503 Green Mountain Cir #47 · Little Rock, AR 72211

$69,900

2 bd · 2.0 ba · 1,060 sqft · SingleFamily public records · 81 Days on market

Built 1981 $66/sqft · 24% below area Est $92k · 24% under $300/mo HOA · 31% of rent

---

Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• 1% rule +8.7/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 503 Green Mountain Circle #47. This condo offers 2-bedroom, 2-bath located in the heart of West Little Rock. Offering approximately 1,060 square feet, this home features a functional layout with a spacious living and dining area centered around a cozy fireplace—perfect for relaxing or entertaining. The kitchen provides ample cabinet and counter space, while both bedrooms offer comfortable living with convenient access to full baths. Enjoy low-maintenance living with features such as central heating and cooling, plus durable flooring throughout. Step outside to your private outdoor space, ideal for morning coffee or unwinding in the evenings. Residents enjoy access to community amenities including a pool, along with assigned parking. Conveniently located just minutes from shopping, dining, and major thoroughfares, this property offers both comfort and accessibility. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this condo is a great value in a desirable location.

Key facts

• Community amenities
• Functional layout
• Assigned parking

Tags

• PRIVATE OUTDOOR SPACE
• COMMUNITY AMENITIES
• ASSIGNED PARKING
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $-14 ($-164/yr) — negative.
• To cash-flow at today's rent, offer at most $67k (3.5% below list).
• Meets the 1% rule at list price ($959 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 (+5.5%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent is only 14% of the median local income ($83k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 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.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• 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 $65,706 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 6.1

CMA / ARV

• ARV (median comp): $92,184
• List price: $69,900
• Delta: -24.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Catalina Ct	0.30mi	3/1.5 (+1)	1,178 (+11%)	12mo	$180,000	$153	51
10914 Birchwood	0.66mi	3/1.5 (+1)	1,152 (+9%)	9mo	$174,000	$151	40

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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.51×
• Total profit: $-9,553
• Equity at exit: $10,422

10-year hold

• IRR: 1.2%
• Equity multiple: 1.10×
• Total profit: $1,926
• Equity at exit: $6,044

Cash invested: $19,572 (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 72211

• Rents YoY: 5.5%
• Active inventory: 87
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $959 high
• Mortgage (P&I): −$367
• Tax from tax record: −$75 /mo · $906/yr
• Insurance: −$29
• HOA: −$300
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $-14

Break-even live

Break-even rent $976

Max offer price $67,488

Occupancy floor 96%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Green Mountain Cir #80 Little Rock, AR	2.0	2.0	1060	$1,060	$1.00	43d	1	0.09mi
11405 Mara Lynn Rd Little Rock, AR	2.0	1.0	800	$950	$1.19	43d	1	0.11mi
600 Mimi Ln Unit A Little Rock, AR	2.0	1.0	858	$995	$1.16	23d	1	0.16mi
11123 Beverly Hills Dr Little Rock, AR	2.0	1.0	750	$800	$1.07	43d	1	0.20mi
11124 Mara Lynn Rd Unit D Little Rock, AR	2.0	1.0	1000	$725	$0.72	43d	1	0.21mi
11701 Mara Lynn Rd Little Rock, AR	1.0–2.0	1.0	751	$965	$1.28	43d	7	0.24mi
10901 Mara Lynn Rd Little Rock, AR	2.0	1.0	1000	$1,050	$1.05	43d	1	0.36mi
1502 Green Mountain Dr Unit 266 Little Rock, AR	2.0	2.0	981	$859	$0.88	43d	1	0.60mi
1502 Green Mountain Dr Apt 127 Little Rock, AR	2.0	2.0	981	$894	$0.91	43d	1	0.60mi
1502 Green Mountain Dr Apt 248 Little Rock, AR	2.0	1.5	836	$789	$0.94	43d	1	0.60mi
1502 Green Mountain Dr Unit 120 Little Rock, AR	2.0	2.0	839	$924	$1.10	43d	1	0.60mi
1502 Green Mountain Dr Apt 287 Little Rock, AR	2.0	1.5	836	$799	$0.96	43d	1	0.60mi
1502 Green Mountain Dr Unit 233 Little Rock, AR	2.0	2.0	981	$819	$0.83	43d	1	0.60mi
1502 Green Mountain Dr Unit 236 Little Rock, AR	2.0	1.5	836	$844	$1.01	43d	1	0.60mi
1502 Green Mountain Dr Unit 245 Little Rock, AR	2.0	1.5	836	$819	$0.98	43d	1	0.60mi
1502 Green Mountain Dr Unit 269 Little Rock, AR	2.0	2.0	981	$799	$0.81	14d	1	0.60mi
1502 Green Mountain Dr Unit 277 Little Rock, AR	2.0	2.0	981	$819	$0.83	14d	1	0.60mi
1502 Green Mountain Dr Unit 285 Little Rock, AR	2.0	1.5	836	$759	$0.91	14d	1	0.60mi
1502 Green Mountain Dr Apt 170 Little Rock, AR	2.0	2.0	981	$944	$0.96	21d	1	0.60mi
1502 Green Mountain Dr Unit 133 Little Rock, AR	2.0	2.0	981	$834	$0.85	23d	1	0.60mi
1502 Green Mountain Dr Unit 146 Little Rock, AR	2.0	1.5	836	$799	$0.96	14d	1	0.60mi
1502 Green Mountain Dr Unit 135 Little Rock, AR	2.0	2.0	981	$944	$0.96	19d	1	0.60mi
1502 Green Mountain Dr Apt 206 Little Rock, AR	3.0	2.0	1012	$1,049	$1.04	14d	1	0.60mi
1502 Green Mountain Dr Unit 283 Little Rock, AR	2.0	1.5	836	$819	$0.98	19d	1	0.60mi
1502 Green Mountain Dr Unit 176 Little Rock, AR	2.0	2.0	981	$894	$0.91	19d	1	0.60mi
1502 Green Mountain Dr Unit 103 Little Rock, AR	3.0	2.0	1012	$999	$0.99	23d	1	0.60mi
1502 Green Mountain Dr Unit 144 Little Rock, AR	2.0	1.5	836	$844	$1.01	23d	1	0.60mi
1502 Green Mountain Dr Unit 168 Little Rock, AR	2.0	2.0	981	$884	$0.90	21d	1	0.60mi
28 Pleasant Cv Little Rock, AR	3.0	2.0	1444	$1,500	$1.04	23d	1	0.60mi
1601 N Shackleford Rd Little Rock, AR	1.0–2.0	1.0–2.0	748	$990	$1.32	21d	10	0.64mi
1602 Green Mountain Dr Apt 427 Little Rock, AR	2.0	1.5	836	$769	$0.92	21d	1	0.66mi
1602 Green Mountain Dr Apt 335 Little Rock, AR	2.0	1.5	836	$799	$0.96	14d	1	0.66mi
1602 Green Mountain Dr Unit 436 Little Rock, AR	2.0	1.5	836	$829	$0.99	23d	1	0.66mi
1602 Green Mountain Dr Unit 428 Little Rock, AR	2.0	1.5	836	$769	$0.92	14d	1	0.66mi
1602 Green Mountain Dr Unit 288 Little Rock, AR	2.0	2.0	1045	$829	$0.79	14d	1	0.66mi
1602 Green Mountain Dr Unit 178 Little Rock, AR	2.0	2.0	1045	$910	$0.87	23d	1	0.68mi
1602 Green Mountain Dr Unit 279 Little Rock, AR	2.0	2.0	1045	$935	$0.89	23d	1	0.68mi
1602 Green Mountain Dr Unit 275 Little Rock, AR	2.0	2.0	1045	$885	$0.85	43d	1	0.70mi
1602 Green Mountain Dr Unit 125 Little Rock, AR	1.0	1.5	912	$874	$0.96	19d	1	0.71mi
1602 Green Mountain Dr Apt 129 Little Rock, AR	1.0	1.5	912	$874	$0.96	43d	1	0.71mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: poolparking

Listing history 16 events

1. 2026-06-18
   days on market $69,900 Active 81 DOM
2. 2026-06-17
   days on market $69,900 Active 80 DOM
3. 2026-06-16
   days on market $69,900 Active 79 DOM
4. 2026-06-15
   days on market $69,900 Active 78 DOM
5. 2026-06-14
   days on market $69,900 Active 76 DOM
6. 2026-06-13
   days on market $69,900 Active 75 DOM
7. 2026-06-10
   days on market $69,900 Active 73 DOM
8. 2026-06-09
   days on market $69,900 Active 72 DOM
9. 2026-06-08
   statusdays on market $69,900 Active 71 DOM
10. 2026-06-05
    days on market $69,900 Price Change 67 DOM
11. 2026-06-03
    days on market $69,900 Price Change 66 DOM
12. 2026-06-02
    days on market $69,900 Price Change 65 DOM
13. 2026-06-01
    days on market $69,900 Price Change 64 DOM
14. 2026-05-31
    days on market $69,900 Price Change 63 DOM
15. 2026-05-31
    pricestatusdays on market $69,900 Price Change 62 DOM
16. 2026-03-29
    listed $75,000 New Listing 1037-char remark

    Show marketing remark (1037 chars)

    Welcome to 503 Green Mountain Circle #47. This condo offers 2-bedroom, 2-bath located in the heart of West Little Rock. Offering approximately 1,060 square feet, this home features a functional layout with a spacious living and dining area centered around a cozy fireplace—perfect for relaxing or entertaining. The kitchen provides ample cabinet and counter space, while both bedrooms offer comfortable living with convenient access to full baths. Enjoy low-maintenance living with features such as central heating and cooling, plus durable flooring throughout. Step outside to your private outdoor space, ideal for morning coffee or unwinding in the evenings. Residents enjoy access to community amenities including a pool, along with assigned parking. Conveniently located just minutes from shopping, dining, and major thoroughfares, this property offers both comfort and accessibility. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this condo is a great value in a desirable location.

ⓘ 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: $906 · $75/mo
• Projected year-2 tax: $906 · $75/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 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $11,507
• − Mortgage interest: −$3,915
• − Property taxes: −$906
• − Insurance: −$350
• − Repairs & maintenance: −$921
• − Management: −$921
• − HOA: −$3,600
• − Depreciation: −$2,033
• Taxable loss: −$1,139
• Est. tax savings @ 24.0%: +$273
• After-tax cash flow: $109/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): 22,335
• Household income: $83,134
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 1062.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Asian 8% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 4% Chinese 3% Other Indo-European 3%

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: ▼ -122.88%
• Current HPI: 186.3947
• Rent YoY: ▲ 5.48%
• 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

• 2026-03-29 Listed $75,000 CARMLS

Property tax history

-2.7%/yr

Latest (2025): $906 · +0.0% YoY. Source: county tax records.