3501 Elam St · Little Rock, AR 72204

$75,000

2 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 179 Days on market

Built 1950 0.30 ac lot $71/sqft · 14% below area Est $87k · 14% under ↓ 24% 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
• ARV discount +13.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Sitting on a double lot, this home is ready for its new owner. The home has a gas stove in the living room that heats the entire house if there's a power failure. There are ductless units that are quick to warm up or cool down the house in record time. The refrigerator conveys with the property. Furniture is negotiable if buyer wants it. There are two nice size bedrooms along with an office that could be used as a bedroom in a pinch. Large fenced in yard is perfect for outdoor living.

Key facts

• Ductless units
• Double lot
• Gas stove

Tags

• DOUBLE LOT
• GAS STOVE
• DUCTLESS UNITS
• FENCED IN YARD
• DETACHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $519 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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 1950 — 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: 1.53% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.41%
• DSCR: 2.04
• GRM: 5.5

CMA / ARV

• ARV (median comp): $87,413
• List price: $75,000
• Delta: -14.20%
• 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
3700 Malloy St	0.13mi	3/1.5 (+1)	1,064 (+0%)	4mo	$88,000	$83	82
3308 Holt St	0.15mi	3/2.0 (+1)	1,080 (+2%)	4mo	$85,000	$79	77
3609 Weldon Ave	0.27mi	3/1.0 (+1)	1,066 (+1%)	12mo	$65,000	$61	71
3703 Boyd St	0.39mi	3/1.5 (+1)	1,064 (+0%)	5mo	$68,000	$64	70
3711 Stonehedge Dr	0.40mi	2/1.0	1,005 (-5%)	7mo	$106,000	$105	66
3709 Foster St	0.23mi	3/1.0 (+1)	1,175 (+11%)	1mo	$118,000	$100	65
3903 Stonehedge Dr	0.44mi	2/1.5	958 (-10%)	13mo	$126,000	$132	50
4105 Zion St	0.63mi	2/1.0	918 (-13%)	3mo	$29,000	$32	46
9316 Carnahan Dr	0.61mi	3/2.0 (+1)	1,140 (+8%)	6mo	$153,000	$134	45
2901 Walker St	0.67mi	3/2.0 (+1)	1,131 (+7%)	6mo	$138,000	$122	44
4500 Ludwig	0.63mi	3/2.0 (+1)	1,148 (+8%)	6mo	$145,000	$126	43
2706 Longcoy St	0.53mi	3/2.0 (+1)	1,200 (+13%)	10mo	$65,000	$54	35

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: 18.6%
• Equity multiple: 1.77×
• Total profit: $16,183
• Equity at exit: $11,183

10-year hold

• IRR: 28.2%
• Equity multiple: 3.73×
• Total profit: $57,279
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,146 high
• Mortgage (P&I): −$393
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $410

Break-even live

Break-even rent $628

Max offer price $75,000

Occupancy floor 59%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9105 W 36th St Little Rock, AR	3.0	2.0	1200	$1,295	$1.08	14d	1	0.10mi
9024 W 37th St Little Rock, AR	2.0	1.0	800	$1,075	$1.34	23d	1	0.13mi
3219 Holt St Little Rock, AR	2.0	2.0	816	$950	$1.16	43d	1	0.14mi
3724 Holt St Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	23d	1	0.21mi
3324 Tatum St Little Rock, AR	2.0	1.0	800	$795	$0.99	43d	1	0.29mi
9401 Courtney Cv Little Rock, AR	3.0	2.0	1500	$2,029	$1.35	23d	1	0.39mi
2823 Covenant Cv Little Rock, AR	3.0	2.0	1500	$2,029	$1.35	23d	1	0.41mi
4112 Elam St Little Rock, AR	3.0	1.0	1188	$1,145	$0.96	23d	1	0.43mi
2706 Longcoy St Little Rock, AR	3.0	2.0	1200	$1,250	$1.04	43d	1	0.51mi
4421 Malloy St Unit B Little Rock, AR	3.0	1.5	1250	$1,300	$1.04	23d	1	0.63mi
8901 Tanya Dr Little Rock, AR	2.0	1.0	784	$850	$1.08	23d	1	0.69mi
3219 Potter St Little Rock, AR	3.0	1.0	976	$895	$0.92	43d	1	0.69mi
9012 Tanya Dr Little Rock, AR	2.0	1.5	1036	$1,045	$1.01	23d	1	0.71mi
8900 Tanya Dr Unit A Little Rock, AR	2.0	1.0	814	$750	$0.92	43d	1	0.72mi
8 Utica Ln Little Rock, AR	3.0	1.5	1006	$850	$0.84	43d	1	0.76mi
8906 Morris Manor Dr Apt 6 Little Rock, AR	2.0	1.5	864	$825	$0.95	23d	1	0.78mi
8906 Morris Manor Dr Little Rock, AR	2.0	1.5	846	$850	$1.00	14d	1	0.78mi
8700 Colonel Glenn Rd #5 Little Rock, AR	1.0	1.0	950	$1,300	$1.37	43d	1	0.80mi
2412 Vancouver Dr Little Rock, AR	3.0	1.5	1104	$1,200	$1.09	43d	1	0.93mi
1801 Labette Manor Dr Unit 7 Little Rock, AR	3.0	1.5	991	$995	$1.00	43d	1	1.02mi
1801 Labette Manor Dr Unit 1 Little Rock, AR	3.0	1.5	1000	$995	$0.99	14d	1	1.02mi
2011 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	1.05mi
2009 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	1.05mi
2007 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	1.05mi
2005 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	1.05mi
2003 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	1.05mi
2017 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	1.06mi
2015 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	1.06mi
2001 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	1.07mi
10101 W 20th St Unit B Little Rock, AR	3.0	2.0	1104	$1,395	$1.26	43d	1	1.12mi
9409 Cerelle Dr Little Rock, AR	3.0	1.5	1432	$1,375	$0.96	23d	1	1.18mi
605 Oak Park Dr Little Rock, AR	2.0	1.0	1164	$975	$0.84	43d	1	1.39mi
3510 S Bryant St Unit 50 Little Rock, AR	2.0	1.0	807	$995	$1.23	43d	1	1.41mi

Listing history 9 events

1. 2026-06-08
   days on market $75,000 Active 179 DOM
2. 2026-06-05
   days on market $75,000 Active 175 DOM
3. 2026-06-03
   days on market $75,000 Active 174 DOM
4. 2026-06-02
   days on market $75,000 Active 173 DOM
5. 2026-06-01
   days on market $75,000 Active 172 DOM
6. 2026-05-31
   days on market $75,000 Active 171 DOM
7. 2026-05-31
   days on market $75,000 Active 170 DOM
8. 2026-05-01
   price $75,000 489-char remark

   Show marketing remark (489 chars)

   Sitting on a double lot, this home is ready for its new owner. The home has a gas stove in the living room that heats the entire house if there's a power failure. There are ductless units that are quick to warm up or cool down the house in record time. The refrigerator conveys with the property. Furniture is negotiable if buyer wants it. There are two nice size bedrooms along with an office that could be used as a bedroom in a pinch. Large fenced in yard is perfect for outdoor living.

9. 2025-12-12
   listed $99,000 New Listing 489-char remark

   Show marketing remark (489 chars)

   Sitting on a double lot, this home is ready for its new owner. The home has a gas stove in the living room that heats the entire house if there's a power failure. There are ductless units that are quick to warm up or cool down the house in record time. The refrigerator conveys with the property. Furniture is negotiable if buyer wants it. There are two nice size bedrooms along with an office that could be used as a bedroom in a pinch. Large fenced in yard is perfect for outdoor living.

ⓘ 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: $859 · $72/mo
• Projected year-2 tax: $859 · $72/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $13,758
• − Mortgage interest: −$4,201
• − Property taxes: −$859
• − Insurance: −$375
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$2,182
• Taxable income: $3,940
• Est. tax owed @ 24.0%: −$946
• After-tax cash flow: $3,970/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

-24.2% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $75,000 CARMLS
• 2025-12-12 Listed $99,000 CARMLS

Property tax history

+4.7%/yr

Latest (2025): $859 · +7.7% YoY. Source: county tax records.