26 Curly Leaf Ln · Conway, AR 72032

$225,000

4 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 31 Days on market

Built 2023 Est $224k · at est.

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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 +11.9/30.0
• ARV discount +7.3/15.0
• Schools +3.8/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rausch Coleman Homes Carnegie II plan

Key facts

• Thoughtful upgrades
• Ceiling fans
• Modern finishes

Tags

• MODERN FINISHES
• THOUGHTFUL UPGRADES
• CEILING FANS
• LAMINATED VINYL PLANKING
• OPEN CONCEPT LAYOUT
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-58 ($-702/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (25.4% below list).
• Recommended offer: $168k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).
• This rent runs 31% of the median local income ($65k/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 31 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Recommended offer $167,830 (25.4% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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: 0.75% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $223,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Barn Cat Way	0.09mi	3/2.0 (-1)	1,504 (-0%)	2mo	$219,000	$146	89
31 Curly Leaf Ln	0.05mi	4/2.0	1,582 (+5%)	6mo	$219,898	$139	85
26 Sun Drenched Trl	0.06mi	3/2.0 (-1)	1,574 (+4%)	4mo	$225,000	$143	82
32 Sun Drenched Trl	0.07mi	3/2.0 (-1)	1,574 (+4%)	6mo	$224,000	$142	80
13 Sun Drenched Trl	0.08mi	3/2.0 (-1)	1,412 (-7%)	2mo	$212,000	$150	79
35 Barn Cat Way	0.10mi	3/2.0 (-1)	1,412 (-7%)	2mo	$208,500	$148	78
28 Summer Wind Rd	0.13mi	4/2.0	1,631 (+8%)	4mo	$225,000	$138	77
1 Barn Cat Way	0.17mi	3/2.0 (-1)	1,442 (-5%)	5mo	$214,900	$149	75
32 Summer Wind Rd	0.13mi	3/2.0 (-1)	1,362 (-10%)	6mo	$210,000	$154	67
14 Spring Rdg	0.11mi	3/2.0 (-1)	1,342 (-11%)	5mo	$199,500	$149	67
13 Christina Way	0.34mi	3/2.0 (-1)	1,656 (+10%)	7mo	$299,000	$181	58
24 Deer Run Trl	0.73mi	3/2.0 (-1)	1,489 (-2%)	2mo	$209,000	$140	56

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: -20.0%
• Equity multiple: 0.31×
• Total profit: $-43,330
• Equity at exit: $33,548

10-year hold

• IRR: -17.1%
• Equity multiple: 0.13×
• Total profit: $-54,977
• Equity at exit: $19,454

Cash invested: $63,000 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$111 /mo · $1,328/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-58

Break-even live

Break-even rent $1,752

Max offer price $214,673

Occupancy floor 98%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $225,000 Active 31 DOM
2. 2026-06-17
   days on market $225,000 Active 30 DOM
3. 2026-06-16
   pricedays on market $225,000 Active 29 DOM
4. 2026-06-15
   days on market $230,000 Active 28 DOM
5. 2026-06-14
   days on market $230,000 Active 26 DOM
6. 2026-06-13
   days on market $230,000 Active 25 DOM
7. 2026-06-10
   days on market $230,000 Active 23 DOM
8. 2026-06-09
   days on market $230,000 Active 22 DOM
9. 2026-06-08
   days on market $230,000 Active 21 DOM
10. 2026-06-07
    days on market $230,000 Active 20 DOM
11. 2026-06-03
    days on market $230,000 Active 16 DOM
12. 2026-06-02
    days on market $230,000 Active 15 DOM
13. 2026-06-01
    days on market $230,000 Active 14 DOM
14. 2026-05-31
    days on market $230,000 Active 13 DOM
15. 2026-05-31
    days on market $230,000 Active 12 DOM
16. 2026-05-19
    listed $230,000 Active
17. 2023-08-31
    soldstatus $202,650 37-char remark

    Show marketing remark (37 chars)

    Rausch Coleman Homes Carnegie II plan

18. 2023-06-27
    listed $202,650 37-char remark

    Show marketing remark (37 chars)

    Rausch Coleman Homes Carnegie II plan

ⓘ 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: $1,328 · $111/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$112/yr (+$9/mo · 8.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,140
• − Mortgage interest: −$12,603
• − Property taxes: −$1,328
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$6,545
• Taxable loss: −$4,684
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $423/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

• 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

+13.5% since first listed

3 events — show timeline

• 2026-05-19 Listed $230,000 FSBO.com
• 2023-08-31 Sold (MLS) $202,650 CARMLS
• 2023-06-27 Listed $202,650 CARMLS

Property tax history

+109.4%/yr

Latest (2025): $1,328 · -7.0% YoY. Source: county tax records.