4311 W 18th St · Little Rock, AR 72204

$115,000

3 bd · 1.0 ba · 1,107 sqft · SingleFamily public records · 62 Days on market

Built 1950 6,969 sqft lot $104/sqft · 43% above area Est $80k · 43% over ↓ 4% since listing

---

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
• DSCR +8.5/10.0
• 1% rule +5.6/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and beautifully remodeled! This home features brand-NEW exterior siding and paint, NEW oof, and a NEW tankless water heater for modern efficiency. Inside, you’ll love the open floorplan with all-NEW cabinets, stunning quartz countertops, fresh paint, and durable LVP flooring throughout. Bathrooms are finished with stylish tile, and every detail has been thoughtfully updated. Sparkling clean and ready for its new owner!

Key facts

• Quartz countertops
• Open floorplan
• New cabinets

Tags

• NEW EXTERIOR SIDING
• NEW ROOF
• NEW TANKLESS WATER HEATER
• OPEN FLOORPLAN
• NEW CABINETS
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/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: $108k (6.0% below list) — sets the bar for market timing.
• 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 ($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 $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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.15%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (median comp): $80,321
• List price: $115,000
• Delta: 43.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1712 Pinewood Dr	0.29mi	2/1.5 (-1)	1,106 (-0%)	4mo	$85,000	$77	77
1517 Bishop Warren Dr	0.21mi	2/1.0 (-1)	1,120 (+1%)	9mo	$19,000	$17	76
4523 W 23rd St	0.33mi	3/1.0	1,026 (-7%)	2mo	$22,000	$21	71
1720 Green Meadow Dr	0.33mi	3/1.0	1,020 (-8%)	4mo	$103,500	$101	68
2104 S Pine St	0.31mi	2/1.0 (-1)	1,211 (+9%)	3mo	$15,500	$13	63
1001 S Monroe St	0.64mi	3/1.0	1,160 (+5%)	2mo	$130,000	$112	61
1418 S Harrison St	0.65mi	3/1.5	1,161 (+5%)	3mo	$112,000	$96	57
1617 S Valentine St	0.48mi	3/2.0	1,204 (+9%)	7mo	$164,360	$137	53
1516 S Harrison St	0.64mi	3/2.0	1,212 (+10%)	1mo	$145,000	$120	50
4805 W 29th St	0.73mi	2/1.0 (-1)	1,040 (-6%)	7mo	$100,000	$96	45
4624 W 29th St	0.67mi	2/1.0 (-1)	971 (-12%)	1mo	$100,000	$103	42
2109 Brown St	0.71mi	3/2.0	1,239 (+12%)	3mo	$145,000	$117	41

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,058
• Equity at exit: $17,147

10-year hold

• IRR: 12.1%
• Equity multiple: 2.03×
• Total profit: $33,283
• 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 72204

• Home prices YoY: -21.5%
• Rents YoY: 4.9%
• Active inventory: 186
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$603
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $272

Break-even live

Break-even rent $877

Max offer price $115,000

Occupancy floor 73%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	43d	1	0.05mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	43d	1	0.22mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	43d	1	0.25mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	23d	1	0.28mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	43d	1	0.29mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	23d	1	0.33mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	43d	1	0.34mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	43d	1	0.48mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	43d	1	0.48mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	0.52mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.54mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	23d	1	0.55mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	23d	1	0.56mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	23d	1	0.57mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	43d	1	0.58mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	43d	1	0.63mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	43d	1	0.65mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	23d	1	0.66mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	23d	1	0.66mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	14d	1	0.71mi
1701 Fair Park Blvd Little Rock, AR	2.0	1.0	1170	$1,050	$0.90	43d	1	0.72mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	43d	1	0.75mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	0.77mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	43d	1	0.78mi
4816 W 30th St Little Rock, AR	2.0	1.0	1217	$1,150	$0.94	19d	1	0.79mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	19d	1	0.82mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	23d	1	0.84mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	43d	1	0.85mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	43d	1	0.86mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	23d	1	0.87mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	43d	1	0.90mi
5005 W 31st St Little Rock, AR	3.0	2.0	1240	$1,215	$0.98	43d	1	0.91mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	43d	1	0.93mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	21d	1	0.97mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	23d	1	0.97mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	43d	1	0.99mi
3000 S Tyler St Little Rock, AR	3.0	1.5	1258	$1,250	$0.99	23d	1	1.00mi
3825 W Markham St Little Rock, AR	2.0	1.0	950	$1,095	$1.15	43d	1	1.16mi
3800 W Markham St Little Rock, AR	2.0	1.0	1196	$1,250	$1.05	43d	1	1.20mi
100 Linwood Ct Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	14d	1	1.22mi

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 62 DOM
2. 2026-06-17
   days on market $115,000 Active 61 DOM
3. 2026-06-16
   days on market $115,000 Active 60 DOM
4. 2026-06-15
   days on market $115,000 Active 59 DOM
5. 2026-06-14
   days on market $115,000 Active 57 DOM
6. 2026-06-13
   statusdays on market $115,000 Active 56 DOM
7. 2026-06-10
   days on market $115,000 Price Change 54 DOM
8. 2026-06-09
   days on market $115,000 Price Change 53 DOM
9. 2026-06-08
   pricestatusdays on market $115,000 Price Change 52 DOM
10. 2026-06-05
    days on market $125,000 Active 48 DOM
11. 2026-06-03
    days on market $125,000 Active 47 DOM
12. 2026-06-02
    days on market $125,000 Active 46 DOM
13. 2026-06-01
    days on market $125,000 Active 45 DOM
14. 2026-05-31
    days on market $125,000 Active 44 DOM
15. 2026-05-31
    days on market $125,000 Active 43 DOM
16. 2026-05-06
    price $125,000 443-char remark

    Show marketing remark (443 chars)

    Move-in ready and beautifully remodeled! This home features brand-NEW exterior siding and paint, NEW oof, and a NEW tankless water heater for modern efficiency. Inside, you’ll love the open floorplan with all-NEW cabinets, stunning quartz countertops, fresh paint, and durable LVP flooring throughout. Bathrooms are finished with stylish tile, and every detail has been thoughtfully updated. Sparkling clean and ready for its new owner!

17. 2026-04-17
    listed $130,000 New Listing 443-char remark

    Show marketing remark (443 chars)

    Move-in ready and beautifully remodeled! This home features brand-NEW exterior siding and paint, NEW oof, and a NEW tankless water heater for modern efficiency. Inside, you’ll love the open floorplan with all-NEW cabinets, stunning quartz countertops, fresh paint, and durable LVP flooring throughout. Bathrooms are finished with stylish tile, and every detail has been thoughtfully updated. Sparkling clean and ready for its new owner!

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$236/yr (+$20/mo · 47.1%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,659
• − Mortgage interest: −$6,442
• − Property taxes: −$500
• − Insurance: −$575
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$3,345
• Taxable income: $1,451
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $2,920/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

-3.8% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $125,000 CARMLS
• 2026-04-17 Listed $130,000 CARMLS

Property tax history

+4.2%/yr

Latest (2025): $500 · +41.0% YoY. Source: county tax records.