3002 Ware St · Little Rock, AR 72204

$94,900

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 13 Days on market

Built 1963 6,969 sqft lot Est $99k · at est.

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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 +25.6/30.0
• ARV discount +9.4/15.0
• DSCR +8.5/10.0
• 1% rule +6.2/10.0
• 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

Legal description is: L 12 B 12 Hamilton Brack Addition- Great condition, wood floors except kitchen and bath-they are tile-Large screened in deck, outside storage-refrigerator, washer and dryer remain.

Key facts

• Screened in porch
• Eat in kitchen
• Family room

Tags

• FAMILY ROOM
• EAT IN KITCHEN
• SCREENED IN PORCH
• NEW ROOF
• WALKING DISTANCE TO UALR
• DETACHED

Property features AI

Finance

• Financial info: Financing available: Cash or conventional loan

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas; Cable TV available; Private telephone service
• Home design: Brick and frame combination exterior; Inside city limits; Level lot in a subdivision; Faces unspecified direction
• Construction: Crawl space foundation; Composition roof
• Exterior features: Screened porch; Partially fenced yard; Guttering; Paved road access

Interior

• Kitchen: Free-standing stove; Dishwasher
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating/air (see remarks)
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Ceiling fans
• Laundry & utility: Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.1% 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 (+4.9%/yr); 186 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($41k/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 $656 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y ago 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.
• Current owner paid $56k; list at $95k implies a 69% 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 $94,900

Questions for the listing agent

1. Built in 1963 — 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. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $98,988
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3500 Whitfield St	0.69mi	2/1.0	876 (0%)	1mo	$84,900	$97	67
17 Woodcliff Cir	0.53mi	3/1.0 (+1)	950 (+8%)	6mo	$129,900	$137	51
7 Irving Dr	0.27mi	3/1.0 (+1)	950 (+8%)	21mo	$110,000	$116	51
39 Rosemont	0.42mi	3/1.0 (+1)	950 (+8%)	16mo	$115,000	$121	48
29 Barbara Cir	0.73mi	3/1.0 (+1)	962 (+10%)	3mo	$72,000	$75	42
11 Barbara Cir	0.70mi	3/1.0 (+1)	988 (+13%)	5mo	$105,000	$106	37
37 Barbara Dr	0.66mi	3/1.0 (+1)	950 (+8%)	23mo	$107,500	$113	31

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 · 4.91% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,024
• Equity at exit: $14,150

10-year hold

• IRR: 12.4%
• Equity multiple: 2.06×
• Total profit: $28,166
• Equity at exit: $8,205

Cash invested: $26,572 (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 72204

• Home prices YoY: -21.5%
• Rents YoY: 4.9%
• Active inventory: 186
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,060 high
• Mortgage (P&I): −$498
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $225

Break-even live

Break-even rent $775

Max offer price $94,900

Occupancy floor 74%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	44d	1	0.10mi
3510 S Bryant St Unit 50 Little Rock, AR	2.0	1.0	807	$995	$1.23	44d	1	0.33mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	44d	1	0.44mi
3415 Town & Country Ave Little Rock, AR	2.0	1.0	645	$675	$1.05	44d	1	0.47mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	21d	1	0.51mi
8 Utica Ln Little Rock, AR	3.0	1.5	1006	$850	$0.84	44d	1	0.75mi
3219 Potter St Little Rock, AR	3.0	1.0	976	$895	$0.92	44d	1	0.80mi
2412 Vancouver Dr Little Rock, AR	3.0	1.5	1104	$1,200	$1.09	44d	1	0.88mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	21d	1	0.95mi
2017 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.08mi
2015 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.08mi
2001 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.09mi
2011 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.09mi
2009 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.09mi
2007 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.09mi
2005 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.09mi
2003 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.09mi
1500 Parham Pointe Dr Little Rock, AR	1.0–2.0	1.0–2.0	941	$1,300	$1.38	19d	5	1.11mi
3324 Tatum St Little Rock, AR	2.0	1.0	800	$795	$0.99	44d	1	1.20mi
8901 Tanya Dr Little Rock, AR	2.0	1.0	784	$850	$1.08	23d	1	1.43mi
1100 Fair Park Blvd Apt 7 Little Rock, AR	1.0	1.0	636	$550	$0.86	21d	1	1.44mi
8900 Tanya Dr Unit A Little Rock, AR	2.0	1.0	814	$750	$0.92	44d	1	1.44mi
1100 Fair Park Blvd Little Rock, AR	1.0	1.0	636	$550	$0.86	23d	2	1.44mi
4613 W 23rd St Unit B Little Rock, AR	2.0	1.0	650	$1,200	$1.85	23d	1	1.44mi
8906 Morris Manor Dr Little Rock, AR	2.0	1.5	846	$850	$1.00	14d	1	1.47mi
8906 Morris Manor Dr Apt 6 Little Rock, AR	2.0	1.5	864	$825	$0.95	23d	1	1.48mi
6408 Blue Bird Dr Unit A Little Rock, AR	2.0	1.0	1025	$1,000	$0.98	44d	1	1.48mi

Listing history 12 events

1. 2026-06-18
   days on market $94,900 Active 13 DOM
2. 2026-06-17
   days on market $94,900 Active 12 DOM
3. 2026-06-16
   days on market $94,900 Active 11 DOM
4. 2026-06-15
   days on market $94,900 Active 10 DOM
5. 2026-06-14
   days on market $94,900 Active 8 DOM
6. 2026-06-13
   remarks 310-char remark
7. 2026-06-13
   statusdays on market $94,900 Active 7 DOM
8. 2026-06-10
   days on market $94,900 New Listing 5 DOM
9. 2026-06-09
   days on market $94,900 New Listing 4 DOM
10. 2026-06-08
    days on market $94,900 New Listing 3 DOM
11. 2026-06-07
    remarks 305-char remark
12. 2026-06-07
    listed $94,900 New Listing 2 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: $902 · $75/mo
• Projected year-2 tax: $902 · $75/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 2/10 Low
• 🌡 Heat 7/10 Severe 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: $12,721
• − Mortgage interest: −$5,316
• − Property taxes: −$902
• − Insurance: −$474
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,761
• Taxable income: $1,233
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $2,405/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): 30,525
• Household income: $40,882
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1553.0

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 Black (66%)
• Race & ethnicity: Black 66% White 18% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 9% 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: ▼ -47.17%
• Current HPI: 172.3977
• Rent YoY: ▲ 4.91%
• 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

+72.9% since first listed

5 events — show timeline

• 2026-06-04 Listed $94,900 CARMLS
• 2011-11-28 Sold (Public Records) $56,000 Public Records
• 2011-11-22 Sold (MLS) $55,610 CARMLS
• 2011-08-30 Listing Removed — CARMLS
• 2011-08-03 Listed $54,900 CARMLS

Property tax history

+0.4%/yr

Latest (2025): $902 · +4.4% YoY. Source: county tax records.