101 Pine Forest Dr Unit 12C · Maumelle, AR 72113

$110,000

2 bd · 2.0 ba · 1,029 sqft · Condo public records · 38 Days on market

Built 1979 $10/mo HOA · 1% of rent

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This is an end unit and boast lots of natural sunlight with a partial wrap around porch on the second floor. Large living space with open kitchen and 2 large bedrooms and 2 baths. All appliances can convey.

Key facts

• Natural sunlight
• Open kitchen
• $10 HOA

Tags

• NATURAL SUNLIGHT
• PARTIAL WRAP AROUND PORCH
• OPEN KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 soft (-2.1%/yr); 261 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($79k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($107k) 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.69×
• Total profit: $-9,548
• Equity at exit: $16,401

10-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-6,160
• Equity at exit: $9,511

Cash invested: $30,800 (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 72113

• Home prices YoY: -17.0%
• Rents YoY: -2.1%
• Active inventory: 261
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,119 high
• Mortgage (P&I): −$577
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$46
• HOA: −$10
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $182

Break-even live

Break-even rent $889

Max offer price $110,000

Occupancy floor 79%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Pine Forest Cir Unit 03 Maumelle, AR	2.0	1.5	976	$950	$0.97	14d	1	0.12mi
12 Edgehill Cv Maumelle, AR	2.0	1.5	875	$995	$1.14	43d	1	0.36mi
100 Commercial Park Ct Maumelle, AR	1.0–3.0	1.0–2.0	879	$1,048	$1.19	14d	6	0.36mi
58 Southland Ct Maumelle, AR	2.0	1.0	920	$950	$1.03	43d	1	0.43mi
88 Oak Forest Loop Maumelle, AR	3.0	2.0	1350	$1,550	$1.15	14d	1	0.51mi
12 Southland Ct Maumelle, AR	2.0	1.0	900	$1,100	$1.22	43d	1	0.55mi
100 Edgewood Dr Maumelle, AR	2.0	2.0	1065	$1,095	$1.03	43d	1	0.69mi
101 Tuscany Cir Maumelle, AR	2.0	2.5	1488	$1,690	$1.14	14d	4	1.08mi
100 Park Dr Maumelle, AR	1.0–2.0	1.0–2.0	858	$1,395	$1.63	14d	24	1.19mi

HOA detail condo

• Monthly dues: $10 · $120/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-01-22
   soldstatus $100,000
2. 2025-12-21
   status Under Contract
3. 2025-11-13
   listed $110,000 New Listing
4. 2022-09-23
   soldstatus $90,000

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $837 · $70/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 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,431
• − Mortgage interest: −$6,162
• − Property taxes: −$837
• − Insurance: −$550
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − HOA: −$120
• − Depreciation: −$3,200
• Taxable income: $413
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $2,082/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

• Census place: Maumelle, AR
• County: Pulaski County · 372,764 people
• City population: 25,596
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 25,596
• Household income: $79,248
• Rent vs Own: 44.9% rent · 55.1% own
• Severe rent burden: 746.0

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: White 60% Black 27% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 94% English-only · Spanish 3% Tagalog/Filipino 1% French/Haitian/Cajun 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: ▼ -40.01%
• Current HPI: 195.9346
• Rent YoY: ▼ -2.08%
• 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

+11.1% since first listed

4 events — show timeline

• 2026-01-22 Sold (Public Records) $100,000 Public Records
• 2025-12-21 Pending — CARMLS
• 2025-11-13 Listed $110,000 CARMLS
• 2022-09-23 Sold (Public Records) $90,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $837 · +0.0% YoY. Source: county tax records.