5723 Palo Alto Dr · Little Rock, AR 72209

$134,900

4 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 85 Days on market

Built 1966 8,712 sqft lot Est $158k · 15% under

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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 +20.1/30.0
• ARV discount +14.1/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• 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

Don't miss out on this 4 bedroom 2 bath home with wood floors in living room, hall and bedrooms, brick exterior, fenced back yard with patio, kitchen/dining combo, separate laundry area and carport storage room. House located on low traffic, cul-de-sac street. Agents see confidential remarks for showing instructions. Agents, please see confidential remarks for more information.

Key facts

• All brick ranch
• Spacious kitchen
• One level living

Tags

• ALL BRICK RANCH
• ONE LEVEL LIVING
• REFINISHED HARDWOOD FLOORING
• DURABLE LVP FLOORING
• LIGHT FILLED LIVING AREA
• SPACIOUS KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (4.4% below list).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+4.8%/yr); 81 active listings in the ZIP; 21 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 38% of the median local income ($40k/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 $933 of loan paydown is wiped out by about $4k 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 85 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $135k implies a 237% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 0.96% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $158,286
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5817 Drexel Ave	0.08mi	4/2.0	1,536 (+8%)	2mo	$130,000	$85	82
10407 Republic Ln	0.13mi	4/2.0	1,528 (+7%)	3mo	$180,000	$118	80
10316 Republic Ln	0.08mi	3/2.0 (-1)	1,323 (-7%)	17mo	$141,000	$107	65
10200 Geyer Springs Rd	0.15mi	3/2.0 (-1)	1,229 (-14%)	2mo	$144,000	$117	64
10018 Republic Ln	0.14mi	4/3.0	1,604 (+12%)	18mo	$183,000	$114	54
6606 Silver Ct	0.62mi	3/2.0 (-1)	1,401 (-2%)	12mo	$155,000	$111	53
22 Wemberly	0.55mi	3/2.0 (-1)	1,510 (+6%)	10mo	$175,000	$116	51
6 Fresno Ct	0.25mi	3/2.0 (-1)	1,217 (-15%)	10mo	$165,000	$136	50
5520 Mcclellan Dr	0.47mi	3/1.5 (-1)	1,470 (+3%)	22mo	$130,000	$88	48
9608 Susanne Dr	0.63mi	3/2.0 (-1)	1,623 (+14%)	13mo	$155,000	$96	32
10601 Warren	0.71mi	3/2.5 (-1)	1,598 (+12%)	20mo	$170,000	$106	23

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 · 4.78% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-8,780
• Equity at exit: $20,114

10-year hold

• IRR: 5.4%
• Equity multiple: 1.43×
• Total profit: $16,087
• Equity at exit: $11,664

Cash invested: $37,772 (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 72209

• Rents YoY: 4.8%
• Active inventory: 81
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$707
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $169

Break-even live

Break-even rent $1,076

Max offer price $134,900

Occupancy floor 82%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10112 Palo Alto Dr Little Rock, AR	3.0	2.0	1062	$1,095	$1.03	43d	1	0.28mi
6111 Queensboro Dr Unit D Little Rock, AR	3.0	1.5	1100	$825	$0.75	23d	1	0.51mi
5306 McClellan Dr Little Rock, AR	3.0	1.5	1044	$1,215	$1.16	43d	1	0.57mi
5806 Southwick Dr Little Rock, AR	3.0	1.5	1116	$1,295	$1.16	14d	1	0.62mi
3 Regency Cir Little Rock, AR	3.0	1.5	1347	$1,175	$0.87	14d	1	0.70mi
6921 Knollwood Rd Little Rock, AR	3.0	2.0	1196	$1,195	$1.00	14d	1	0.89mi
9220 Ricky Ln Little Rock, AR	3.0	1.0	954	$1,245	$1.31	14d	1	0.95mi
7124 Twin Oaks Rd Little Rock, AR	3.0	1.0	912	$975	$1.07	23d	1	0.96mi
7 Austin Ct Little Rock, AR	3.0	2.0	1300	$1,595	$1.23	43d	1	1.01mi
9115 Ricky Ln Little Rock, AR	3.0	1.5	1160	$1,100	$0.95	14d	1	1.03mi
7326 Milford Dr Little Rock, AR	3.0	1.5	989	$1,100	$1.11	14d	1	1.03mi
7409 Skylark Dr Little Rock, AR	4.0	1.5	1549	$1,300	$0.84	14d	1	1.07mi
7212 Fairfield Dr Little Rock, AR	5.0	2.0	1866	$1,700	$0.91	23d	1	1.08mi
4013 Wooddale Dr Little Rock, AR	3.0	2.0	1442	$1,395	$0.97	21d	1	1.14mi
5709 Windamere Dr Little Rock, AR	3.0	1.5	1213	$1,075	$0.89	23d	1	1.19mi
3717 Pine Cone Dr Little Rock, AR	4.0	1.5	1357	$1,195	$0.88	43d	1	1.26mi
7720 Bradley Dr Little Rock, AR	4.0	1.5	1178	$1,250	$1.06	43d	1	1.28mi
7711 Woodhaven Dr Little Rock, AR	3.0	1.0	1204	$1,000	$0.83	23d	1	1.28mi
10224 Jana Dr Little Rock, AR	3.0	1.0	1000	$1,100	$1.10	14d	1	1.33mi
9615 Comstock Rd Little Rock, AR	3.0	1.5	1084	$1,195	$1.10	23d	1	1.45mi
9920 Stardust Trl Little Rock, AR	3.0	2.0	1376	$1,400	$1.02	43d	1	1.50mi

Listing history 10 events

1. 2026-03-31
   status Under Contract
2. 2026-03-07
   price $134,900
3. 2026-01-05
   listed $149,900 New Listing
4. 2014-09-11
   soldstatus $40,000 380-char remark

   Show marketing remark (380 chars)

   Don't miss out on this 4 bedroom 2 bath home with wood floors in living room, hall and bedrooms, brick exterior, fenced back yard with patio, kitchen/dining combo, separate laundry area and carport storage room. House located on low traffic, cul-de-sac street. Agents see confidential remarks for showing instructions. Agents, please see confidential remarks for more information.

5. 2014-08-15
   historical 380-char remark

   Show marketing remark (380 chars)

   Don't miss out on this 4 bedroom 2 bath home with wood floors in living room, hall and bedrooms, brick exterior, fenced back yard with patio, kitchen/dining combo, separate laundry area and carport storage room. House located on low traffic, cul-de-sac street. Agents see confidential remarks for showing instructions. Agents, please see confidential remarks for more information.

6. 2014-05-05
   historical
7. 2014-05-03
   listed $45,600 380-char remark

   Show marketing remark (380 chars)

   Don't miss out on this 4 bedroom 2 bath home with wood floors in living room, hall and bedrooms, brick exterior, fenced back yard with patio, kitchen/dining combo, separate laundry area and carport storage room. House located on low traffic, cul-de-sac street. Agents see confidential remarks for showing instructions. Agents, please see confidential remarks for more information.

8. 2014-03-03
   listed $69,900
9. 2013-07-01
   soldstatus $674,184
10. 2007-07-12
    soldstatus $58,000

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,036 · $86/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,477
• − Mortgage interest: −$7,556
• − Property taxes: −$1,036
• − Insurance: −$674
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$3,924
• Taxable loss: −$191
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $2,073/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): 31,607
• Household income: $40,231
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 1510.0

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 0.56)
• Race & ethnicity: Black 57% Hispanic / Latino 33% Two or more races 15% White 8%
• Hispanic origin (detail): Mexican 21%
• Foreign-born: 14% · Canada
• Languages at home: 70% English-only · Spanish 29%

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: ▼ -151.75%
• Current HPI: 176.4492
• Rent YoY: ▲ 4.78%
• 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

+132.6% since first listed

10 events — show timeline

• 2026-03-31 Pending — CARMLS
• 2026-03-07 Price Changed $134,900 CARMLS
• 2026-01-05 Listed $149,900 CARMLS
• 2014-09-11 Sold (MLS) $40,000 CARMLS
• 2014-08-15 Listing Removed — CARMLS
• 2014-05-05 Listing Removed — CARMLS
• 2014-05-03 Listed $45,600 CARMLS
• 2014-03-03 Listed $69,900 CARMLS
• 2013-07-01 Sold (Public Records) $674,184 Public Records
• 2007-07-12 Sold (Public Records) $58,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,036 · +7.7% YoY. Source: county tax records.