8712 Herrick Ln · Little Rock, AR 72209

$115,000

3 bd · 1.5 ba · 1,142 sqft · SingleFamily public records · 32 Days on market

Built 1966 8,712 sqft lot Est $140k · 18% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.5/10.0
• 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

Seller Finance option on this charming home with many updates conveniently located less than 1 mile from the new LRSW High School. This 3 bed, 1.5 bath home has been completely repainted on the interior and exterior. New luxury vinyl plank in the kitchen, den & baths along w/ the original hardwood floors make it carpet FREE. All new windows, new heat and air systems, beautiful slab granite, tiled backsplash, new gas cooktop, all new lighting & a fully fenced flat yard. See agent remarks for finance terms.

Key facts

• 8,712 sq ft lot
• Built 1966
• Listed 32 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 (+4.8%/yr); 81 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 36% 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 $795 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 32 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $140,466
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8715 Winston Dr	0.09mi	3/1.0	1,020 (-11%)	6mo	$125,000	$123	71
8500 Winston Dr	0.18mi	3/1.5	1,014 (-11%)	3mo	$68,000	$67	70
9404 Hollaman Cir	0.10mi	3/1.5	1,225 (+7%)	21mo	$119,900	$98	65
8504 Winston Dr	0.17mi	3/1.5	1,252 (+10%)	19mo	$130,000	$104	60
12 Pinedale Cir	0.70mi	3/2.0	1,264 (+11%)	1mo	$195,100	$154	46
34 Pinedale Cir	0.74mi	3/2.0	1,205 (+6%)	21mo	$158,000	$131	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 · 4.78% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-5,075
• Equity at exit: $17,147

10-year hold

• IRR: 7.5%
• Equity multiple: 1.61×
• Total profit: $19,589
• Equity at exit: $9,943

Cash invested: $32,200 (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: 81
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,207 high
• Mortgage (P&I): −$603
• Tax from tax record: −$125 /mo · $1,495/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $178

Break-even live

Break-even rent $982

Max offer price $115,000

Occupancy floor 80%

Sensitivity live

Price	-10% $243	-5% $211	+0% $178	+5% $146	+10% $113
Rent	-10% $83	-5% $131	+0% $178	+5% $226	+10% $274
Rate	-1.0pp $236	-0.5pp $207	base $178	+0.5pp $148	+1.0pp $118

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9110 Woodford Dr Little Rock, AR	3.0	1.0	942	$995	$1.06	24d	1	0.90mi
8419 Baseline Rd Little Rock, AR	2.0	1.0–1.5	782	$912	$1.17	44d	9	0.93mi
9500 Wilderness Rd Little Rock, AR	3.0	1.5	988	$1,100	$1.11	44d	1	1.04mi
9404 Westward Rd Little Rock, AR	3.0	1.5	1052	$1,050	$1.00	15d	1	1.05mi
15 Westward Rd Little Rock, AR	3.0	1.5	1231	$1,225	$1.00	44d	1	1.07mi
9615 Comstock Rd Little Rock, AR	3.0	1.5	1084	$1,195	$1.10	24d	1	1.28mi
9920 Stardust Trl Little Rock, AR	3.0	2.0	1376	$1,400	$1.02	44d	1	1.31mi
7711 Woodhaven Dr Little Rock, AR	3.0	1.0	1204	$1,000	$0.83	24d	1	1.45mi
7720 Bradley Dr Little Rock, AR	4.0	1.5	1178	$1,250	$1.06	44d	1	1.49mi

Listing history 22 events

1. 2022-08-23
   soldstatus $115,000
2. 2022-07-17
   status Under Contract
3. 2022-07-16
   price $115,000
4. 2022-07-16
   price $109,330
5. 2022-07-15
   status Price Change
6. 2022-05-11
   status Under Contract
7. 2022-04-11
   listed $123,990 New Listing
8. 2020-05-27
   soldstatus $85,000
9. 2020-05-26
   soldstatus $85,000 Sold 522-char remark

   Show marketing remark (522 chars)

   Seller Finance option on this charming home with many updates conveniently located less than 1 mile from the new LRSW High School. This 3 bed, 1.5 bath home has been completely repainted on the interior and exterior. New luxury vinyl plank in the kitchen, den & baths along w/ the original hardwood floors make it carpet FREE. All new windows, new heat and air systems, beautiful slab granite, tiled backsplash, new gas cooktop, all new lighting & a fully fenced flat yard. See agent remarks for finance terms.

10. 2020-05-01
    status Under Contract 522-char remark

    Show marketing remark (522 chars)

    Seller Finance option on this charming home with many updates conveniently located less than 1 mile from the new LRSW High School. This 3 bed, 1.5 bath home has been completely repainted on the interior and exterior. New luxury vinyl plank in the kitchen, den & baths along w/ the original hardwood floors make it carpet FREE. All new windows, new heat and air systems, beautiful slab granite, tiled backsplash, new gas cooktop, all new lighting & a fully fenced flat yard. See agent remarks for finance terms.

11. 2020-05-01
    historical Take Backups 522-char remark

    Show marketing remark (522 chars)

    Seller Finance option on this charming home with many updates conveniently located less than 1 mile from the new LRSW High School. This 3 bed, 1.5 bath home has been completely repainted on the interior and exterior. New luxury vinyl plank in the kitchen, den & baths along w/ the original hardwood floors make it carpet FREE. All new windows, new heat and air systems, beautiful slab granite, tiled backsplash, new gas cooktop, all new lighting & a fully fenced flat yard. See agent remarks for finance terms.

12. 2020-05-01
    listed $85,000 New Listing 522-char remark

    Show marketing remark (522 chars)

    Seller Finance option on this charming home with many updates conveniently located less than 1 mile from the new LRSW High School. This 3 bed, 1.5 bath home has been completely repainted on the interior and exterior. New luxury vinyl plank in the kitchen, den & baths along w/ the original hardwood floors make it carpet FREE. All new windows, new heat and air systems, beautiful slab granite, tiled backsplash, new gas cooktop, all new lighting & a fully fenced flat yard. See agent remarks for finance terms.

13. 2020-05-01
    historical

    Show marketing remark (522 chars)

    Seller Finance option on this charming home with many updates conveniently located less than 1 mile from the new LRSW High School. This 3 bed, 1.5 bath home has been completely repainted on the interior and exterior. New luxury vinyl plank in the kitchen, den & baths along w/ the original hardwood floors make it carpet FREE. All new windows, new heat and air systems, beautiful slab granite, tiled backsplash, new gas cooktop, all new lighting & a fully fenced flat yard. See agent remarks for finance terms.

14. 2020-03-05
    historical Take Backups
15. 2020-03-01
    status Back on Market
16. 2020-03-01
    historical
17. 2020-01-31
    status Back on Market
18. 2020-01-11
    historical
19. 2019-12-31
    listed $85,000 New Listing
20. 2019-02-01
    historical
21. 2018-08-06
    listed $57,000 Price Change
22. 2004-10-08
    soldstatus $56,000

ⓘ 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: $1,495 · $125/mo
• Projected year-2 tax: $1,495 · $125/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 4/10 Moderate
• 🌡 Heat 6/10 Major 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: $14,488
• − Mortgage interest: −$6,442
• − Property taxes: −$1,495
• − Insurance: −$575
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$3,345
• Taxable income: $313
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $2,064/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

+105.4% since first listed

22 events — show timeline

• 2022-08-23 Sold (Public Records) $115,000 Public Records
• 2022-07-17 Pending — CARMLS
• 2022-07-16 Price Changed $115,000 CARMLS
• 2022-07-16 Price Changed $109,330 CARMLS
• 2022-07-15 Relisted — CARMLS
• 2022-05-11 Pending — CARMLS
• 2022-04-11 Listed $123,990 CARMLS
• 2020-05-27 Sold (Public Records) $85,000 Public Records
• 2020-05-26 Sold (MLS) $85,000 CARMLS
• 2020-05-01 Pending — CARMLS
• 2020-05-01 Contingent — CARMLS
• 2020-05-01 Listing Removed — CARMLS
• 2020-05-01 Listed $85,000 CARMLS
• 2020-03-05 Contingent — CARMLS
• 2020-03-01 Relisted — CARMLS
• 2020-03-01 Listing Removed — CARMLS
• 2020-01-31 Relisted — CARMLS
• 2020-01-11 Listing Removed — CARMLS
• 2019-12-31 Listed $85,000 CARMLS
• 2019-02-01 Listing Removed — CARMLS
• 2018-08-06 Listed $57,000 CARMLS
• 2004-10-08 Sold (Public Records) $56,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,495 · +0.0% YoY. Source: county tax records.