4520 Weldon Ave · Little Rock, AR 72204

$79,900

2 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 361 Days on market

Built 1920 0.34 ac lot $60/sqft · 55% below area ↓ 21% since listing

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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 +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special – AS-IS Value-Add Opportunity! 4520 Weldon Ave presents a true fix-and-flip or long-term hold opportunity for seasoned investors. Tenant occupied with a long-term renter currently paying $400/month—providing immediate cash flow while you plan your strategy. Property is being sold AS-IS with no repairs or concessions; condition reflects significant deferred maintenance and is priced accordingly. Ideal for full rehab, rent repositioning, or future redevelopment. Cash offers strongly encouraged. No property disclosures.

Key facts

• 0.34 acre lot
• Built 1920
• Listed 361 days

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$177,105) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 4.1% in Little Rock — 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 73/100 on livability (#22 in AR) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• Little Rock School District (urban): math 23% / reading 26% proficiency, ranked #183 of 238 in AR (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.9%/yr); 186 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 + 4.9% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 361 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $47k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 361 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.67% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.16%
• DSCR: 2.25
• GRM: 5.0

CMA / ARV

• ARV (median comp): $177,105
• List price: $79,900
• Delta: -54.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4500 Weldon Ave	0.03mi	2/2.0	1,248 (-6%)	2mo	$176,000	$141	83
4418 Holt St	0.20mi	3/2.0 (+1)	1,243 (-7%)	2mo	$182,000	$146	69
4018 Elam St	0.39mi	3/1.0 (+1)	1,337 (+0%)	9mo	$90,000	$67	69
4422 Holt St	0.19mi	3/2.0 (+1)	1,243 (-7%)	5mo	$182,000	$146	67
3800 Elam St	0.51mi	2/1.0	1,236 (-7%)	6mo	$92,500	$75	59
4901 Westwood Ave	0.48mi	3/2.0 (+1)	1,321 (-1%)	11mo	$175,000	$132	58
3703 Stonehedge Dr	0.51mi	3/2.0 (+1)	1,300 (-2%)	8mo	$158,000	$122	56
5 Westwood Ln	0.53mi	3/1.5 (+1)	1,434 (+8%)	5mo	$155,000	$108	51
3709 Foster St	0.51mi	3/1.0 (+1)	1,175 (-12%)	1mo	$118,000	$100	51
5119 Timberland Dr	0.52mi	3/2.0 (+1)	1,419 (+6%)	7mo	$148,500	$105	50
4814 Manor	0.64mi	3/1.0 (+1)	1,224 (-8%)	6mo	$90,000	$74	47
4500 Ludwig	0.38mi	3/2.0 (+1)	1,148 (-14%)	6mo	$145,000	$126	45

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 · 4.91% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.03×
• Total profit: $23,111
• Equity at exit: $11,913

10-year hold

• IRR: 33.4%
• Equity multiple: 4.32×
• Total profit: $74,372
• Equity at exit: $6,908

Cash invested: $22,372 (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 72204

• Home prices YoY: -21.5%
• Rents YoY: 4.9%
• Active inventory: 186
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$419
• Tax from tax record: −$78 /mo · $941/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $525

Break-even live

Break-even rent $672

Max offer price $79,900

Occupancy floor 56%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4421 Malloy St Unit B Little Rock, AR	3.0	1.5	1250	$1,300	$1.04	23d	1	0.34mi
4112 Elam St Little Rock, AR	3.0	1.0	1188	$1,145	$0.96	23d	1	0.36mi
8700 Colonel Glenn Rd #5 Little Rock, AR	1.0	1.0	950	$1,300	$1.37	44d	1	0.49mi
3724 Holt St Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	23d	1	0.53mi
9105 W 36th St Little Rock, AR	3.0	2.0	1200	$1,295	$1.08	14d	1	0.65mi
9401 Courtney Cv Little Rock, AR	3.0	2.0	1500	$2,029	$1.35	23d	1	1.00mi
2823 Covenant Cv Little Rock, AR	3.0	2.0	1500	$2,029	$1.35	23d	1	1.02mi
2900 Lehigh Dr Unit 2900 Little Rock, AR	3.0	2.0	1600	$2,029	$1.27	23d	1	1.07mi
9416 Covenant Ln Little Rock, AR	3.0	2.0	1550	$2,029	$1.31	23d	1	1.10mi
3219 Potter St Little Rock, AR	3.0	1.0	976	$895	$0.92	44d	1	1.24mi
2706 Longcoy St Little Rock, AR	3.0	2.0	1200	$1,250	$1.04	44d	1	1.25mi
65 Lakeside Dr Little Rock, AR	3.0	2.0	1205	$1,275	$1.06	19d	1	1.35mi
8 Utica Ln Little Rock, AR	3.0	1.5	1006	$850	$0.84	44d	1	1.37mi
9012 Tanya Dr Little Rock, AR	2.0	1.5	1036	$1,045	$1.01	23d	1	1.43mi

Listing history 18 events

1. 2026-06-16
   days on market $79,900 Active 361 DOM
2. 2026-06-15
   days on market $79,900 Active 360 DOM
3. 2026-06-14
   days on market $79,900 Active 358 DOM
4. 2026-06-13
   days on market $79,900 Active 357 DOM
5. 2026-06-10
   statusdays on market $79,900 Active 355 DOM
6. 2026-06-09
   days on market $79,900 Price Change 354 DOM
7. 2026-06-08
   days on market $79,900 Price Change 353 DOM
8. 2026-06-05
   days on market $79,900 Price Change 349 DOM
9. 2026-06-03
   pricestatusdays on market $79,900 Price Change 348 DOM
10. 2026-06-02
    days on market $99,900 Active 347 DOM
11. 2026-06-01
    days on market $99,900 Active 346 DOM
12. 2026-05-31
    days on market $99,900 Active 345 DOM
13. 2026-05-31
    days on market $99,900 Active 344 DOM
14. 2026-04-27
    price $99,900 551-char remark

    Show marketing remark (551 chars)

    Investor Special – AS-IS Value-Add Opportunity! 4520 Weldon Ave presents a true fix-and-flip or long-term hold opportunity for seasoned investors. Tenant occupied with a long-term renter currently paying $400/month—providing immediate cash flow while you plan your strategy. Property is being sold AS-IS with no repairs or concessions; condition reflects significant deferred maintenance and is priced accordingly. Ideal for full rehab, rent repositioning, or future redevelopment. Cash offers strongly encouraged. No property disclosures.

15. 2026-03-31
    status Back on Market 551-char remark

    Show marketing remark (551 chars)

    Investor Special – AS-IS Value-Add Opportunity! 4520 Weldon Ave presents a true fix-and-flip or long-term hold opportunity for seasoned investors. Tenant occupied with a long-term renter currently paying $400/month—providing immediate cash flow while you plan your strategy. Property is being sold AS-IS with no repairs or concessions; condition reflects significant deferred maintenance and is priced accordingly. Ideal for full rehab, rent repositioning, or future redevelopment. Cash offers strongly encouraged. No property disclosures.

16. 2026-03-30
    status Under Contract 551-char remark

    Show marketing remark (551 chars)

    Investor Special – AS-IS Value-Add Opportunity! 4520 Weldon Ave presents a true fix-and-flip or long-term hold opportunity for seasoned investors. Tenant occupied with a long-term renter currently paying $400/month—providing immediate cash flow while you plan your strategy. Property is being sold AS-IS with no repairs or concessions; condition reflects significant deferred maintenance and is priced accordingly. Ideal for full rehab, rent repositioning, or future redevelopment. Cash offers strongly encouraged. No property disclosures.

17. 2025-12-17
    price $121,900 551-char remark

    Show marketing remark (551 chars)

    Investor Special – AS-IS Value-Add Opportunity! 4520 Weldon Ave presents a true fix-and-flip or long-term hold opportunity for seasoned investors. Tenant occupied with a long-term renter currently paying $400/month—providing immediate cash flow while you plan your strategy. Property is being sold AS-IS with no repairs or concessions; condition reflects significant deferred maintenance and is priced accordingly. Ideal for full rehab, rent repositioning, or future redevelopment. Cash offers strongly encouraged. No property disclosures.

18. 2025-06-16
    listed $126,900 New Listing 551-char remark

    Show marketing remark (551 chars)

    Investor Special – AS-IS Value-Add Opportunity! 4520 Weldon Ave presents a true fix-and-flip or long-term hold opportunity for seasoned investors. Tenant occupied with a long-term renter currently paying $400/month—providing immediate cash flow while you plan your strategy. Property is being sold AS-IS with no repairs or concessions; condition reflects significant deferred maintenance and is priced accordingly. Ideal for full rehab, rent repositioning, or future redevelopment. Cash offers strongly encouraged. No property disclosures.

ⓘ 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: $941 · $78/mo
• Projected year-2 tax: $941 · $78/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $16,035
• − Mortgage interest: −$4,476
• − Property taxes: −$941
• − Insurance: −$400
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$2,324
• Taxable income: $5,329
• Est. tax owed @ 24.0%: −$1,279
• After-tax cash flow: $5,020/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: Little Rock School District
• NCES district ID: 0509000
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $43,346
• Composite: 21.0/100
• National rank: #8457
• State rank: #183 of 238 in AR

Livability — Little Rock

• Score: 73/100
• State rank: #22
• US rank: #5295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Little Rock, AR
• County: Pulaski County · 372,764 people
• City population: 218,896
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 30,525
• Household income: $40,882
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1553.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 18% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 9% Vietnamese 1%

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: ▼ -47.17%
• Current HPI: 172.3977
• Rent YoY: ▲ 4.91%
• 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

-21.3% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $99,900 CARMLS
• 2026-03-31 Relisted — CARMLS
• 2026-03-30 Pending — CARMLS
• 2025-12-17 Price Changed $121,900 CARMLS
• 2025-06-16 Listed $126,900 CARMLS

Property tax history

+2.6%/yr

Latest (2025): $941 · +1.2% YoY. Source: county tax records.