1704 Duncan · Conway, AR 72034

$200,000

3 bd · 2.0 ba · 1,581 sqft · SingleFamily public records · 26 Days on market

Built 1947 6,969 sqft lot Est $204k · 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 +13.6/30.0
• ARV discount +8.4/15.0
• DSCR +4.1/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home sold before listed. No additional information available.

Key facts

• 6,969 sq ft lot
• Built 1947
• Listed 26 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Frame construction
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove
• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Wood floors; Wood-burning fireplace (site-built)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $10 ($121/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 $164k (17.9% below list).
• Recommended offer: $164k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 12 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).
• This rent runs 30% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $6k 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 26 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.
• Current owner paid $65k; list at $200k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $164,118 (17.9% below list)

Questions for the listing agent

1. Built in 1947 — 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. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $203,949
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1038 Clifton St	0.11mi	3/2.0	1,625 (+3%)	0mo	$275,000	$169	90
1621 Prince St	0.15mi	2/2.0 (-1)	1,624 (+3%)	2mo	$280,000	$172	82
1036 Clifton St	0.11mi	3/1.0	1,676 (+6%)	4mo	$137,000	$82	78
1614 Independence	0.28mi	4/2.0 (+1)	1,555 (-2%)	7mo	$189,900	$122	74
1416 Donaghey Ave	0.51mi	3/2.0	1,453 (-8%)	5mo	$175,000	$120	59
1323 Donaghey Ave	0.48mi	4/2.5 (+1)	1,700 (+8%)	0mo	$280,000	$165	58
1301 Eastfield St	0.50mi	3/2.0	1,732 (+10%)	5mo	$184,000	$106	56
1834 Johnston	0.31mi	4/2.0 (+1)	1,346 (-15%)	2mo	$173,000	$129	54
2109 Arkansas Ave	0.62mi	3/1.5	1,412 (-11%)	2mo	$140,000	$99	50
2207 Independence	0.56mi	3/1.0	1,385 (-12%)	2mo	$189,000	$136	48
2207 Broadview Ave	0.74mi	4/2.0 (+1)	1,460 (-8%)	4mo	$230,000	$158	45
1813 Tyler St	0.62mi	3/1.5	1,344 (-15%)	6mo	$94,000	$70	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.35×
• Total profit: $-36,612
• Equity at exit: $29,821

10-year hold

• IRR: -19.0%
• Equity multiple: 0.11×
• Total profit: $-49,783
• Equity at exit: $17,292

Cash invested: $56,000 (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 72034

• Rents YoY: -0.3%
• Active inventory: 262
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$154 /mo · $1,852/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $10

Break-even live

Break-even rent $1,628

Max offer price $200,000

Occupancy floor 94%

Sensitivity live

Price	-10% $123	-5% $67	+0% $10	+5% $-47	+10% $-103
Rent	-10% $-120	-5% $-55	+0% $10	+5% $75	+10% $140
Rate	-1.0pp $111	-0.5pp $61	base $10	+0.5pp $-42	+1.0pp $-95

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Clifton St Conway, AR	3.0	1.0	1215	$985	$0.81	15d	1	0.22mi
2004 Hairston St Conway, AR	3.0	2.0	1703	$2,650	$1.56	24d	1	0.46mi
1404 Donaghey Ave Conway, AR	3.0	1.0	1056	$1,125	$1.07	15d	1	0.47mi
1930 College Ave Conway, AR	3.0	2.0	1926	$3,100	$1.61	24d	1	0.66mi
22 Timothy Ln Conway, AR	4.0	2.0	1901	$2,000	$1.05	24d	1	0.87mi
513 3rd St Conway, AR	3.0	2.0	1428	$1,250	$0.88	24d	1	0.95mi
235 Oliver St Conway, AR	3.0	2.0	1414	$1,450	$1.03	24d	1	0.97mi
867 Fendley Dr Conway, AR	1.0–3.0	1.0–2.0	957	$1,198	$1.25	15d	5	1.07mi
1410 Robins St #4 Conway, AR	3.0	2.0	1288	$1,150	$0.89	24d	1	1.10mi
1940 Cambridge Village Dr Conway, AR	3.0	2.0	1502	$1,500	$1.00	15d	1	1.14mi
1948 Cambridge Village Dr Conway, AR	3.0	2.0	1502	$1,500	$1.00	15d	1	1.14mi
2550 Morse Dr Conway, AR	3.0	2.0	1462	$1,500	$1.03	15d	1	1.48mi

Listing history 23 events

1. 2026-06-14
   status $200,000 Under Contract 26 DOM
2. 2026-06-10
   days on market $200,000 Active 26 DOM
3. 2026-06-09
   days on market $200,000 Active 25 DOM
4. 2026-06-08
   days on market $200,000 Active 24 DOM
5. 2026-06-07
   statusdays on market $200,000 Active 23 DOM
6. 2026-06-03
   days on market $200,000 Back on Market 19 DOM
7. 2026-06-02
   days on market $200,000 Back on Market 18 DOM
8. 2026-06-01
   days on market $200,000 Back on Market 17 DOM
9. 2026-05-31
   days on market $200,000 Back on Market 16 DOM
10. 2026-05-31
    statusdays on market $200,000 Back on Market 15 DOM
11. 2026-05-11
    status Under Contract
12. 2026-04-27
    listed $200,000 New Listing
13. 2025-05-09
    historical $1,600
14. 2025-04-01
    listed $1,600
15. 2024-05-04
    historical $1,600
16. 2024-03-29
    listed $1,600
17. 2023-11-04
    historical $1,600
18. 2023-10-20
    listed $1,600
19. 2018-10-11
    soldstatus $65,000
20. 2018-10-10
    soldstatus $65,000 61-char remark

    Show marketing remark (61 chars)

    Home sold before listed. No additional information available.

21. 2018-09-17
    listed $65,000 61-char remark

    Show marketing remark (61 chars)

    Home sold before listed. No additional information available.

22. 2018-09-17
    historical 61-char remark

    Show marketing remark (61 chars)

    Home sold before listed. No additional information available.

23. 2000-09-25
    soldstatus $72,000

ⓘ 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: $1,852 · $154/mo
• Projected year-2 tax: $1,852 · $154/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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 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: $19,694
• − Mortgage interest: −$11,203
• − Property taxes: −$1,852
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$5,818
• Taxable loss: −$3,330
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $920/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

+177.8% since first listed

13 events — show timeline

• 2026-05-11 Pending — CARMLS
• 2026-04-27 Listed $200,000 CARMLS
• 2025-05-09 Rental Removed $1,600 BUILDIUM
• 2025-04-01 Listed for Rent $1,600 BUILDIUM
• 2024-05-04 Rental Removed $1,600 BUILDIUM
• 2024-03-29 Listed for Rent $1,600 BUILDIUM
• 2023-11-04 Rental Removed $1,600 BUILDIUM
• 2023-10-20 Listed for Rent $1,600 BUILDIUM
• 2018-10-11 Sold (Public Records) $65,000 Public Records
• 2018-10-10 Sold (MLS) $65,000 CARMLS
• 2018-09-17 Listing Removed — CARMLS
• 2018-09-17 Listed $65,000 CARMLS
• 2000-09-25 Sold (Public Records) $72,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,852 · +9.1% YoY. Source: county tax records.