7305 Skylark Dr · Little Rock, AR 72209

$99,900

4 bd · 2.0 ba · 1,589 sqft · SingleFamily public records · 22 Days on market

Built 1968 8,276 sqft lot $63/sqft · at area comps Est $98k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +6.5/15.0
• 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

One story Brick and frame home on a level lot. Fenced back yard. Formal Living Room and separate den. Some remodeling has been done. But has not been finished. Agents see agent remarks for offer instructions.

Key facts

• Fenced back yard
• Separate den
• Level lot

Tags

• LEVEL LOT
• FENCED BACK YARD
• FORMAL LIVING ROOM
• SEPARATE DEN
• SOME REMODELING

Property features AI

Exterior

• Parking: Attached garage for 1 car
• Utilities: Public sewer; Public water; Electric service (municipal/Entergy); Natural gas; Cable TV available; Private telephone service
• Home design: Brick and frame combination exterior
• Construction: Slab foundation; Composition roof with architectural shingles
• Exterior features: Fully fenced yard with chain link fencing; Paved road access; Level lot in a subdivision

Interior

• Flooring: Carpet; Tile; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central cooling (electric)
• Interior features: Carpet, tile, and concrete flooring; Formal living room; Den / family room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: Chicot Elementary School (math 15% / reading 12%, grade F, #413 of 454 statewide, top 91%, 867 students, 91% FRL); Cloverdale Middle School (math 4% / reading 6%, grade F, #201 of 201 statewide, top 100%, 665 students, 84% FRL) — zoned schools average 88% FRL vs 69% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 24% district-wide (-15 pts) — the specific schools serving this property underperform the Little Rock School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.8%/yr); 86 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($40k/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 $691 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 + 4.8% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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: 1.35% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.52%
• DSCR: 1.74
• GRM: 6.2

CMA / ARV

• ARV (median comp): $97,708
• List price: $99,900
• Delta: 2.24%
• 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
10709 Excalibur Dr	0.61mi	4/2.5	1,609 (+1%)	8mo	$178,000	$111	61
8005 Woodhaven Dr	0.46mi	3/2.0 (-1)	1,461 (-8%)	0mo	$105,000	$72	60
9608 Susanne Dr	0.50mi	3/2.0 (-1)	1,623 (+2%)	13mo	$155,000	$96	57
10301 Milkyway Dr	0.66mi	3/1.5 (-1)	1,580 (-1%)	8mo	$158,900	$101	54
10200 Whispering Pine Dr	0.55mi	3/2.0 (-1)	1,498 (-6%)	8mo	$145,000	$97	53
7101 Mabelvale Cutoff	0.46mi	3/2.0 (-1)	1,642 (+3%)	18mo	$72,500	$44	53
22 Wemberly	0.62mi	3/2.0 (-1)	1,510 (-5%)	10mo	$175,000	$116	50
7 Kelli Ct	0.72mi	3/2.0 (-1)	1,644 (+4%)	17mo	$135,000	$82	42
10317 Woodbridge Dr	0.74mi	3/2.0 (-1)	1,518 (-4%)	18mo	$149,900	$99	39
10300 Woodbridge Dr	0.74mi	3/2.0 (-1)	1,448 (-9%)	9mo	$230,000	$159	38
10819 Lorie Ln	0.75mi	3/2.0 (-1)	1,438 (-10%)	8mo	$160,000	$111	38
6606 Silver Ct	0.68mi	3/2.0 (-1)	1,401 (-12%)	12mo	$155,000	$111	33

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 · 4.78% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.39×
• Total profit: $10,815
• Equity at exit: $14,895

10-year hold

• IRR: 20.2%
• Equity multiple: 2.84×
• Total profit: $51,518
• Equity at exit: $8,638

Cash invested: $27,972 (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 72209

• Rents YoY: 4.8%
• Active inventory: 86
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$524
• Tax from tax record: −$114 /mo · $1,371/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $385

Break-even live

Break-even rent $860

Max offer price $99,900

Occupancy floor 66%

Sensitivity live

Price	-10% $442	-5% $413	+0% $385	+5% $357	+10% $329
Rent	-10% $279	-5% $332	+0% $385	+5% $438	+10% $492
Rate	-1.0pp $435	-0.5pp $411	base $385	+0.5pp $359	+1.0pp $333

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7409 Skylark Dr Little Rock, AR	4.0	1.5	1549	$1,300	$0.84	15d	1	0.06mi
7711 Woodhaven Dr Little Rock, AR	3.0	1.0	1204	$1,000	$0.83	25d	1	0.28mi
7720 Bradley Dr Little Rock, AR	4.0	1.5	1178	$1,250	$1.06	45d	1	0.29mi
7212 Fairfield Dr Little Rock, AR	5.0	2.0	1866	$1,700	$0.91	25d	1	0.33mi
6921 Knollwood Rd Little Rock, AR	3.0	2.0	1196	$1,195	$1.00	15d	1	0.33mi
9615 Comstock Rd Little Rock, AR	3.0	1.5	1084	$1,195	$1.10	25d	1	0.45mi
9920 Stardust Trl Little Rock, AR	3.0	2.0	1376	$1,400	$1.02	45d	1	0.52mi
15 Westward Rd Little Rock, AR	3.0	1.5	1231	$1,225	$1.00	45d	1	0.64mi
9404 Westward Rd Little Rock, AR	3.0	1.5	1052	$1,050	$1.00	15d	1	0.66mi
10112 Palo Alto Dr Little Rock, AR	3.0	2.0	1062	$1,095	$1.03	45d	1	0.73mi
6111 Queensboro Dr Unit D Little Rock, AR	3.0	1.5	1100	$825	$0.75	25d	1	0.82mi
5806 Southwick Dr Little Rock, AR	3.0	1.5	1116	$1,295	$1.16	15d	1	1.07mi
7 Austin Ct Little Rock, AR	3.0	2.0	1300	$1,595	$1.23	45d	1	1.16mi
5709 Windamere Dr Little Rock, AR	3.0	1.5	1213	$1,075	$0.89	25d	1	1.39mi
3 Regency Cir Little Rock, AR	3.0	1.5	1347	$1,175	$0.87	15d	1	1.48mi

Listing history 3 events

1. 2026-05-05
   listed $99,900 New Listing 208-char remark
2. 2006-12-27
   soldstatus $92,000
3. 2006-11-03
   soldstatus $58,000

ⓘ 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: $1,371 · $114/mo
• Projected year-2 tax: $1,371 · $114/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 4/10 Moderate 13% 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: $16,177
• − Mortgage interest: −$5,596
• − Property taxes: −$1,371
• − Insurance: −$500
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$2,906
• Taxable income: $3,215
• Est. tax owed @ 24.0%: −$772
• After-tax cash flow: $3,850/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): 31,607
• Household income: $40,231
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 1510.0

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 0.56)
• Race & ethnicity: Black 57% Hispanic / Latino 33% Two or more races 15% White 8%
• Hispanic origin (detail): Mexican 21%
• Foreign-born: 14% · Canada
• Languages at home: 70% English-only · Spanish 29%

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: ▼ -151.75%
• Current HPI: 176.4492
• Rent YoY: ▲ 4.78%
• 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

+72.2% since first listed

4 events — show timeline

• 2026-05-28 Listing Removed — CARMLS
• 2026-05-05 Listed $99,900 CARMLS
• 2006-12-27 Sold (Public Records) $92,000 Public Records
• 2006-11-03 Sold (Public Records) $58,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,371 · +4.4% YoY. Source: county tax records.