Quick answer: Both Maumelle and Conway pencil for build-to-rent in Central Arkansas, but they’re different plays. Maumelle is the higher rent, lower volume, lower vacancy market with limited land. Conway is the higher volume, better land basis, university-driven demand market with more competition. If you’re building 1–4 duplexes, Maumelle. If you’re building a 20+ door scattered portfolio or a small subdivision, Conway.
This is the comparative read from running 150+ rental doors across Central Arkansas and building duplexes through our integrated construction operation (Apex Professional Construction).
The Numbers Side-by-Side (2026 Operator Read)
| Maumelle | Conway | |
|---|---|---|
| Median SFR rent | $1,700–$2,200 | $1,300–$1,750 |
| Duplex side rent | $1,400–$1,750 | $1,100–$1,450 |
| Land cost / unit | $35K–$60K | $22K–$40K |
| Build cost / unit | $115K–$135K | $110K–$130K |
| All-in / unit | $150K–$195K | $132K–$170K |
| Stabilized cap rate | 6.5%–7.5% | 7.0%–8.5% |
| Days to lease | 10–18 | 14–28 |
| Tenant profile | Professionals, families | Students, young families, military |
| Demand driver | School district, Little Rock commute | UCA, Hendrix, healthcare |
Maumelle: The Case
Maumelle Public Schools rank well, the demographic is upper-middle income, and the lake/community amenity premium supports higher rents per square foot than most Central Arkansas submarkets. Vacancy on quality product runs lower than the metro average, we’ve had units lease in under a week.
Headwinds: Land is limited and getting expensive. Build approvals through Maumelle’s planning department take longer than Conway. Per-unit profit margin on a duplex is real, but you can’t replicate it 50 times.
Best fit: Investor adding 2–6 duplexes for long-term hold with appreciation upside. Read our full Maumelle 2026 market read.
Conway: The Case
Conway is the growth submarket. University of Central Arkansas (~10,000 students) + Hendrix College + Conway Regional Health System drive consistent rental demand year over year. Land is cheaper, lots come in larger blocks, and planning approvals move faster than most Central Arkansas markets.
Headwinds: More BTR competition. Tenant turnover higher because students and young professionals move. Rents are lower per unit, so net margins depend on volume and operational efficiency.
Best fit: Investor or syndication building a 20+ door portfolio, or developing a small BTR subdivision. Read our full Conway BTR snapshot.
The Honest Side-by-Side Decision Framework
Choose Maumelle if:
- You want fewer, higher-quality units
- Appreciation upside matters to you (long-term hold)
- Your tenant target is professional or family
- You’re okay with longer entitlement timelines
- Land scarcity is acceptable
Choose Conway if:
- You’re optimizing for cash flow and yield over appreciation
- You want to scale 10+ units efficiently
- Faster permitting matters
- You can manage student/young-professional turnover
- You want better land basis
What Actually Pencils: Two Side-by-Side Deals
Maumelle duplex: Land $90K (both sides), build $250K total, all-in $340K. Combined rent $3,000/mo ($36K/yr gross). Operating expenses + taxes + insurance ~$10K. NOI ~$26K. Cap rate ~7.6%. Stabilized appraisal often supports $385K–$400K.
Conway duplex: Land $60K, build $240K, all-in $300K. Combined rent $2,500/mo ($30K/yr). OpEx ~$9K. NOI ~$21K. Cap rate ~7.0%. Stabilized appraisal often supports $310K–$330K.
Per-unit, Maumelle wins on appreciation. Per-dollar-deployed, Conway wins on yield velocity.
What We Run Differently in Each Market
In Maumelle, our 10-day turn playbook runs even tighter because vacancy is more expensive, every day vacant costs more in absolute dollars. In Conway, we batch turns and maintenance because the volume and density support it.
FAQ
Does build-to-rent pencil in both Maumelle and Conway?
Yes, both submarkets pencil with the right land basis and construction cost discipline. Returns and risk profiles differ.
Which has lower vacancy: Maumelle or Conway?
Maumelle consistently shows lower vacancy on quality SFR and duplex product. Conway has more inventory and higher turnover but supports volume.
Which is better for a first-time BTR investor?
Maumelle if you want a single high-quality duplex. Conway if you want to learn the development side at lower land cost.
What’s the typical land cost difference?
Maumelle runs $35K–$60K per unit on duplex lots; Conway $22K–$40K. That delta is often the single biggest factor in deal selection.
Can you build duplexes in both markets?
Yes. Apex Professional Construction has built across Central Arkansas including both submarkets. Start at build-to-rent Central Arkansas.
Want a side-by-side underwriting model for a specific Maumelle or Conway parcel? Call Chase at 501-650-5137 or visit build-to-rent Central Arkansas.
About the Operator
Chase Calhoun is the founder and principal of Chase Calhoun Real Estate, LLC, a vertically integrated Central Arkansas real estate, property management, construction, and investment company. The portfolio operates against documented benchmarks: 95%+ occupancy, sub-30 day vacant, sub-10 day turns across 150+ units. Reach Chase directly at 501-650-5137. Full bio · Operator profile · Operator results.
Markets we serve: Little Rock · North Little Rock · Sherwood · Conway · Benton · Bryant · Maumelle · Cabot · All Locations
Operator services: Property Management · Build-to-Rent · Real Estate Sales · Cash Offers · All Services
Want help running the numbers on your next Arkansas deal?
We manage roughly 160 doors across Central Arkansas and we invest here ourselves, so we can pressure-test your assumptions before you buy. Get a free rental analysis on a property you are evaluating, explore build-to-rent if you are building from the ground up, or see how our property management keeps returns on track.
