303 Reynolds · Lonoke, AR 72086

$70,000

3 bd · 3.0 ba · 2,647 sqft · SingleFamily · 10 Days on market

Poor condition 0.35 ac lot ↓ 7% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity on a large corner lot

Key facts

• Large corner lot
• 0.35 acre lot
• Listed 10 days

Tags

• LARGE CORNER LOT

Property features AI

Finance

• Other: Approximately 0.35 acre lot; Approximately 125' front footage

Exterior

• Utilities: Septic system
• Home design: Frame exterior
• Construction: Composition roof; Crawl space foundation
• Exterior features: Level lot; Paved road access

Interior

• Flooring: Carpet; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Window units
• Interior features: Formal living room; Carpet and wood floors; Window air conditioning units

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 16.3% vs local median 5.7% in Lonoke — 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 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; 1 comparable units currently listed for rent nearby; 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• 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 $70,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.93% ✓
• Cap rate: 16.28%
• Cash-on-cash: 35.68%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $198,525
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Jefferson St	0.30mi	2/2.0 (-1)	2,476 (-6%)	4mo	$195,900	$79	63
703 W 4th St	0.63mi	3/2.5	2,312 (-13%)	0mo	$69,900	$30	47
718 N Barnes St	0.58mi	3/2.0	2,300 (-13%)	1mo	$155,000	$67	46
819 W Front St	0.69mi	3/1.0	2,400 (-9%)	6mo	$179,000	$75	39

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: 31.3%
• Equity multiple: 2.32×
• Total profit: $25,793
• Equity at exit: $10,437

10-year hold

• IRR: 38.5%
• Equity multiple: 4.59×
• Total profit: $70,335
• Equity at exit: $6,052

Cash invested: $19,600 (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 72086

• Home prices YoY: -18.4%
• Active inventory: 61
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $583

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 52%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Rosemary Ln Lonoke, AR	3.0	2.0	1780	$1,350	$0.76	43d	1	0.76mi

Listing history 9 events

1. 2026-06-18
   days on market $70,000 Active 10 DOM
2. 2026-06-17
   days on market $70,000 Active 9 DOM
3. 2026-06-16
   days on market $70,000 Active 8 DOM
4. 2026-06-15
   statusdays on market $70,000 Active 7 DOM
5. 2026-06-14
   days on market $70,000 New Listing 5 DOM
6. 2026-06-13
   days on market $70,000 New Listing 4 DOM
7. 2026-06-10
   days on market $70,000 New Listing 2 DOM
8. 2026-06-09
   remarks 50-char remark
9. 2026-06-09
   listed $70,000 New Listing 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $16,200
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,036
• Taxable income: $6,251
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $5,493/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements to become a move-in-ready investment opportunity.

Repairs flagged

• Major Exterior paint — Peeling paint indicates significant wear
• Major Landscaping — Overgrown vegetation needs trimming
• Major Roof inspection — Aged roof may need replacement
• Major Foundation inspection — Older structure may have structural issues
• Major HVAC/mechanicals — Older systems may need replacement

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Both Exterior painting — Improves appearance and property value
• Both HVAC/mechanical upgrades — Improves comfort and energy efficiency
• Both Roof replacement — Ensures structural integrity and longevity

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · Peeling paint indicates significant wear	Major	$15,000–50,000
Landscaping · Overgrown vegetation needs trimming	Major	$15,000–50,000
Roof inspection · Aged roof may need replacement	Major	$15,000–50,000
Foundation inspection · Older structure may have structural issues	Major	$15,000–50,000
HVAC/mechanicals · Older systems may need replacement	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both Exterior painting — Improves appearance and property value ↑
• Both HVAC/mechanical upgrades — Improves comfort and energy efficiency ↑
• Both Roof replacement — Ensures structural integrity and longevity ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Lonoke, AR
• 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

-6.7% since first listed

7 events — show timeline

• 2026-06-08 Listed $70,000 CARMLS
• 2021-01-26 Listing Removed — CARMLS
• 2020-07-16 Relisted — CARMLS
• 2020-07-16 Listing Removed — CARMLS
• 2020-06-30 Price Changed $70,500 CARMLS
• 2019-08-23 Price Changed $72,500 CARMLS
• 2019-07-15 Listed $75,000 CARMLS