1957 Hwy 236 E · Lonoke, AR 72086

$175,000

3 bd · 2.0 ba · 1,669 sqft · SingleFamily public records · 125 Days on market

Built 1960 $105/sqft · 23% below area Est $228k · 23% 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this beige brick home outside of the Lonoke city limits and in close proximity to the Woodlawn area. the bonus room in the back can be used as a primary bedroom with its in-suite bathroom. The newly renovated interior features including new floor coverings, updated bathrooms, updated kitchen, and much more. .. The detached garage next to the dwelling is a nice bonus. This is a Fannie Mae Homepath property and will be in the Fannie Mae first look program for owner occupant purchasers. Must see. .. Log on www. homepath. fanniemae.com for additional information and to submit offers.

Key facts

• Bonus room
• In-suite bathroom
• New floor coverings

Tags

• BONUS ROOM
• IN-SUITE BATHROOM
• NEW FLOOR COVERINGS
• UPDATED BATHROOMS
• UPDATED KITCHEN
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $153 ($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 $157k (10.3% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.7% in Lonoke — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $123k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.90% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (median comp): $227,771
• List price: $175,000
• Delta: -23.17%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1645 Hwy 236 E	0.15mi	3/2.0	1,750 (+5%)	21mo	$165,000	$94	67

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-18,666
• Equity at exit: $26,093

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,916
• Equity at exit: $15,131

Cash invested: $49,000 (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 72086

• Home prices YoY: -18.4%
• Active inventory: 61
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $153

Break-even live

Break-even rent $1,377

Max offer price $175,000

Occupancy floor 85%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $175,000 Active 125 DOM
2. 2026-06-17
   days on market $175,000 Active 124 DOM
3. 2026-06-16
   days on market $175,000 Active 123 DOM
4. 2026-06-15
   days on market $175,000 Active 122 DOM
5. 2026-06-14
   days on market $175,000 Active 120 DOM
6. 2026-06-13
   days on market $175,000 Active 119 DOM
7. 2026-06-10
   days on market $175,000 Active 117 DOM
8. 2026-06-09
   days on market $175,000 Active 116 DOM
9. 2026-06-08
   days on market $175,000 Active 115 DOM
10. 2026-06-07
    days on market $175,000 Active 114 DOM
11. 2026-06-05
    days on market $175,000 Active 111 DOM
12. 2026-06-03
    days on market $175,000 Active 110 DOM
13. 2026-06-02
    days on market $175,000 Active 109 DOM
14. 2026-06-01
    days on market $175,000 Active 108 DOM
15. 2026-05-31
    days on market $175,000 Active 107 DOM
16. 2026-05-31
    days on market $175,000 Active 106 DOM
17. 2026-04-30
    price $183,000 596-char remark

    Show marketing remark (596 chars)

    Check out this beige brick home outside of the Lonoke city limits and in close proximity to the Woodlawn area. the bonus room in the back can be used as a primary bedroom with its in-suite bathroom. The newly renovated interior features including new floor coverings, updated bathrooms, updated kitchen, and much more. .. The detached garage next to the dwelling is a nice bonus. This is a Fannie Mae Homepath property and will be in the Fannie Mae first look program for owner occupant purchasers. Must see. .. Log on www. homepath. fanniemae.com for additional information and to submit offers.

18. 2026-03-06
    price $189,900 596-char remark

    Show marketing remark (596 chars)

    Check out this beige brick home outside of the Lonoke city limits and in close proximity to the Woodlawn area. the bonus room in the back can be used as a primary bedroom with its in-suite bathroom. The newly renovated interior features including new floor coverings, updated bathrooms, updated kitchen, and much more. .. The detached garage next to the dwelling is a nice bonus. This is a Fannie Mae Homepath property and will be in the Fannie Mae first look program for owner occupant purchasers. Must see. .. Log on www. homepath. fanniemae.com for additional information and to submit offers.

19. 2026-02-13
    listed $195,000 New Listing 596-char remark

    Show marketing remark (596 chars)

    Check out this beige brick home outside of the Lonoke city limits and in close proximity to the Woodlawn area. the bonus room in the back can be used as a primary bedroom with its in-suite bathroom. The newly renovated interior features including new floor coverings, updated bathrooms, updated kitchen, and much more. .. The detached garage next to the dwelling is a nice bonus. This is a Fannie Mae Homepath property and will be in the Fannie Mae first look program for owner occupant purchasers. Must see. .. Log on www. homepath. fanniemae.com for additional information and to submit offers.

20. 2019-10-02
    soldstatus $122,700
21. 2019-09-24
    soldstatus $122,700 Sold 18-char remark

    Show marketing remark (18 chars)

    Sold Before Listed

22. 2019-07-15
    listed $121,500 18-char remark

    Show marketing remark (18 chars)

    Sold Before Listed

23. 2019-07-15
    historical 18-char remark

    Show marketing remark (18 chars)

    Sold Before Listed

24. 2009-03-04
    soldstatus $98,000
25. 2005-11-18
    soldstatus $100,000

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,162 · $97/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $18,842
• − Mortgage interest: −$9,803
• − Property taxes: −$1,162
• − Insurance: −$875
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$5,091
• Taxable loss: −$1,103
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $2,100/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

• 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

+83.0% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $183,000 CARMLS
• 2026-03-06 Price Changed $189,900 CARMLS
• 2026-02-13 Listed $195,000 CARMLS
• 2019-10-02 Sold (Public Records) $122,700 Public Records
• 2019-09-24 Sold (MLS) $122,700 CARMLS
• 2019-07-15 Listing Removed — CARMLS
• 2019-07-15 Listed $121,500 CARMLS
• 2009-03-04 Sold (Public Records) $98,000 Public Records
• 2005-11-18 Sold (Public Records) $100,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,162 · +0.0% YoY. Source: county tax records.