3317 W 27th St · Little Rock, AR 72204

$82,999

2 bd · 1.0 ba · 700 sqft · Land · 83 Days on market

Built 1950 6,969 sqft lot $119/sqft · 1450% above area

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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 +24.6/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Totally updated 2br 1ba house, with just over 700sq ft. 1 block off Roosevelt Rd. Updates within last 3 years include: Roof, siding, refinished hardwood floors, new laminate floors in kitchen and bathroom, new back deck steps, water heater, HVAC. Mostly fenced back yard. Cul-de-sac street, off street parking. Fridge, stove, washer, dryer all convey. Seller paying up to $750 first year home warranty. Don’t miss this opportunity! Perfect starter home, downsize home, or investment property.

Key facts

• New back deck steps
• Cul-de-sac street
• New laminate floors

Tags

• UPDATED HOUSE
• REFINISHED HARDWOOD FLOORS
• NEW LAMINATE FLOORS
• NEW BACK DECK STEPS
• MOSTLY FENCED BACK YARD
• CUL-DE-SAC STREET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $83k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($944 rent vs $83k).
• Recommended offer: $78k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $574 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $17k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $83k implies a 2271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $78,019 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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: 1.14% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $5,357
• List price: $82,999
• Delta: 1449.22%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.91% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-607
• Equity at exit: $12,375

10-year hold

• IRR: 10.9%
• Equity multiple: 1.93×
• Total profit: $21,556
• Equity at exit: $7,176

Cash invested: $23,240 (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: 7.3×

Monthly cashflow live

• Estimated rent: $944 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,245/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $172

Break-even live

Break-even rent $726

Max offer price $82,999

Occupancy floor 77%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4613 W 23rd St Unit B Little Rock, AR	2.0	1.0	650	$1,200	$1.85	23d	1	0.83mi
3705 W 12th St Unit B Little Rock, AR	1.0	1.0	598	$650	$1.09	43d	1	0.99mi
1320 S Battery St Unit C Little Rock, AR	1.0	1.0	400	$550	$1.38	14d	1	1.30mi
422 S Brown St Little Rock, AR	1.0	1.0	550	$725	$1.32	23d	1	1.49mi

Listing history 6 events

1. 2026-05-13
   price $82,999 498-char remark

   Show marketing remark (498 chars)

   Totally updated 2br 1ba house, with just over 700sq ft. 1 block off Roosevelt Rd. Updates within last 3 years include: Roof, siding, refinished hardwood floors, new laminate floors in kitchen and bathroom, new back deck steps, water heater, HVAC. Mostly fenced back yard. Cul-de-sac street, off street parking. Fridge, stove, washer, dryer all convey. Seller paying up to $750 first year home warranty. Don’t miss this opportunity! Perfect starter home, downsize home, or investment property.

2. 2026-03-28
   price $89,750 498-char remark

   Show marketing remark (498 chars)

   Totally updated 2br 1ba house, with just over 700sq ft. 1 block off Roosevelt Rd. Updates within last 3 years include: Roof, siding, refinished hardwood floors, new laminate floors in kitchen and bathroom, new back deck steps, water heater, HVAC. Mostly fenced back yard. Cul-de-sac street, off street parking. Fridge, stove, washer, dryer all convey. Seller paying up to $750 first year home warranty. Don’t miss this opportunity! Perfect starter home, downsize home, or investment property.

3. 2026-03-04
   listed $99,999 New Listing 498-char remark

   Show marketing remark (498 chars)

   Totally updated 2br 1ba house, with just over 700sq ft. 1 block off Roosevelt Rd. Updates within last 3 years include: Roof, siding, refinished hardwood floors, new laminate floors in kitchen and bathroom, new back deck steps, water heater, HVAC. Mostly fenced back yard. Cul-de-sac street, off street parking. Fridge, stove, washer, dryer all convey. Seller paying up to $750 first year home warranty. Don’t miss this opportunity! Perfect starter home, downsize home, or investment property.

4. 2025-02-10
   soldstatus $3,500 Sold 222-char remark

   Show marketing remark (222 chars)

   Nice level lot, mostly cleared. Vacant lot is located between 3311 and 3321. City lot waiting for a builder. On a dead end street. No Seller Disclosure. Seller has never lived there. Size of lot is estimated by assessors

5. 2025-02-03
   status Under Contract 222-char remark

   Show marketing remark (222 chars)

   Nice level lot, mostly cleared. Vacant lot is located between 3311 and 3321. City lot waiting for a builder. On a dead end street. No Seller Disclosure. Seller has never lived there. Size of lot is estimated by assessors

6. 2024-11-18
   listed $7,500 New Listing 222-char remark

   Show marketing remark (222 chars)

   Nice level lot, mostly cleared. Vacant lot is located between 3311 and 3321. City lot waiting for a builder. On a dead end street. No Seller Disclosure. Seller has never lived there. Size of lot is estimated by assessors

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $11,331
• − Mortgage interest: −$4,649
• − Property taxes: −$1,245
• − Insurance: −$415
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$2,415
• Taxable income: $794
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $1,878/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

+1006.7% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $82,999 CARMLS
• 2026-03-28 Price Changed $89,750 CARMLS
• 2026-03-04 Listed $99,999 CARMLS
• 2025-02-10 Sold (MLS) $3,500 CARMLS
• 2025-02-03 Pending — CARMLS
• 2024-11-18 Listed $7,500 CARMLS

Property tax history

-2.0%/yr

Latest (2025): $70 · +92.3% YoY. Source: county tax records.