3112 Valley Park Dr · Little Rock, AR 72212

$275,000

3 bd · 2.0 ba · 1,924 sqft · SingleFamily public records · 73 Days on market

Built 1979 9,583 sqft lot Est $292k · 6% under

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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).

• Cash flow +14.1/30.0
• ARV discount +10.2/15.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• 1% rule +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

One-level home in a highly desirable location! Situated on a level lot, this 3-bedroom, 2-bath home features a formal dining room, a spacious living area with a vaulted ceiling, and a bright breakfast nook. Sliding glass doors lead to a lovely screened-in back porch—perfect for relaxing or entertaining. With great bones and plenty of potential, this home is ready for your personal touch. Being sold as-is. Agents see remarks.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• Financial info: Potential financing: conventional loan or cash

Exterior

• Parking: Garage for 2 cars
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Frame exterior
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Screened porch; Fully fenced yard; Wood fence; Paved road; Level lot; Inside city limits; In subdivision

Interior

• Kitchen: Electric range; Wall oven; Dishwasher; Disposal; Pantry; Refrigerator stays
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer stays; Dryer stays; Floored attic; Walk-in closet(s); Wood-burning fireplace with gas starter; Carpet, vinyl and tile flooring; Den/Family room
• Laundry & utility: Washer stays; Dryer stays

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $42 ($503/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 $220k (20.0% below list).
• Recommended offer: $220k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Don Roberts Elementary School (math 68% / reading 65%, grade B+, #19 of 454 statewide, top 4%, 1,004 students, 23% FRL) — zoned schools average 23% FRL vs 69% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 66% at this address vs 24% district-wide (+42 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 73 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

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 $220,065 (20.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $292,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3112 Valley Park Dr	0.00mi	3/2.0	1,924 (0%)	1mo	$255,000	$133	100
4 Liberty Bell Ct	0.09mi	3/2.0	1,976 (+3%)	9mo	$320,000	$162	84
2914 Valley Park Dr	0.12mi	3/2.0	1,863 (-3%)	9mo	$315,000	$169	81
1804 Sawgrass Dr	0.29mi	3/2.0	2,011 (+4%)	3mo	$335,000	$167	76
20 White Willow Ct	0.47mi	4/2.0 (+1)	1,986 (+3%)	9mo	$290,000	$146	60
13209 Pleasant Forest Dr	0.70mi	3/2.0	1,985 (+3%)	3mo	$275,000	$139	59
1 White Aspen Ct	0.63mi	3/2.0	1,775 (-8%)	4mo	$245,000	$138	55
4 White Willow Ct	0.56mi	3/2.5	1,752 (-9%)	3mo	$270,000	$154	55
2201 Huntleigh Ct	0.55mi	3/2.5	2,092 (+9%)	6mo	$319,500	$153	53
13115 Pleasant Forest Dr	0.73mi	3/2.5	2,156 (+12%)	2mo	$280,000	$130	43
2203 Windsor Ct	0.67mi	3/2.5	2,137 (+11%)	8mo	$325,000	$152	42
5 Flourite Cv	0.67mi	3/2.0	1,646 (-14%)	9mo	$208,280	$127	37

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-41,985
• Equity at exit: $41,003

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-33,498
• Equity at exit: $23,777

Cash invested: $77,000 (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: 65
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,201 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$140 /mo · $1,679/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $42

Break-even live

Break-even rent $2,148

Max offer price $275,000

Occupancy floor 93%

Sensitivity live

Price	-10% $198	-5% $120	+0% $42	+5% $-36	+10% $-114
Rent	-10% $-132	-5% $-45	+0% $42	+5% $129	+10% $216
Rate	-1.0pp $180	-0.5pp $112	base $42	+0.5pp $-29	+1.0pp $-102

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13301 Pleasant Forest Dr Little Rock, AR	3.0	2.0	1666	$1,795	$1.08	25d	1	0.66mi
8 Lisa Ct Little Rock, AR	4.0	2.0	2072	$1,995	$0.96	25d	1	1.01mi
3806 Cameo Dr Little Rock, AR	3.0	2.0	1615	$2,225	$1.38	45d	1	1.07mi
4800 Old Oak Dr Little Rock, AR	3.0	2.5	1900	$2,750	$1.45	25d	1	1.11mi
15400 Taylor Loop Rd Little Rock, AR	3.0	2.5	1988	$2,200	$1.11	25d	1	1.12mi
1801 Champlin Dr Little Rock, AR	1.0–3.0	1.0–2.0	1118	$1,939	$1.73	15d	9	1.28mi
13717 Napoleon Rd Little Rock, AR	3.0	2.0	1900	$2,650	$1.39	15d	1	1.30mi
46 Morrison Ct Little Rock, AR	3.0	2.5	1800	$2,200	$1.22	22d	1	1.32mi
11901 Pleasant Ridge Rd Little Rock, AR	1.0–3.0	1.0–2.0	1018	$1,385	$1.36	15d	16	1.41mi

Listing history 7 events

1. 2026-06-03
   status $275,000 Under Contract 73 DOM
2. 2026-06-02
   days on market $275,000 Take Backups 73 DOM
3. 2026-06-01
   days on market $275,000 Take Backups 72 DOM
4. 2026-05-31
   days on market $275,000 Take Backups 71 DOM
5. 2026-05-31
   days on market $275,000 Take Backups 70 DOM
6. 2026-04-28
   historical Take Backups
7. 2026-03-21
   listed $275,000 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: $1,679 · $140/mo
• Projected year-2 tax: $1,760 · $147/mo
• Expected delta: +$81/yr (+$7/mo · 4.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $26,408
• − Mortgage interest: −$15,404
• − Property taxes: −$1,679
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$8,000
• Taxable loss: −$4,276
• Est. tax savings @ 24.0%: +$1,026
• After-tax cash flow: $1,529/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

2 events — show timeline

• 2026-04-28 Contingent — CARMLS
• 2026-03-21 Listed $275,000 CARMLS

Property tax history

-0.0%/yr

Latest (2025): $1,679 · +0.0% YoY. Source: county tax records.