2403 Parkview Cir · Conway, AR 72034

$140,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 1 Days on market

Built 1974 Est $141k · 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 +14.1/30.0
• ARV discount +7.9/15.0
• DSCR +4.3/10.0
• 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

Beautiful updated 3 bedroom 1 bath home. Great neighborhood close to Tucker Creek Walking Trail and Gatlin Park. Totally updated in 2018. Call or Text 501-932-7815 for more info or to schedule a viewing.

Key facts

• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $20 ($243/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 $114k (18.4% below list).
• Recommended offer: $114k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 15d 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 $968 of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $140k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $114,280 (18.4% below list)

Questions for the listing agent

1. Built in 1974 — 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: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $141,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2403 Parkview	0.00mi	3/1.0	936 (0%)	0mo	$140,000	$150	100
2210 Arkansas Ave	0.16mi	3/1.0	1,000 (+7%)	9mo	$156,000	$156	74
2106 Lookout	0.31mi	3/1.0	950 (+2%)	13mo	$155,000	$163	72
2330 Tyler St	0.20mi	2/1.0 (-1)	982 (+5%)	11mo	$142,500	$145	68
2115 Hairston St	0.24mi	3/1.0	1,027 (+10%)	6mo	$155,000	$151	68
2005 Weems St	0.59mi	3/1.0	988 (+6%)	2mo	$145,000	$147	61
1934 Lee Ave	0.54mi	3/1.0	1,012 (+8%)	3mo	$157,500	$156	59
31 Brierwood Cir	0.39mi	3/1.5	1,066 (+14%)	1mo	$164,500	$154	56
27 Brierwood Cir	0.37mi	2/1.5 (-1)	1,066 (+14%)	5mo	$155,000	$145	49
2017 Hairston St	0.44mi	2/1.0 (-1)	840 (-10%)	12mo	$129,000	$154	47
1502 Davis St	0.69mi	3/2.0	1,032 (+10%)	11mo	$150,000	$145	37
1927 Weems	0.64mi	3/1.0	1,068 (+14%)	13mo	$125,000	$117	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.37×
• Total profit: $-24,781
• Equity at exit: $20,874

10-year hold

• IRR: -17.6%
• Equity multiple: 0.16×
• Total profit: $-33,005
• Equity at exit: $12,105

Cash invested: $39,200 (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: $1,143 high
• Mortgage (P&I): −$734
• Tax from tax record: −$90 /mo · $1,081/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $20

Break-even live

Break-even rent $1,117

Max offer price $140,000

Occupancy floor 93%

Sensitivity live

Price	-10% $99	-5% $60	+0% $20	+5% $-19	+10% $-59
Rent	-10% $-70	-5% $-25	+0% $20	+5% $65	+10% $111
Rate	-1.0pp $91	-0.5pp $56	base $20	+0.5pp $-16	+1.0pp $-53

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 Donaghey Ave Conway, AR	3.0	1.0	1056	$1,125	$1.07	15d	1	0.40mi
2017 Hairston St Conway, AR	2.0	1.0	840	$2,400	$2.86	24d	1	0.46mi
1230 Clifton St Unit 3 Conway, AR	2.0	1.5	881	$880	$1.00	15d	1	0.90mi
2400 Market Plaza Dr Conway, AR	1.0–2.0	1.0–2.0	768	$850	$1.11	15d	2	0.92mi
2905 Billy Jack Dr Conway, AR	2.0	2.0	1120	$1,245	$1.11	15d	2	0.92mi
1835 Ott Memorial Dr Conway, AR	2.0	2.0	857	$912	$1.06	15d	5	0.94mi
2415 Washington Ave Unit A-4 Conway, AR	2.0	1.5	885	$850	$0.96	24d	1	1.04mi
2415 Washington Ave Unit C-2 Conway, AR	2.0	1.5	885	$825	$0.93	15d	1	1.04mi
2515 Martin St Conway, AR	2.0	2.0	960	$850	$0.89	15d	5	1.25mi
867 Fendley Dr Conway, AR	1.0–3.0	1.0–2.0	957	$1,198	$1.25	15d	5	1.41mi
3400 Irby Dr Conway, AR	1.0–2.0	1.0–2.0	818	$985	$1.20	15d	1	1.44mi
407 B Mildred St Conway, AR	2.0	1.0	874	$1,100	$1.26	24d	1	1.49mi

Listing history 1 events

1. 2006-05-01
   soldstatus $60,000

ⓘ 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: $1,081 · $90/mo
• Projected year-2 tax: $1,081 · $90/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,714
• − Mortgage interest: −$7,842
• − Property taxes: −$1,081
• − Insurance: −$700
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$4,073
• Taxable loss: −$2,176
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $765/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

1 event — show timeline

• 2006-05-01 Sold (Public Records) $60,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,081 · +9.1% YoY. Source: county tax records.