1112 N Hughes St · Little Rock, AR 72007

$269,999

4 bd · 2.0 ba · 2,009 sqft · SingleFamily public records · 17 Days on market

Built 1966 8,276 sqft lot $134/sqft · 6% below area Est $287k · 6% under

---

Why this score? — see what drove the D 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 +14.6/30.0
• ARV discount +10.2/15.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

COMES FULLY FURNISHED!!! TURN KEY! WAS AIRBNB WITH 80% OCCUPANCY - over $2500 monthly! WOULD BE PERFECT TO CONTINUE WITH AIRBNB OR FOR A FIRST TIME HOMEBUYER, FAMILY, OR ANYONE LOOKING FOR A "MOVE IN TOMORROW" HOME! This stunning house has been fully remodeled and is ready for you!! LOCATION!!!! NEW ROOF JUNE 2025! 2 fenced backyards with a courtyard and endless possibilities! This beauty has all the curb appeal and beautiful finishes that you will love! For the chef, you'll enjoy the counter space new cabinets, gas range w/ hood, and all the storage - 2 pantries! With 4 beds, 2.5 baths and extra bonus space, you will have plenty of room for guests! Oversized driveway with carport

Key facts

• Fenced backyards
• Counter space
• Courtyard

Tags

• FULLY FURNISHED
• TURN KEY
• NEW ROOF
• FENCED BACKYARDS
• COURTYARD
• COUNTER SPACE

Property features AI

Finance

• Other: Low-E windows; Insulated windows
• Financial info: Financing available: VA loan, Conventional loan, or Cash
• HOA & community: Annual HOA frequency

Exterior

• Parking: Carport; Parking pads
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Brick and brick & frame exterior combo; Slab/crawl combination foundation
• Construction: Composition roof
• Exterior features: Patio; Deck; Porch; Fully fenced yard; PVC fence; Guttering; Paved road access; Level lot; Inside city limits; Located in a subdivision

Interior

• Kitchen: Built-in stove; Gas range; Dishwasher; Pantry; Refrigerator stays
• Flooring: Tile; Luxury vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heat (gas); Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Smoke detectors; Security system; Ceiling fans
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $63 ($758/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 $230k (14.9% below list).
• Recommended offer: $230k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: Forest Heights Stem Academy (math 45% / reading 57%, grade C-, #88 of 454 statewide, top 19%, 739 students, 50% FRL) — zoned schools average 50% FRL vs 69% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 51% at this address vs 24% district-wide (+26 pts) — the actual schools serving this property are materially stronger than the Little Rock School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 65 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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 17 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask is 10285% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $170k; list at $270k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $229,898 (14.9% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (median comp): $287,217
• List price: $269,999
• Delta: -4.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 N Arthur St	0.38mi	4/2.0	1,903 (-5%)	4mo	$245,000	$129	71
508 N Coolidge St	0.39mi	3/2.0 (-1)	1,976 (-2%)	7mo	$290,000	$147	68
6108 Evergreen Dr	0.42mi	3/2.5 (-1)	1,948 (-3%)	7mo	$288,900	$148	63
205 Kings Row Dr	0.69mi	4/3.0	1,982 (-1%)	3mo	$309,500	$156	59
7309 Gable Dr	0.41mi	3/1.5 (-1)	1,830 (-9%)	1mo	$240,000	$131	58
516 N Coolidge St	0.36mi	4/3.0	2,218 (+10%)	8mo	$311,500	$140	55
2100 Brownwood Dr	0.64mi	3/2.5 (-1)	2,098 (+4%)	1mo	$460,000	$219	55
521 Mcadoo St	0.42mi	3/2.5 (-1)	2,225 (+11%)	4mo	$279,000	$125	52
3 Lorine Cir	0.69mi	4/2.5	2,142 (+7%)	7mo	$234,000	$109	49
2 Shannon Dr	0.48mi	3/2.0 (-1)	1,763 (-12%)	6mo	$325,000	$184	48
2115 N Mckinley St	0.73mi	3/3.0 (-1)	1,930 (-4%)	5mo	$398,000	$206	46
7104 Briarwood Dr	0.73mi	3/2.5 (-1)	2,276 (+13%)	2mo	$292,000	$128	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-39,761
• Equity at exit: $40,258

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-29,580
• Equity at exit: $23,345

Cash invested: $75,600 (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 72007

• Home prices YoY: -7.9%
• Active inventory: 65
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,299 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$225 /mo · $2,695/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $63

Break-even live

Break-even rent $2,219

Max offer price $269,999

Occupancy floor 92%

Sensitivity live

Price	-10% $216	-5% $140	+0% $63	+5% $-13	+10% $-90
Rent	-10% $-118	-5% $-28	+0% $63	+5% $154	+10% $245
Rate	-1.0pp $199	-0.5pp $132	base $63	+0.5pp $-7	+1.0pp $-78

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Auburn Dr Little Rock, AR	4.0	2.0	2469	$1,750	$0.71	16d	1	0.48mi
224 Beckwood Dr Little Rock, AR	3.0	3.0	2180	$1,950	$0.89	45d	1	0.62mi
1607 N University Ave Little Rock, AR	4.0	4.0	2971	$5,500	$1.85	45d	1	0.64mi
701 N Buchanan St Little Rock, AR	3.0	2.0	2946	$1,300	$0.44	25d	1	0.69mi
7301 W Markham St Little Rock, AR	3.0	2.0	2212	$1,500	$0.68	25d	1	0.73mi
7902 Harmon Dr Little Rock, AR	4.0	3.0	2500	$2,320	$0.93	45d	1	0.74mi
7200 Apache Rd Little Rock, AR	3.0	2.0	2150	$1,850	$0.86	45d	1	0.75mi
7302 Woodside Ln Little Rock, AR	3.0	2.0	2527	$1,695	$0.67	45d	1	0.80mi
1304 Biscayne Dr Little Rock, AR	3.0	2.5	2421	$1,850	$0.76	45d	1	0.87mi
5812 Stonewall Rd Little Rock, AR	3.0	2.0	1961	$3,650	$1.86	25d	1	0.88mi
9 Oak Glen Ln Little Rock, AR	4.0	3.0	2780	$4,500	$1.62	45d	1	0.88mi
7001 Bluebird Dr Little Rock, AR	3.0	2.0	1572	$3,000	$1.91	45d	1	0.91mi
8110 Alvin Ln Little Rock, AR	3.0	2.0	1500	$1,595	$1.06	16d	1	1.00mi
6609 Bluebird Dr Little Rock, AR	3.0	2.0	2026	$1,795	$0.89	25d	1	1.05mi
13 Gregory Ln Little Rock, AR	4.0	2.0	1784	$1,650	$0.92	21d	1	1.08mi
5123 Lee Ave Little Rock, AR	3.0	2.0	1600	$2,125	$1.33	45d	1	1.16mi
404 N Jackson St Little Rock, AR	3.0	2.0	1400	$1,900	$1.36	45d	1	1.25mi
7 Fairbrook Dr Little Rock, AR	4.0	2.5	1902	$1,695	$0.89	25d	1	1.27mi
51 Wolfbridge Lop Little Rock, AR	3.0	3.0	1497	$1,700	$1.14	23d	1	1.29mi
4816 Kenyon Dr Little Rock, AR	3.0	2.0	1425	$4,500	$3.16	16d	1	1.30mi
4815 Lee Ave Little Rock, AR	3.0	2.0	1459	$2,950	$2.02	45d	1	1.34mi
6 Brookside Cir Little Rock, AR	3.0	2.0	1700	$1,695	$1.00	25d	1	1.43mi
119 N Monroe St Little Rock, AR	3.0	2.0	1490	$1,850	$1.24	45d	1	1.46mi

Listing history 32 events

1. 2026-06-14
   days on market $269,999 Active 17 DOM
2. 2026-06-13
   days on market $269,999 Active 16 DOM
3. 2026-06-10
   days on market $269,999 Active 14 DOM
4. 2026-06-09
   days on market $269,999 Active 13 DOM
5. 2026-06-08
   days on market $269,999 Active 12 DOM
6. 2026-06-07
   days on market $269,999 Active 11 DOM
7. 2026-06-05
   days on market $269,999 Active 8 DOM
8. 2026-06-03
   statusdays on market $269,999 Active 7 DOM
9. 2026-06-02
   days on market $269,999 New Listing 6 DOM
10. 2026-06-01
    days on market $269,999 New Listing 5 DOM
11. 2026-05-31
    days on market $269,999 New Listing 4 DOM
12. 2026-05-31
    days on market $269,999 New Listing 3 DOM
13. 2026-03-21
    listed $275,000 New Listing 828-char remark
14. 2025-12-12
    historical
15. 2025-10-20
    listed $275,000 New Listing
16. 2025-10-20
    historical
17. 2025-09-30
    price $264,500
18. 2025-09-19
    price $265,000
19. 2025-09-08
    price $270,000
20. 2025-08-29
    price $272,500
21. 2025-08-19
    listed $275,000 New Listing
22. 2025-08-19
    historical
23. 2025-07-29
    price $275,000
24. 2025-07-09
    price $277,000
25. 2025-06-19
    listed $279,000 New Listing
26. 2025-05-09
    soldstatus $170,000
27. 2017-06-12
    soldstatus $139,000
28. 2016-06-11
    historical
29. 2016-01-15
    price $169,900
30. 2015-12-11
    listed $174,900 New Listing
31. 2004-06-04
    soldstatus $150,000
32. 1998-09-04
    soldstatus $114,380

ⓘ 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: $2,695 · $225/mo
• Projected year-2 tax: $2,695 · $225/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $27,588
• − Mortgage interest: −$15,124
• − Property taxes: −$2,695
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − Depreciation: −$7,855
• Taxable loss: −$3,850
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $1,682/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
• City population: 218,896
• Population (ZIP): 9,945

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 3% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Italian 1% Portuguese 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 96% English-only · Spanish 1% 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: ▼ -16.87%
• Current HPI: 196.9424
• Rent YoY: —
• Metro: —
• 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

-97.7% since first listed

24 events — show timeline

• 2026-06-17 Listed for Rent $2,600 APPFOLIO
• 2026-06-15 Listing Removed — CARMLS
• 2026-05-27 Listed $269,999 CARMLS
• 2026-05-22 Listing Removed — CARMLS
• 2026-03-21 Listed $275,000 CARMLS
• 2025-12-12 Listing Removed — CARMLS
• 2025-10-20 Listing Removed — CARMLS
• 2025-10-20 Listed $275,000 CARMLS
• 2025-09-30 Price Changed $264,500 CARMLS
• 2025-09-19 Price Changed $265,000 CARMLS
• 2025-09-08 Price Changed $270,000 CARMLS
• 2025-08-29 Price Changed $272,500 CARMLS
• 2025-08-19 Listing Removed — CARMLS
• 2025-08-19 Listed $275,000 CARMLS
• 2025-07-29 Price Changed $275,000 CARMLS
• 2025-07-09 Price Changed $277,000 CARMLS
• 2025-06-19 Listed $279,000 CARMLS
• 2025-05-09 Sold (Public Records) $170,000 Public Records
• 2017-06-12 Sold (Public Records) $139,000 Public Records
• 2016-06-11 Listing Removed — CARMLS
• 2016-01-15 Price Changed $169,900 CARMLS
• 2015-12-11 Listed $174,900 CARMLS
• 2004-06-04 Sold (Public Records) $150,000 Public Records
• 1998-09-04 Sold (Public Records) $114,380 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,695 · +0.0% YoY. Source: county tax records.