3020 W Pratt Rd · Landmark, AR 72206

$80,000

3 bd · 1.0 ba · 1,944 sqft · SingleFamily public records · 12 Days on market

Built 1969 0.54 ac 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
• Rent growth +3.3/5.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits on this . 52-acre wooded lot in Little Rock! Tucked beneath mature trees, this 3-bedroom, 2-bath home offers a private setting with plenty of potential for the right buyer. The property Is being sold as-is, making it an excellent opportunity for investors, flippers, or buyers looking for a project. Inside, you'll find spacious rooms, hardwood flooring in portions of the home, and a flexible floor plan ready for a complete transformation. Outside, the shaded lot provides room to create your own retreat while still enjoying convenient access to Little Rock and surrounding amenities. Bring your vision, tools, and creativity—this property is ready for its next chapter.

Key facts

• Hardwood flooring
• Shaded lot
• Wooded lot

Tags

• WOODED LOT
• PRIVATE SETTING
• HARDWOOD FLOORING
• FLEXIBLE FLOOR PLAN
• SHADED LOT
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Approximate lot dimensions: 196' x 157' x 118' x 132' (approximately 0.54 acres, per tax records)
• Financial info: Cash and in-house financing available

Exterior

• Parking: Parking pads
• Utilities: Public water; Municipal electric service (Entergy)
• Home design: Single-family property; Subdivision: COMSTOCK; Located in Little Rock, Pulaski County
• Construction: Wood exterior; Composition roof; Piers foundation; Built area approximately 1,944 (per tax records)
• Exterior features: Level lot; Paved road access

Interior

• Flooring: Wood flooring; Tile flooring; Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central cooling
• Interior features: Wood, tile, and concrete floors; Central heating; Central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 57/100 on livability (#356 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bates Elementary School (math 17% / reading 17%, grade F, #398 of 454 statewide, top 89%, 417 students, 98% FRL); Wilbur D. Mills High School (math 6% / reading 15%, grade F, #271 of 292 statewide, top 93%, 640 students, 99% FRL) — zoned schools average 99% FRL vs 48% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 29% district-wide (-15 pts) — the specific schools serving this property underperform the Pulaski County Spec. School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.4%/yr); 125 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1969 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.48%
• DSCR: 2.04
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $209,952
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Gatewood Cv	0.60mi	3/2.0	2,006 (+3%)	4mo	$217,000	$108	60
2611 Stephanie Dr	0.42mi	4/2.0 (+1)	1,784 (-8%)	6mo	$175,000	$98	52
3605 Jamie Lynn Dr	0.47mi	4/3.0 (+1)	2,086 (+7%)	2mo	$317,000	$152	52
6 Bryan Keith Ct	0.53mi	4/3.0 (+1)	1,820 (-6%)	9mo	$172,500	$95	44
10 Gatewood Cv	0.63mi	3/2.5	1,704 (-12%)	15mo	$240,000	$141	32
2802 Madrid Pl	0.66mi	4/1.5 (+1)	1,673 (-14%)	20mo	$175,000	$105	22

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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.69×
• Total profit: $15,385
• Equity at exit: $11,928

10-year hold

• IRR: 25.7%
• Equity multiple: 3.28×
• Total profit: $51,144
• Equity at exit: $6,917

Cash invested: $22,400 (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 72206

• Rents YoY: 3.4%
• Active inventory: 125
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $438

Break-even live

Break-even rent $656

Max offer price $80,000

Occupancy floor 59%

Sensitivity live

Price	-10% $484	-5% $461	+0% $438	+5% $416	+10% $393
Rent	-10% $343	-5% $390	+0% $438	+5% $486	+10% $534
Rate	-1.0pp $479	-0.5pp $459	base $438	+0.5pp $418	+1.0pp $396

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5101 B B Cir Unit 4 Little Rock, AR	2.0	1.0	1271	$675	$0.53	44d	1	1.08mi

Listing history 11 events

1. 2026-06-18
   days on market $80,000 Active 12 DOM
2. 2026-06-17
   days on market $80,000 Active 11 DOM
3. 2026-06-16
   days on market $80,000 Active 10 DOM
4. 2026-06-15
   days on market $80,000 Active 9 DOM
5. 2026-06-14
   statusdays on market $80,000 Active 7 DOM
6. 2026-06-13
   days on market $80,000 New Listing 6 DOM
7. 2026-06-10
   days on market $80,000 New Listing 4 DOM
8. 2026-06-09
   days on market $80,000 New Listing 3 DOM
9. 2026-06-08
   days on market $80,000 New Listing 2 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $80,000 New Listing 1 DOM

ⓘ 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: $782 · $65/mo
• Projected year-2 tax: $782 · $65/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $14,525
• − Mortgage interest: −$4,481
• − Property taxes: −$782
• − Insurance: −$400
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,327
• Taxable income: $4,211
• Est. tax owed @ 24.0%: −$1,011
• After-tax cash flow: $4,248/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 of 238 in AR

Livability — Landmark

• Score: 57/100
• State rank: #356
• US rank: #22007

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Landmark, AR
• County: Pulaski County · 372,764 people
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 22,667
• Household income: $52,132
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 623.0

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 48% White 43% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.64%
• Current HPI: 158.3601
• Rent YoY: ▲ 3.36%
• 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

• 2026-06-06 Listed $80,000 CARMLS

Property tax history

+5.6%/yr

Latest (2025): $782 · +8.0% YoY. Source: county tax records.