907 Mill St · Conway, AR 72032

$55,000

1 bd · 1.0 ba · 960 sqft · SingleFamily public records · 3 Days on market

Built 1941 7,405 sqft lot

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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
• 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

Prime investment location in the heart of Conway.

Key facts

• Investment location
• Heart of conway
• Detached

Tags

• INVESTMENT LOCATION
• HEART OF CONWAY
• DETACHED

Property features AI

Finance

• Other: Approximate lot size about 7,492 sq ft; Approximate acreage about 0.17 acres
• HOA & community: Annual HOA frequency

Exterior

• Parking: Other parking (see remarks)
• Utilities: Other utilities (see remarks)
• Home design: Inside city limits
• Construction: Wood exterior; Crawl space foundation; Other roof (see remarks)
• Exterior features: Paved road access; Level lot

Interior

• Kitchen: Other kitchen equipment (see remarks)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating and cooling (see remarks)
• Interior features: Wood floors; Other interior features (see remarks)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($905 rent vs $55k).
• Cap rate 14.3% 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 14d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).
• This rent is only 17% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $55,000

Questions for the listing agent

1. Built in 1941 — 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: 1.65% ✓
• Cap rate: 14.35%
• Cash-on-cash: 28.76%
• DSCR: 2.28
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $132,480
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Second St	0.56mi	2/1.0 (+1)	990 (+3%)	13mo	$99,000	$100	53
558 Ingram St	0.64mi	2/1.0 (+1)	1,034 (+8%)	3mo	$141,000	$136	50
1612 Duncan St	0.45mi	2/2.0 (+1)	994 (+4%)	18mo	$180,000	$181	49
1511 Caldwell St	0.53mi	2/1.0 (+1)	1,072 (+12%)	6mo	$138,000	$129	46
1921 Weems St	0.73mi	2/2.0 (+1)	952 (-1%)	13mo	$199,000	$209	45
555 Factory St	0.55mi	2/1.0 (+1)	1,092 (+14%)	2mo	$125,000	$114	45
1122 Mitchell St	0.66mi	2/1.0 (+1)	1,016 (+6%)	15mo	$140,000	$138	42
1351 Davis	0.59mi	2/1.0 (+1)	896 (-7%)	24mo	$145,000	$162	36

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: 21.0%
• Equity multiple: 1.84×
• Total profit: $12,933
• Equity at exit: $8,201

10-year hold

• IRR: 28.0%
• Equity multiple: 3.27×
• Total profit: $34,960
• Equity at exit: $4,755

Cash invested: $15,400 (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: 5.1×

Monthly cashflow live

• Estimated rent: $905 high
• Mortgage (P&I): −$288
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $369

Break-even live

Break-even rent $438

Max offer price $55,000

Occupancy floor 54%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1230 Clifton St Unit 3 Conway, AR	2.0	1.5	881	$880	$1.00	14d	1	0.40mi
1855 McKennon St Unit 7 Conway, AR	1.0	1.0	645	$890	$1.38	23d	1	0.60mi
867 Fendley Dr Conway, AR	1.0–3.0	1.0–2.0	957	$820	$0.86	14d	5	0.82mi
2017 Hairston St Conway, AR	2.0	1.0	840	$2,400	$2.86	23d	1	0.84mi
100 Bill Hegeman Blvd Conway, AR	1.0–2.0	1.0–2.0	827	$945	$1.14	14d	5	1.03mi
2415 Washington Ave Unit A-4 Conway, AR	2.0	1.5	885	$850	$0.96	23d	1	1.18mi
2415 Washington Ave Unit C-2 Conway, AR	2.0	1.5	885	$825	$0.93	14d	1	1.18mi
2400 Market Plaza Dr Conway, AR	1.0–2.0	1.0–2.0	768	$750	$0.98	14d	2	1.24mi
1835 Ott Memorial Dr Conway, AR	2.0	2.0	857	$912	$1.06	14d	5	1.29mi
200 S Ash St Conway, AR	2.0	1.0	871	$800	$0.92	21d	1	1.43mi
114 S Mitchell St Unit A Conway, AR	2.0	2.0	1040	$1,100	$1.06	23d	1	1.44mi

Listing history 2 events

1. 2026-05-08
   status Under Contract
2. 2026-05-04
   listed $55,000 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: $418 · $35/mo
• Projected year-2 tax: $418 · $35/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 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $10,864
• − Mortgage interest: −$3,081
• − Property taxes: −$418
• − Insurance: −$275
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$1,600
• Taxable income: $3,753
• Est. tax owed @ 24.0%: −$901
• After-tax cash flow: $3,528/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

2 events — show timeline

• 2026-05-08 Pending — CARMLS
• 2026-05-04 Listed $55,000 CARMLS

Property tax history

+1.9%/yr

Latest (2025): $418 · +9.1% YoY. Source: county tax records.