Active 24 DOM
7. 2026-05-06
   listed $125,000 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: $848 · $71/mo
• Projected year-2 tax: $848 · $71/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $14,735
• − Mortgage interest: −$7,002
• − Property taxes: −$848
• − Insurance: −$625
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$3,636
• Taxable income: $267
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $2,238/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

1 event — show timeline

• 2026-05-06 Listed $125,000 CARMLS

Property tax history

+3.8%/yr

Latest (2025): $848 · +9.1% YoY. Source: county tax records.