11806 Veronica Rd · Maumelle, AR 72118

$125,900

4 bd · 2.0 ba · 2,328 sqft · SingleFamily public records · 27 Days on market

Built 1985 1.50 ac lot ↓ 34% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a North Little Rock fixer-upper with land? This spacious 4-bedroom, 2-bath property in the Oak Grove area offers approximately 2,328 square feet on a corner 1.5-acre outside city limits. With a new roof installed in 2025 and a new septic tank in 2024, some of the major updates are already complete. Inside, the layout offers oversized living areas and an enclosed carport that adds valuable flex space for an office, second living room, media room, or play area. The fully fenced property also includes 4 spacious storage buildings that convey, offering excellent space for equipment, hobbies, tools, workshop use, outdoor storage, or additional functionality. This property is ideal fo

Key facts

• Enclosed carport
• New septic tank
• New roof

Tags

• NEW ROOF
• NEW SEPTIC TANK
• OVERSIZED LIVING AREAS
• ENCLOSED CARPORT
• FULLY FENCED PROPERTY
• 4 SPACIOUS STORAGE BUILDINGS

Property features AI

Finance

• Financial info: Cash financing available

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas
• Home design: Single-family property; Approximately 2,328 square feet; Approximately 1.5 acre lot; Entry and orientation information not provided
• Construction: Crawl space foundation
• Exterior features: Brick exterior; Architectural shingle roof; Paved road access; Level, corner lot

Interior

• Kitchen: Free-standing stove; Gas range
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling; Central gas heating
• Interior features: Formal living room; Den / family room; Bonus room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $124k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 4.0% in Maumelle — 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 77/100 on livability (#8 in AR, #2,885 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.5%/yr); 105 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• At $1,940/mo this rent would consume 47% of the median local household income ($50k/yr) (locally 1149% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $870 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $124,011 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.54% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.96%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $265,392
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7410 Wheat Rd	0.28mi	3/2.0 (-1)	2,184 (-6%)	5mo	$250,000	$114	67
8119 Marche Lateral Rd	0.72mi	4/2.5	2,170 (-7%)	7mo	$175,000	$81	47

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 · 5.47% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.78×
• Total profit: $27,514
• Equity at exit: $18,772

10-year hold

• IRR: 28.7%
• Equity multiple: 3.86×
• Total profit: $100,678
• Equity at exit: $10,886

Cash invested: $35,252 (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 72118

• Home prices YoY: -17.9%
• Rents YoY: 5.5%
• Active inventory: 105
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,940 medium
• Mortgage (P&I): −$660
• Tax from tax record: −$145 /mo · $1,743/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $674

Break-even live

Break-even rent $1,086

Max offer price $125,900

Occupancy floor 60%

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 Riley Ln Maumelle, AR	4.0	2.0	1862	$2,300	$1.24	23d	1	1.40mi
621 Riley Ln Maumelle, AR	4.0	2.0	1955	$2,300	$1.18	23d	1	1.40mi

Listing history 26 events

1. 2026-06-18
   days on market $125,900 Active 27 DOM
2. 2026-06-17
   days on market $125,900 Active 26 DOM
3. 2026-06-16
   days on market $125,900 Active 25 DOM
4. 2026-06-15
   days on market $125,900 Active 24 DOM
5. 2026-06-14
   days on market $125,900 Active 22 DOM
6. 2026-06-13
   days on market $125,900 Active 21 DOM
7. 2026-06-10
   days on market $125,900 Active 19 DOM
8. 2026-06-09
   days on market $125,900 Active 18 DOM
9. 2026-06-08
   days on market $125,900 Active 17 DOM
10. 2026-06-07
    days on market $125,900 Active 16 DOM
11. 2026-06-05
    days on market $125,900 Active 13 DOM
12. 2026-06-03
    days on market $125,900 Active 12 DOM
13. 2026-06-02
    days on market $125,900 Active 11 DOM
14. 2026-06-01
    days on market $125,900 Active 10 DOM
15. 2026-05-31
    days on market $125,900 Active 9 DOM
16. 2026-05-31
    days on market $125,900 Active 8 DOM
17. 2026-05-22
    listed $125,900 New Listing
18. 2026-04-30
    historical
19. 2026-04-16
    price $130,000
20. 2026-03-02
    listed $170,000 New Listing
21. 2026-03-01
    historical
22. 2025-11-20
    listed $175,000 New Listing
23. 2025-11-19
    historical
24. 2025-08-18
    listed $185,000 New Listing
25. 2025-08-17
    historical
26. 2025-05-16
    listed $190,000 New Listing

ⓘ 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: $1,743 · $145/mo
• Projected year-2 tax: $1,743 · $145/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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $23,276
• − Mortgage interest: −$7,052
• − Property taxes: −$1,743
• − Insurance: −$630
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$3,663
• Taxable income: $6,465
• Est. tax owed @ 24.0%: −$1,552
• After-tax cash flow: $6,541/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 of 238 in AR

Livability — Maumelle

• Score: 77/100
• State rank: #8
• US rank: #2885

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pulaski County · 372,764 people
• City population: 25,596
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 22,913
• Household income: $49,559
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1149.0

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 0.64)
• Race & ethnicity: Black 42% White 42% Hispanic / Latino 11% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -39.32%
• Current HPI: 180.6901
• Rent YoY: ▲ 5.47%
• 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

-33.7% since first listed

10 events — show timeline

• 2026-05-22 Listed $125,900 CARMLS
• 2026-04-30 Listing Removed — CARMLS
• 2026-04-16 Price Changed $130,000 CARMLS
• 2026-03-02 Listed $170,000 CARMLS
• 2026-03-01 Listing Removed — CARMLS
• 2025-11-20 Listed $175,000 CARMLS
• 2025-11-19 Listing Removed — CARMLS
• 2025-08-18 Listed $185,000 CARMLS
• 2025-08-17 Listing Removed — CARMLS
• 2025-05-16 Listed $190,000 CARMLS

Property tax history

+5.9%/yr

Latest (2025): $1,743 · +7.0% YoY. Source: county tax records.