2005 Valmar St · Little Rock, AR 72204

$135,000

4 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 38 Days on market

Built 1940 6,969 sqft lot $83/sqft · 9% above area Est $124k · 9% over

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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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +5.7/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• ARV discount +3.4/15.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This spacious home located in the Central High School area of Little Rock offers approximately 1,620 square feet of living space with 4 bedrooms and 1.5 bathrooms, providing plenty of room for comfortable living. Built in 1940 and situated on a 6,970 sq ft lot, the property features a traditional layout with great potential for homeowners or investors looking to add value. Conveniently located near downtown Little Rock, UAMS, parks, dining, and shopping, this property offers easy access to major roads while still being tucked into an established neighborhood. Whether you’re looking for a primary residence or an investment opportunity, this home provides solid square footage and a prim

Key facts

• 6,969 sq ft lot
• Parking
• Built 1940

Tags

• EASY ACCESS TO MAJOR ROADS
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Approximate lot size: 7,000 sqft; Approximate living area: 1,620
• Financial info: Financing available: VA, FHA, Conventional, or Cash

Exterior

• Parking: 1-car parking
• Utilities: Public sewer; Public water; Municipal electric (Entergy)
• Home design: Inside city limits; Subdivision: CHESTERFIELD SQUARE
• Construction: Metal/vinyl siding; Architectural shingle roof; Crawl space foundation
• Exterior features: Fully fenced yard; Outside storage area; Paved road access; Level lot

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Garbage disposal
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Luxury vinyl flooring; Den / family room; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% 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.
• Zoned schools: Stephens Elementary (math 8% / reading 12%, grade F, #429 of 454 statewide, top 96%, 434 students, 94% FRL); Central High School (math 32% / reading 42%, grade F, #64 of 292 statewide, top 26%, 2,338 students, 53% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 186 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 42% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $130,950 (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 1940 — 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: 1.07% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (median comp): $123,701
• List price: $135,000
• Delta: 9.13%
• 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
2521 S Maple St	0.36mi	4/2.0	1,600 (-1%)	1mo	$50,000	$31	80
4300 W 17th St	0.57mi	3/1.5 (-1)	1,649 (+2%)	10mo	$50,000	$30	55
2806 W Daisy L Gatson Bates Dr	0.57mi	4/2.0	1,715 (+6%)	11mo	$231,500	$135	54
4300 W 16th St	0.60mi	3/2.0 (-1)	1,683 (+4%)	9mo	$150,000	$89	53
1500 Valmar St	0.31mi	3/2.0 (-1)	1,431 (-12%)	10mo	$175,000	$122	53
1806 Johnson	0.25mi	3/2.0 (-1)	1,377 (-15%)	7mo	$23,000	$17	53
1019 Booker St	0.67mi	3/2.0 (-1)	1,485 (-8%)	3mo	$120,000	$81	47
4207 W 15th St	0.58mi	3/3.0 (-1)	1,751 (+8%)	4mo	$30,000	$17	47
1706 S Cedar St	0.39mi	3/1.5 (-1)	1,404 (-13%)	9mo	$60,000	$43	45
3724 W 10th St	0.69mi	3/1.5 (-1)	1,776 (+10%)	3mo	$85,000	$48	42
1805 Princeton Dr	0.72mi	3/2.0 (-1)	1,444 (-11%)	4mo	$100,000	$69	40
4017 W 10th	0.74mi	3/2.0 (-1)	1,500 (-7%)	14mo	$152,000	$101	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 · 4.91% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $948
• Equity at exit: $20,129

10-year hold

• IRR: 12.0%
• Equity multiple: 2.02×
• Total profit: $38,546
• Equity at exit: $11,672

Cash invested: $37,800 (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 72204

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

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$708
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $314

Break-even live

Break-even rent $1,050

Max offer price $135,000

Occupancy floor 73%

Sensitivity live

Price	-10% $391	-5% $353	+0% $314	+5% $276	+10% $238
Rent	-10% $200	-5% $257	+0% $314	+5% $372	+10% $429
Rate	-1.0pp $382	-0.5pp $349	base $314	+0.5pp $280	+1.0pp $244

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	0.12mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	44d	1	0.15mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	44d	1	0.19mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	0.21mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	24d	1	0.27mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	44d	1	0.31mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.37mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	44d	1	0.45mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	44d	1	0.46mi
4022 W 25th St Little Rock, AR	3.0	1.0	1674	$1,025	$0.61	44d	1	0.50mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	44d	1	0.52mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.55mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	44d	1	0.57mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.67mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	24d	1	0.69mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	24d	1	0.71mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	44d	1	0.75mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	24d	1	0.80mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	44d	1	0.87mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	24d	1	0.91mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	24d	1	1.00mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	24d	1	1.12mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	24d	1	1.13mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	24d	1	1.17mi
5005 W 31st St Little Rock, AR	3.0	2.0	1240	$1,215	$0.98	44d	1	1.22mi
212 Rice St Little Rock, AR	3.0	2.0	1442	$1,795	$1.24	19d	1	1.29mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	44d	1	1.29mi
106 Fountain Ave Little Rock, AR	3.0	2.0	1600	$1,600	$1.00	44d	1	1.31mi
223 Linwood Ct Little Rock, AR	3.0	2.0	1702	$1,695	$1.00	24d	1	1.37mi
325 Midland St Little Rock, AR	3.0	2.0	1647	$2,675	$1.62	44d	1	1.38mi
324 S Schiller St Little Rock, AR	3.0	2.0	1352	$1,995	$1.48	24d	1	1.38mi
3000 S Tyler St Little Rock, AR	3.0	1.5	1258	$1,250	$0.99	24d	1	1.40mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	44d	1	1.43mi
303 N Woodrow St Little Rock, AR	3.0	2.0	2204	$2,750	$1.25	24d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 38 DOM
2. 2026-06-17
   days on market $135,000 Active 37 DOM
3. 2026-06-16
   days on market $135,000 Active 36 DOM
4. 2026-06-15
   days on market $135,000 Active 35 DOM
5. 2026-06-14
   days on market $135,000 Active 33 DOM
6. 2026-06-13
   days on market $135,000 Active 32 DOM
7. 2026-06-10
   days on market $135,000 Active 30 DOM
8. 2026-06-09
   days on market $135,000 Active 29 DOM
9. 2026-06-08
   days on market $135,000 Active 28 DOM
10. 2026-06-05
    days on market $135,000 Active 24 DOM
11. 2026-06-03
    days on market $135,000 Active 23 DOM
12. 2026-06-02
    days on market $135,000 Active 22 DOM
13. 2026-06-01
    days on market $135,000 Active 21 DOM
14. 2026-05-31
    days on market $135,000 Active 20 DOM
15. 2026-05-31
    days on market $135,000 Active 19 DOM
16. 2026-05-11
    listed $135,000 New Listing 1008-char remark
17. 2026-05-09
    historical
18. 2026-03-04
    listed $135,000 New Listing

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: +$83/yr (+$7/mo · 10.7%)

ⓘ 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 1/10 Low
• 🌡 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: $17,373
• − Mortgage interest: −$7,562
• − Property taxes: −$781
• − Insurance: −$675
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$3,927
• Taxable income: $1,649
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $3,378/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

+0.0% since first listed

3 events — show timeline

• 2026-05-11 Listed $135,000 CARMLS
• 2026-05-09 Listing Removed — CARMLS
• 2026-03-04 Listed $135,000 CARMLS

Property tax history

+5.0%/yr

Latest (2025): $781 · +7.7% YoY. Source: county tax records.