21 Kingsbridge Way · Little Rock, AR 72212

$199,500

3 bd · 2.5 ba · 1,800 sqft · SingleFamily public records · 13 Days on market

Built 1974 $111/sqft · 29% below area Est $282k · 29% under $350/mo HOA · 18% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful Kingsbridge Condo with 3 bedrooms and 2.5 baths! Fabulous location adjacent Pleasant Valley. The perfect setting for enjoying easy living and entertaining friends. Downstairs large family room with fireplace, custom bookshelves, bar area and access to fantastic courtyard terrace. Nice kitchen and handsome formal dining. Powder room. Upstairs: Spacious primary suite with updated bath. 2 guest bedrooms with shared bath. Utility/laundry room with washer and dryer. Designated parking. Fabulous complex with nice amenities including pool, green areas, clubhouse and tennis/pickleball. Fantastic opportunity in the heart of Little Rock!

Key facts

• Custom bookshelves
• Large family room
• Updated bath

Tags

• LARGE FAMILY ROOM
• CUSTOM BOOKSHELVES
• BAR AREA
• FANTASTIC COURTYARD TERRACE
• UPDATED BATH
• UTILITY LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (2.4% below list).
• Recommended offer: $169k (15.2% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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: 62 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $169k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,112 (15.2% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.27%
• DSCR: 0.90
• GRM: 8.5

CMA / ARV

• ARV (median comp): $282,000
• List price: $199,500
• Delta: -29.26%
• 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
41 Colony Dr	0.25mi	3/2.0	1,859 (+3%)	3mo	$289,000	$155	78
19 Queenspark Rd	0.45mi	3/2.0	1,849 (+3%)	0mo	$155,000	$84	72
608 Cambridge Place Dr	0.46mi	3/2.0	1,834 (+2%)	2mo	$210,000	$115	72
43 Colony Rd	0.26mi	4/2.5 (+1)	1,880 (+4%)	5mo	$275,000	$146	72
11306 Gila Valley Dr	0.51mi	3/2.0	1,823 (+1%)	1mo	$289,500	$159	72
2204 Clapboard Hill Rd	0.53mi	3/2.0	1,962 (+9%)	2mo	$270,000	$138	57
9924 Echo Valley Ct	0.71mi	3/2.0	1,730 (-4%)	3mo	$215,000	$124	56
1800 Old Forge Dr	0.71mi	3/2.0	1,687 (-6%)	2mo	$249,000	$148	53
3010 Misty Ln	0.75mi	3/2.0	1,678 (-7%)	2mo	$215,000	$128	50
2010 Gunpowder Rd	0.53mi	3/2.0	1,561 (-13%)	3mo	$216,500	$139	49
1801 Old Forge Dr	0.68mi	3/2.5	2,000 (+11%)	3mo	$202,000	$101	47
28 Walnut Valley Dr	0.68mi	3/2.0	1,578 (-12%)	2mo	$235,000	$149	44

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: -22.3%
• Equity multiple: 0.23×
• Total profit: $-43,051
• Equity at exit: $29,746

10-year hold

• IRR: -16.1%
• Equity multiple: 0.09×
• Total profit: $-50,650
• Equity at exit: $17,249

Cash invested: $55,860 (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 72212

• Active inventory: 62
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,946 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$164 /mo · $1,966/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$350
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-172

Break-even live

Break-even rent $2,164

Max offer price $169,112

Occupancy floor —

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Kingsbridge Way Little Rock, AR	2.0	2.5	1430	$2,000	$1.40	44d	1	0.05mi
32 Kingsbridge Way Little Rock, AR	2.0	2.5	1430	$1,600	$1.12	23d	1	0.05mi
76 Kingspark Rd Little Rock, AR	4.0	3.0	2359	$2,750	$1.17	23d	1	0.14mi
2221 Wentwood Valley Dr Little Rock, AR	3.0	2.0	1247	$1,372	$1.10	44d	2	0.21mi
2221 Wentwood Valley Dr Apt 48 Little Rock, AR	3.0	2.0	1226	$1,395	$1.14	19d	1	0.21mi
10006 Charterhouse Rd Little Rock, AR	3.0	2.5	2125	$1,700	$0.80	23d	1	0.41mi
1816 Breckenridge Dr Little Rock, AR	4.0	2.0	2300	$2,225	$0.97	23d	1	0.49mi
2709 Millbrook Rd Little Rock, AR	3.0	2.0	1950	$1,985	$1.02	23d	1	0.55mi
10 Hampshire Cir Little Rock, AR	3.0	2.0	1600	$1,700	$1.06	23d	1	0.74mi
28 Pleasant Cv Little Rock, AR	3.0	2.0	1444	$1,500	$1.04	23d	1	0.80mi
4 Sunset Hl Little Rock, AR	4.0	2.5	1826	$2,295	$1.26	44d	1	0.81mi
1812 Reservoir Rd Little Rock, AR	1.0–3.0	1.0–2.0	973	$1,110	$1.14	14d	17	0.88mi
1912 Green Mountain Dr Little Rock, AR	1.0–2.0	1.0–2.5	923	$1,050	$1.14	14d	15	0.93mi
1400 Old Forge Dr Little Rock, AR	1.0–3.0	1.0–2.5	995	$1,260	$1.27	21d	16	0.94mi
18 Cobble Hill Rd Little Rock, AR	3.0	2.0	1515	$2,500	$1.65	23d	1	0.95mi
9324 Northedge Rd Little Rock, AR	3.0	2.0	1435	$1,600	$1.11	44d	1	0.97mi
16 Warwick Rd Little Rock, AR	3.0	2.0	1580	$1,650	$1.04	44d	1	1.01mi
1203 Wild Turkey Ct Little Rock, AR	4.0	2.0	1985	$1,950	$0.98	23d	1	1.06mi
6 Woodlore Ct Little Rock, AR	3.0	2.0	1614	$1,750	$1.08	23d	1	1.28mi
3806 Cameo Dr Little Rock, AR	3.0	2.0	1615	$2,225	$1.38	44d	1	1.40mi
51 Wolfbridge Lop Little Rock, AR	3.0	3.0	1497	$1,700	$1.14	21d	1	1.46mi
10006 Raymond Dr Little Rock, AR	3.0	1.5	1450	$1,400	$0.97	44d	1	1.46mi
11901 Pleasant Ridge Rd Little Rock, AR	1.0–3.0	1.0–2.0	1018	$1,385	$1.36	14d	16	1.47mi

HOA detail

• Monthly dues: $350 · $4,200/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-18
   days on market $199,500 Active 13 DOM
2. 2026-06-17
   days on market $199,500 Active 12 DOM
3. 2026-06-16
   days on market $199,500 Active 11 DOM
4. 2026-06-15
   days on market $199,500 Active 10 DOM
5. 2026-06-14
   days on market $199,500 Active 8 DOM
6. 2026-06-13
   statusdays on market $199,500 Active 7 DOM
7. 2026-06-10
   days on market $199,500 New Listing 5 DOM
8. 2026-06-09
   days on market $199,500 New Listing 4 DOM
9. 2026-06-08
   days on market $199,500 New Listing 3 DOM
10. 2026-06-07
    statusdays on marketlisting id $199,500 New Listing 2 DOM
11. 2026-06-03
    days on market $199,500 Active 175 DOM
12. 2026-06-02
    days on market $199,500 Active 174 DOM
13. 2026-06-01
    days on market $199,500 Active 173 DOM
14. 2026-05-31
    days on market $199,500 Active 172 DOM
15. 2026-05-31
    days on market $199,500 Active 171 DOM
16. 2026-05-11
    price $199,500 646-char remark

    Show marketing remark (646 chars)

    Wonderful Kingsbridge Condo with 3 bedrooms and 2.5 baths! Fabulous location adjacent Pleasant Valley. The perfect setting for enjoying easy living and entertaining friends. Downstairs large family room with fireplace, custom bookshelves, bar area and access to fantastic courtyard terrace. Nice kitchen and handsome formal dining. Powder room. Upstairs: Spacious primary suite with updated bath. 2 guest bedrooms with shared bath. Utility/laundry room with washer and dryer. Designated parking. Fabulous complex with nice amenities including pool, green areas, clubhouse and tennis/pickleball. Fantastic opportunity in the heart of Little Rock!

17. 2026-02-14
    price $215,000 646-char remark

    Show marketing remark (646 chars)

    Wonderful Kingsbridge Condo with 3 bedrooms and 2.5 baths! Fabulous location adjacent Pleasant Valley. The perfect setting for enjoying easy living and entertaining friends. Downstairs large family room with fireplace, custom bookshelves, bar area and access to fantastic courtyard terrace. Nice kitchen and handsome formal dining. Powder room. Upstairs: Spacious primary suite with updated bath. 2 guest bedrooms with shared bath. Utility/laundry room with washer and dryer. Designated parking. Fabulous complex with nice amenities including pool, green areas, clubhouse and tennis/pickleball. Fantastic opportunity in the heart of Little Rock!

18. 2025-12-08
    listed $229,500 New Listing 646-char remark

    Show marketing remark (646 chars)

    Wonderful Kingsbridge Condo with 3 bedrooms and 2.5 baths! Fabulous location adjacent Pleasant Valley. The perfect setting for enjoying easy living and entertaining friends. Downstairs large family room with fireplace, custom bookshelves, bar area and access to fantastic courtyard terrace. Nice kitchen and handsome formal dining. Powder room. Upstairs: Spacious primary suite with updated bath. 2 guest bedrooms with shared bath. Utility/laundry room with washer and dryer. Designated parking. Fabulous complex with nice amenities including pool, green areas, clubhouse and tennis/pickleball. Fantastic opportunity in the heart of Little Rock!

19. 2025-11-15
    historical
20. 2025-10-01
    price $249,900
21. 2025-09-04
    price $259,900
22. 2025-08-08
    listed $267,500 New Listing
23. 2005-11-18
    soldstatus $169,000

ⓘ 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: $1,966 · $164/mo
• Projected year-2 tax: $1,966 · $164/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $23,356
• − Mortgage interest: −$11,175
• − Property taxes: −$1,966
• − Insurance: −$1,795
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − HOA: −$4,200
• − Depreciation: −$5,804
• Taxable loss: −$5,321
• Est. tax savings @ 24.0%: +$1,277
• After-tax cash flow: $-787/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): 13,698
• Household income: $114,140
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 101.0

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 (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 4% Hispanic / Latino 4% Asian 3%
• Common ancestry: Portuguese 2% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -154.02%
• Current HPI: 204.889
• 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

+18.0% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $199,500 CARMLS
• 2026-02-14 Price Changed $215,000 CARMLS
• 2025-12-08 Listed $229,500 CARMLS
• 2025-11-15 Listing Removed — CARMLS
• 2025-10-01 Price Changed $249,900 CARMLS
• 2025-09-04 Price Changed $259,900 CARMLS
• 2025-08-08 Listed $267,500 CARMLS
• 2005-11-18 Sold (Public Records) $169,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,966 · +0.0% YoY. Source: county tax records.