5220 Buford Rd · McAlmont, AR 72117

$110,000

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 88 Days on market

Built 1935 8,712 sqft lot $99/sqft · at area comps Est $106k · at est. ↓ 6% since listing

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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 +24.8/30.0
• DSCR +8.1/10.0
• 1% rule +6.0/10.0
• ARV discount +5.6/15.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 3 bedroom house that is waiting for you to call it home. Kitchen has new granite countertops and plenty of shelving and storage space. Separate dining area. Large, fenced yard with back patio area that is perfect for enjoying the outdoors. Tenant occupied, 24-hour notice. Lease in place. Monday-Friday showings only. Any offer needs to have the following verbiage included "buyer is aware there is a lease in place and agree to the lease terms".

Key facts

• Fenced yard
• Detached
• Back patio

Tags

• NEW GRANITE COUNTERTOPS
• FENCED YARD
• BACK PATIO
• SEPARATE DINING AREA
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/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: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#224 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: amenities F, commute F, employment 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.
• Zoned schools: Harris Elementary School (math 12% / reading 8%, grade F, #429 of 454 statewide, top 96%, 199 students, 97% FRL); Sylvan Hills Middle School (math 26% / reading 30%, grade F, #150 of 201 statewide, top 76%, 1,122 students, 52% FRL); Sylvan Hills High School (math 16% / reading 29%, grade F, #211 of 292 statewide, top 73%, 1,017 students, 38% FRL).
• Market conditions: 83 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 88 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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 1935 — 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1935 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.10% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (median comp): $105,559
• List price: $110,000
• Delta: 4.21%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Wallace Rd	0.68mi	3/2.0	1,209 (+9%)	21mo	$45,000	$37	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-2,928
• Equity at exit: $16,401

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $16,623
• 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 72117

• Home prices YoY: -30.4%
• Active inventory: 83
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$577
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $234

Break-even live

Break-even rent $918

Max offer price $110,000

Occupancy floor 76%

Sensitivity live

Price	-10% $296	-5% $265	+0% $234	+5% $203	+10% $172
Rent	-10% $138	-5% $186	+0% $234	+5% $282	+10% $330
Rate	-1.0pp $289	-0.5pp $262	base $234	+0.5pp $205	+1.0pp $176

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Mimosa Rd North Little Rock, AR	3.0	1.0	1200	$1,150	$0.96	25d	1	0.20mi
5900 McCain Park Pl North Little Rock, AR	1.0–3.0	1.0–2.0	879	$1,120	$1.27	16d	39	0.48mi
4401 E 46th St North Little Rock, AR	1.0–2.0	1.0–2.0	1029	$1,425	$1.38	16d	6	0.64mi
604 Ellen Dr North Little Rock, AR	4.0	2.0	1114	$1,550	$1.39	16d	1	1.33mi
2107 Muldrow Dr North Little Rock, AR	3.0	1.0	900	$1,015	$1.13	45d	1	1.43mi

Listing history 27 events

1. 2026-06-21
   days on market $110,000 Active 88 DOM
2. 2026-06-18
   days on market $110,000 Active 85 DOM
3. 2026-06-17
   days on market $110,000 Active 84 DOM
4. 2026-06-16
   days on market $110,000 Active 83 DOM
5. 2026-06-15
   days on market $110,000 Active 82 DOM
6. 2026-06-14
   days on market $110,000 Active 80 DOM
7. 2026-06-13
   days on market $110,000 Active 79 DOM
8. 2026-06-10
   days on market $110,000 Active 77 DOM
9. 2026-06-09
   days on market $110,000 Active 76 DOM
10. 2026-06-08
    days on market $110,000 Active 75 DOM
11. 2026-06-07
    days on market $110,000 Active 74 DOM
12. 2026-06-05
    days on market $110,000 Active 71 DOM
13. 2026-06-03
    days on market $110,000 Active 70 DOM
14. 2026-06-02
    days on market $110,000 Active 69 DOM
15. 2026-06-01
    days on market $110,000 Active 68 DOM
16. 2026-05-31
    days on market $110,000 Active 67 DOM
17. 2026-05-31
    days on market $110,000 Active 66 DOM
18. 2026-04-21
    price $110,000 471-char remark

    Show marketing remark (471 chars)

    Check out this 3 bedroom house that is waiting for you to call it home. Kitchen has new granite countertops and plenty of shelving and storage space. Separate dining area. Large, fenced yard with back patio area that is perfect for enjoying the outdoors. Tenant occupied, 24-hour notice. Lease in place. Monday-Friday showings only. Any offer needs to have the following verbiage included "buyer is aware there is a lease in place and agree to the lease terms".

19. 2026-03-25
    listed $115,000 New Listing 471-char remark

    Show marketing remark (471 chars)

    Check out this 3 bedroom house that is waiting for you to call it home. Kitchen has new granite countertops and plenty of shelving and storage space. Separate dining area. Large, fenced yard with back patio area that is perfect for enjoying the outdoors. Tenant occupied, 24-hour notice. Lease in place. Monday-Friday showings only. Any offer needs to have the following verbiage included "buyer is aware there is a lease in place and agree to the lease terms".

20. 2025-06-01
    historical
21. 2025-03-20
    price $120,000
22. 2025-01-13
    listed $124,900 New Listing
23. 2024-08-31
    historical $995
24. 2024-07-26
    listed $995
25. 2022-04-22
    soldstatus $117,500 Sold
26. 2022-02-16
    listed $117,500
27. 2022-02-16
    historical

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $1,226 · $102/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,564
• − Mortgage interest: −$6,162
• − Property taxes: −$1,226
• − Insurance: −$550
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$3,200
• Taxable income: $1,096
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $2,544/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 — McAlmont

• Score: 62/100
• State rank: #224
• US rank: #17100

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A- Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McAlmont, AR
• Population (ZIP): 14,339

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -53.78%
• Current HPI: 123.3727
• Rent YoY: —
• Metro: —
• 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

-6.4% since first listed

10 events — show timeline

• 2026-04-21 Price Changed $110,000 CARMLS
• 2026-03-25 Listed $115,000 CARMLS
• 2025-06-01 Listing Removed — CARMLS
• 2025-03-20 Price Changed $120,000 CARMLS
• 2025-01-13 Listed $124,900 CARMLS
• 2024-08-31 Rental Removed $995 CARMLS
• 2024-07-26 Listed for Rent $995 CARMLS
• 2022-04-22 Sold (MLS) $117,500 CARMLS
• 2022-02-16 Listing Removed — CARMLS
• 2022-02-16 Listed $117,500 CARMLS

Property tax history

+15.0%/yr

Latest (2025): $1,226 · +0.0% YoY. Source: county tax records.