1315 Factory St · Conway, AR 72032

$95,000

2 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 55 Days on market

Built 1946 7,405 sqft lot Est $163k · 42% under

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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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.6/10.0
• 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 MLS

Sold before listed.

Key facts

• Storm shelter
• Detached
• 7,405 sq ft lot

Tags

• STORM SHELTER
• DETACHED

Property features AI

Exterior

• Parking: Other parking (see remarks)
• Utilities: Public sewer; Public water; Electric service (municipal); Natural gas
• Home design: Metal/vinyl siding
• Construction: Composition roof; Crawl space foundation
• Exterior features: Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Free‑standing stove
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central gas heating; Central gas cooling; Window air conditioning units
• Interior features: Carpet, wood, and vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.0% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 55 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $68k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.16% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $162,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 Clifton St	0.63mi	3/1.0 (+1)	1,215 (+2%)	3mo	$155,000	$128	60
1209 Clifton St	0.64mi	2/1.0	1,166 (-2%)	7mo	$175,000	$150	60
1319 Collier Dr	0.41mi	3/1.5 (+1)	1,132 (-5%)	16mo	$225,000	$199	52
555 Factory St	0.69mi	2/1.0	1,092 (-9%)	2mo	$125,000	$114	51
1315 Harrison	0.24mi	3/2.0 (+1)	1,316 (+10%)	14mo	$158,500	$120	51
1037 Clifton St	0.70mi	1/2.0 (-1)	1,209 (+1%)	7mo	$120,000	$99	51
558 Ingram St	0.73mi	2/1.0	1,034 (-14%)	3mo	$141,000	$136	41
606 1st St	0.58mi	3/1.0 (+1)	1,068 (-11%)	14mo	$116,000	$109	38
514 First St	0.59mi	3/1.0 (+1)	1,018 (-15%)	8mo	$137,600	$135	36
524 Monroe St	0.52mi	3/2.0 (+1)	1,046 (-12%)	14mo	$170,000	$163	34
2007 Cleveland St	0.71mi	3/1.0 (+1)	1,067 (-11%)	16mo	$157,000	$147	30
1502 Davis St	0.74mi	3/2.0 (+1)	1,032 (-14%)	11mo	$150,000	$145	24

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $68
• Equity at exit: $14,165

10-year hold

• IRR: 7.8%
• Equity multiple: 1.55×
• Total profit: $14,554
• Equity at exit: $8,214

Cash invested: $26,600 (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 72032

• Home prices YoY: -17.0%
• Rents YoY: 1.1%
• Active inventory: 187
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,099 high
• Mortgage (P&I): −$498
• Tax from tax record: −$56 /mo · $666/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $275

Break-even live

Break-even rent $751

Max offer price $95,000

Occupancy floor 70%

Sensitivity live

Price	-10% $328	-5% $302	+0% $275	+5% $248	+10% $221
Rent	-10% $188	-5% $231	+0% $275	+5% $318	+10% $361
Rate	-1.0pp $322	-0.5pp $299	base $275	+0.5pp $250	+1.0pp $225

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	15d	1	0.56mi
1305 Clifton St Conway, AR	3.0	1.0	1215	$985	$0.81	15d	1	0.60mi
867 Fendley Dr Conway, AR	1.0–3.0	1.0–2.0	957	$1,009	$1.05	15d	5	0.61mi
513 3rd St Conway, AR	3.0	2.0	1428	$1,250	$0.88	24d	1	0.78mi
2017 Hairston St Conway, AR	2.0	1.0	840	$2,400	$2.86	24d	1	0.97mi
1404 Donaghey Ave Conway, AR	3.0	1.0	1056	$1,125	$1.07	15d	1	1.03mi
2415 Washington Ave Unit C-2 Conway, AR	2.0	1.5	885	$825	$0.93	15d	1	1.09mi
2415 Washington Ave Unit A-4 Conway, AR	2.0	1.5	885	$850	$0.96	24d	1	1.09mi
100 Bill Hegeman Blvd Conway, AR	1.0–2.0	1.0–2.0	827	$1,195	$1.44	15d	5	1.13mi
2400 Market Plaza Dr Conway, AR	1.0–2.0	1.0–2.0	768	$850	$1.11	15d	2	1.18mi
1835 Ott Memorial Dr Conway, AR	2.0	2.0	857	$912	$1.06	15d	5	1.23mi
235 Oliver St Conway, AR	3.0	2.0	1414	$1,450	$1.03	24d	1	1.27mi
1410 Robins St #4 Conway, AR	3.0	2.0	1288	$1,150	$0.89	24d	1	1.41mi
2210 Getty Dr Conway, AR	3.0	2.0	1486	$1,550	$1.04	15d	1	1.43mi

Listing history 7 events

1. 2026-04-01
   listed $95,000 New Listing
2. 2022-11-01
   soldstatus $68,483
3. 2022-10-24
   soldstatus $68,484 19-char remark

   Show marketing remark (19 chars)

   Sold before listed.

4. 2022-08-23
   listed $75,000 19-char remark

   Show marketing remark (19 chars)

   Sold before listed.

5. 2020-09-29
   historical
6. 2020-09-17
   price $45,900
7. 2020-08-17
   listed $65,900 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: $666 · $56/mo
• Projected year-2 tax: $666 · $56/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 6/10 Major 7 d/yr ≥111°F today · 19 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: $13,184
• − Mortgage interest: −$5,321
• − Property taxes: −$666
• − Insurance: −$475
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$2,764
• Taxable income: $1,848
• Est. tax owed @ 24.0%: −$444
• After-tax cash flow: $2,852/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

+44.2% since first listed

7 events — show timeline

• 2026-04-01 Listed $95,000 CARMLS
• 2022-11-01 Sold (Public Records) $68,483 Public Records
• 2022-10-24 Sold (MLS) $68,484 CARMLS
• 2022-08-23 Listed $75,000 CARMLS
• 2020-09-29 Listing Removed — CARMLS
• 2020-09-17 Price Changed $45,900 CARMLS
• 2020-08-17 Listed $65,900 CARMLS

Property tax history

+5.5%/yr

Latest (2025): $666 · +9.1% YoY. Source: county tax records.