1201 N Pierce St · Little Rock, AR 72207

$100,000

2 bd · 2.0 ba · 1,110 sqft · SingleFamily public records · 14 Days on market

Built 1979 $300/mo HOA · 21% of rent ↓ 20% since listing

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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).

• Cash flow +20.4/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This is an updated and well maintained 2 bedroom 2 bathroom condo in the heart of Little Rock that is within minutes of Hillcrest & Heights neighborhoods. Ground level entrance opens to the kitchen on the right and a spacious living room in front. To the left is bedroom and bathroom 1 as well as the primary suite.

Key facts

• $300 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Annual taxes information available but excluded
• Financial info: Potential financing: Conventional loan or cash
• HOA & community: Monthly association fee of $300; Association covers insurance, water/sewer, building exterior, termite contract, grounds, garbage, and private roads; Community amenities include swimming pool(s) and mandatory fee

Exterior

• Parking: Assigned parking for 2 cars
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Condominium (FOREST HILL COND); Entry level information not provided; Facing direction not provided
• Construction: Composition roof; Crawl space foundation; Exterior described as: Other (see remarks)
• Exterior features: Deck; Porch; Outside storage area; Paved road access; Located in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove; Dishwasher
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Built-in storage; Ceiling fans; Walk-in shower; Wood-burning prefabricated fireplace
• Laundry & utility: Laundry room; Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 7.9% 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: 92 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $269,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5521 J St	0.21mi	3/2.0 (+1)	1,122 (+1%)	7mo	$282,000	$251	77
1109 N Polk St	0.23mi	2/1.0	1,169 (+5%)	3mo	$236,000	$202	74
5120 F St	0.53mi	2/1.0	1,073 (-3%)	5mo	$340,000	$317	61
805 N Tyler St	0.40mi	2/1.0	1,030 (-7%)	10mo	$275,000	$267	57
5105 C St	0.71mi	2/1.0	1,153 (+4%)	2mo	$280,000	$243	55
1104 N Spruce	0.64mi	2/1.0	1,046 (-6%)	3mo	$284,000	$272	54
5200 I St	0.42mi	2/1.0	1,026 (-8%)	12mo	$190,000	$185	54
515 N Fillmore St	0.48mi	2/1.0	1,192 (+7%)	9mo	$165,900	$139	54
1020 N Hughes St	0.70mi	3/2.0 (+1)	1,192 (+7%)	5mo	$135,000	$113	46
1104 N Monroe St	0.58mi	2/1.0	1,242 (+12%)	11mo	$265,000	$213	40
5316 B St	0.68mi	2/1.0	1,273 (+15%)	2mo	$239,000	$188	38
5200 Lee Ave	0.62mi	2/1.0	960 (-14%)	9mo	$267,500	$279	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-7,670
• Equity at exit: $14,910

10-year hold

• IRR: 2.4%
• Equity multiple: 1.18×
• Total profit: $4,922
• Equity at exit: $8,646

Cash invested: $28,000 (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 72207

• Active inventory: 92
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,450 high
• Mortgage (P&I): −$524
• Tax from tax record: −$149 /mo · $1,784/yr
• Insurance: −$42
• HOA: −$300
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $131

Break-even live

Break-even rent $1,284

Max offer price $100,000

Occupancy floor 86%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 N Pierce St Little Rock, AR	2.0	2.0	1061	$1,550	$1.46	21d	1	0.01mi
1120 N Taylor St Little Rock, AR	2.0	1.0	1329	$1,600	$1.20	14d	1	0.15mi
709 N Buchanan St Little Rock, AR	3.0	2.0	1154	$1,595	$1.38	43d	1	0.35mi
3209 Kavanaugh Blvd Little Rock, AR	2.0	1.0	1310	$1,595	$1.22	23d	1	0.55mi
5608 C St Little Rock, AR	3.0	2.0	1231	$1,975	$1.60	23d	1	0.58mi
5600 C St Little Rock, AR	3.0	1.0	1000	$2,700	$2.70	43d	1	0.58mi
5709 C St Unit 5711 Little Rock, AR	2.0	1.5	948	$1,250	$1.32	23d	1	0.60mi
5815 C St Unit 1D Little Rock, AR	1.0	1.0	800	$695	$0.87	43d	1	0.60mi
4816 Kenyon Dr Little Rock, AR	3.0	2.0	1425	$4,500	$3.16	14d	1	0.62mi
5700 B St #2 Little Rock, AR	2.0	2.0	800	$1,050	$1.31	43d	1	0.62mi
5618 B St Unit 1 Little Rock, AR	2.0	2.0	1100	$1,050	$0.95	43d	1	0.63mi
5618 B St Little Rock, AR	2.0	2.0	1100	$995	$0.90	21d	1	0.63mi
5110 Lee Ave Little Rock, AR	3.0	1.0	1268	$1,895	$1.49	14d	1	0.65mi
201 N Polk St Unit M Little Rock, AR	1.0	1.0	750	$775	$1.03	43d	1	0.70mi
404 N Jackson St Little Rock, AR	3.0	2.0	1400	$1,900	$1.36	43d	1	0.73mi
1014 N Coolidge St Little Rock, AR	3.0	2.0	1163	$1,478	$1.27	23d	1	0.75mi
4905 Lee Ave Little Rock, AR	2.0	2.0	1152	$2,050	$1.78	23d	1	0.76mi
4815 Lee Ave Little Rock, AR	3.0	2.0	1459	$2,950	$2.02	43d	1	0.78mi
1601 N Bryant St Little Rock, AR	1.0	1.0	750	$1,148	$1.53	23d	2	0.87mi
121 N Jackson St Little Rock, AR	1.0	1.0	700	$950	$1.36	43d	1	0.88mi
6838 Cantrell Rd Little Rock, AR	1.0–2.0	1.0–1.5	777	$890	$1.14	14d	3	0.88mi
6700 Westover Dr Little Rock, AR	2.0	1.0	759	$1,253	$1.65	23d	1	0.92mi
7111 Indiana Ave Little Rock, AR	2.0	2.0	980	$882	$0.90	14d	9	0.93mi
119 N Monroe St Little Rock, AR	3.0	2.0	1490	$1,850	$1.24	43d	1	0.95mi
4507 Woodlawn Dr Little Rock, AR	1.0	1.0	850	$750	$0.88	43d	2	0.96mi
7318 L St Little Rock, AR	3.0	2.0	1396	$1,595	$1.14	23d	1	1.01mi
2500 Kavanaugh Blvd Little Rock, AR	1.0	1.0	850	$900	$1.06	14d	3	1.04mi
2308 Blackwood Rd Little Rock, AR	2.0	2.5	1375	$1,250	$0.91	23d	1	1.04mi
7305 Kentucky Ave Little Rock, AR	2.0	1.0	825	$825	$1.00	23d	1	1.07mi
7420 Illinois St Little Rock, AR	3.0	1.0	1275	$1,495	$1.17	23d	1	1.12mi
322 Rose St Little Rock, AR	3.0	2.0	1200	$1,850	$1.54	14d	1	1.15mi
517 Chickadee Dr Unit A Little Rock, AR	2.0	1.5	1100	$1,400	$1.27	43d	1	1.15mi
517 Chickadee Dr Unit F Little Rock, AR	2.0	1.5	1100	$1,100	$1.00	19d	1	1.15mi
7575 Cantrell Rd Little Rock, AR	1.0–3.0	1.0–2.5	907	$888	$0.98	14d	8	1.17mi
607 Chickadee Dr Unit 2 Little Rock, AR	2.0	1.5	1000	$995	$0.99	23d	1	1.19mi
6408 Blue Bird Dr Unit A Little Rock, AR	2.0	1.0	1025	$1,000	$0.98	43d	1	1.24mi
225 Keightley Dr Little Rock, AR	2.0	2.0	930	$1,100	$1.18	43d	1	1.26mi
7701 Illinois St Little Rock, AR	3.0	1.0	1000	$1,450	$1.45	43d	1	1.26mi
3801 Hill Rd Little Rock, AR	2.0	2.0	1300	$1,500	$1.15	43d	1	1.30mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	19d	1	1.37mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 12 events

1. 2026-06-15
   statusdays on market $100,000 Under Contract 14 DOM
2. 2026-06-14
   days on market $100,000 Price Change 13 DOM
3. 2026-06-13
   pricestatusdays on market $100,000 Price Change 12 DOM
4. 2026-06-10
   days on market $120,000 Active 10 DOM
5. 2026-06-09
   days on market $120,000 Active 9 DOM
6. 2026-06-08
   days on market $120,000 Active 8 DOM
7. 2026-06-07
   statusdays on market $120,000 Active 7 DOM
8. 2026-06-05
   days on market $120,000 New Listing 4 DOM
9. 2026-06-03
   days on market $120,000 New Listing 3 DOM
10. 2026-06-02
    days on market $120,000 New Listing 2 DOM
11. 2026-06-01
    remarks 317-char remark
12. 2026-06-01
    listed $120,000 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: $1,784 · $149/mo
• Projected year-2 tax: $1,784 · $149/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 ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,396
• − Mortgage interest: −$5,602
• − Property taxes: −$1,784
• − Insurance: −$500
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − HOA: −$3,600
• − Depreciation: −$2,909
• Taxable income: $218
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $1,514/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): 10,631
• Household income: $96,343
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 260.0

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 White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -420.06%
• Current HPI: 261.6948
• Rent YoY: —
• 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

-20.0% since first listed

3 events — show timeline

• 2026-05-31 Listed $120,000 CARMLS
• 2026-05-28 Listed for Rent $1,550 SHOWMOJO
• 2021-02-26 Sold (Public Records) $150,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,784 · +0.0% YoY. Source: county tax records.