5400 Southboro Dr · Little Rock, AR 72209

$118,000

3 bd · 1.5 ba · 1,034 sqft · SingleFamily public records · 38 Days on market

Built 1969 7,405 sqft lot $114/sqft · at area comps Est $122k · at est.

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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 +20.7/30.0
• ARV discount +9.1/15.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• 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

Newly renovated 3 bedroom 1.5 bath home for sale in the South Gate subdivision of Little Rock

Key facts

• Eat-in-kitchen
• Cozy living room
• Granite countertops

Tags

• EAT-IN-KITCHEN
• GRANITE COUNTERTOPS
• COZY LIVING ROOM
• DETACHED

Property features AI

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water
• Home design: Rock and frame exterior
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Free-standing stove
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central cooling (electric); Central heating (gas)
• Interior features: Vinyl flooring; Free-standing stove

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (3.1% below list).
• Recommended offer: $114k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 34% 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 $816 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.
• Current owner paid $94k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $114,360 (3.1% 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 1969 — 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: 0.97% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (median comp): $122,356
• List price: $118,000
• Delta: -3.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5606 Southboro Dr	0.11mi	3/1.5	1,142 (+10%)	3mo	$76,500	$67	76
5419 Southboro Dr	0.05mi	3/2.0	1,120 (+8%)	16mo	$56,000	$50	69
9202 Malabri Dr	0.51mi	3/1.5	1,091 (+6%)	7mo	$62,900	$58	61
9308 Lew Dr	0.18mi	3/1.5	1,130 (+9%)	22mo	$119,500	$106	58
8600 Dreher	0.56mi	2/1.0 (-1)	983 (-5%)	4mo	$110,000	$112	55
6 Regency Cir	0.27mi	3/2.0	1,134 (+10%)	18mo	$149,000	$131	54
2 Regency Cir	0.24mi	3/2.0	1,134 (+10%)	21mo	$167,000	$147	53
4410 Arehart Dr	0.66mi	3/1.5	1,102 (+7%)	8mo	$149,900	$136	52
9005 S Heights Rd	0.53mi	3/1.5	1,112 (+8%)	20mo	$80,000	$72	46
6324 Denham Dr	0.62mi	2/1.0 (-1)	1,148 (+11%)	3mo	$65,000	$57	43

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-6,900
• Equity at exit: $17,594

10-year hold

• IRR: 6.0%
• Equity multiple: 1.48×
• Total profit: $15,840
• Equity at exit: $10,202

Cash invested: $33,040 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,144 high
• Mortgage (P&I): −$619
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $160

Break-even live

Break-even rent $942

Max offer price $118,000

Occupancy floor 81%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5306 McClellan Dr Little Rock, AR	3.0	1.5	1044	$1,215	$1.16	43d	1	0.09mi
5301 Southboro Ct Little Rock, AR	2.0	1.5	992	$750	$0.76	23d	1	0.13mi
5703 Valley Dr Unit B Little Rock, AR	2.0	1.0	860	$1,095	$1.27	43d	1	0.21mi
5806 Southwick Dr Little Rock, AR	3.0	1.5	1116	$1,295	$1.16	14d	1	0.27mi
3 Regency Cir Little Rock, AR	3.0	1.5	1347	$1,175	$0.87	14d	1	0.28mi
6111 Queensboro Dr Unit D Little Rock, AR	3.0	1.5	1100	$825	$0.75	23d	1	0.41mi
9220 Ricky Ln Little Rock, AR	3.0	1.0	954	$1,245	$1.31	14d	1	0.57mi
10112 Palo Alto Dr Little Rock, AR	3.0	2.0	1062	$1,095	$1.03	43d	1	0.61mi
9115 Ricky Ln Little Rock, AR	3.0	1.5	1160	$1,100	$0.95	14d	1	0.63mi
5709 Windamere Dr Little Rock, AR	3.0	1.5	1213	$1,075	$0.89	23d	1	0.78mi
4013 Wooddale Dr Little Rock, AR	3.0	2.0	1442	$1,395	$0.97	21d	1	0.79mi
5701 Dreher Ln Unit 30 Little Rock, AR	2.0	1.5	900	$905	$1.01	43d	1	0.85mi
5701 Dreher Ln Unit 11 Little Rock, AR	2.0	1.5	900	$905	$1.01	14d	1	0.85mi
5701 Dreher Ln Unit 100 Little Rock, AR	2.0	1.5	900	$905	$1.01	23d	1	0.85mi
6921 Knollwood Rd Little Rock, AR	3.0	2.0	1196	$1,195	$1.00	14d	1	0.96mi
3717 Pine Cone Dr Little Rock, AR	4.0	1.5	1357	$1,195	$0.88	43d	1	1.00mi
7124 Twin Oaks Rd Little Rock, AR	3.0	1.0	912	$975	$1.07	23d	1	1.09mi
7326 Milford Dr Little Rock, AR	3.0	1.5	989	$1,100	$1.11	14d	1	1.31mi
7711 Woodhaven Dr Little Rock, AR	3.0	1.0	1204	$1,000	$0.83	23d	1	1.47mi
7 Austin Ct Little Rock, AR	3.0	2.0	1300	$1,595	$1.23	43d	1	1.48mi
7720 Bradley Dr Little Rock, AR	4.0	1.5	1178	$1,250	$1.06	43d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $118,000 Active 38 DOM
2. 2026-06-17
   days on market $118,000 Active 37 DOM
3. 2026-06-16
   days on market $118,000 Active 36 DOM
4. 2026-06-15
   days on market $118,000 Active 35 DOM
5. 2026-06-14
   days on market $118,000 Active 33 DOM
6. 2026-06-13
   days on market $118,000 Active 32 DOM
7. 2026-06-10
   days on market $118,000 Active 30 DOM
8. 2026-06-09
   days on market $118,000 Active 29 DOM
9. 2026-06-08
   days on market $118,000 Active 28 DOM
10. 2026-06-05
    days on market $118,000 Active 24 DOM
11. 2026-06-03
    days on market $118,000 Active 23 DOM
12. 2026-06-02
    days on market $118,000 Active 22 DOM
13. 2026-06-01
    days on market $118,000 Active 21 DOM
14. 2026-05-31
    days on market $118,000 Active 20 DOM
15. 2026-05-31
    days on market $118,000 Active 19 DOM
16. 2026-05-11
    listed $118,000 New Listing 536-char remark
17. 2025-08-12
    historical $1,095
18. 2025-07-23
    listed $1,095
19. 2019-01-03
    soldstatus $94,000
20. 2018-12-27
    soldstatus $94,000 Sold 93-char remark

    Show marketing remark (93 chars)

    Newly renovated 3 bedroom 1.5 bath home for sale in the South Gate subdivision of Little Rock

21. 2018-11-07
    status Under Contract 93-char remark

    Show marketing remark (93 chars)

    Newly renovated 3 bedroom 1.5 bath home for sale in the South Gate subdivision of Little Rock

22. 2018-10-11
    listed $94,000 New Listing 93-char remark

    Show marketing remark (93 chars)

    Newly renovated 3 bedroom 1.5 bath home for sale in the South Gate subdivision of Little Rock

23. 2018-08-23
    status Under Contract

    Show marketing remark (409 chars)

    This home has been completely remodeled. This is a three bedroom one and one half bath with carpet and title on floors, ceiling fans in bedrooms, utility room for washer and dyer. formal living room, kitchen dining combination. One car carport. This is a must see if you are looking in this area. Owner will provide new refrigerator with full price offer. Stove and dishwasher installed. Central heat and air.

24. 2018-08-20
    soldstatus $65,000 Sold

    Show marketing remark (409 chars)

    This home has been completely remodeled. This is a three bedroom one and one half bath with carpet and title on floors, ceiling fans in bedrooms, utility room for washer and dyer. formal living room, kitchen dining combination. One car carport. This is a must see if you are looking in this area. Owner will provide new refrigerator with full price offer. Stove and dishwasher installed. Central heat and air.

25. 2018-07-25
    historical Take Backups

    Show marketing remark (409 chars)

    This home has been completely remodeled. This is a three bedroom one and one half bath with carpet and title on floors, ceiling fans in bedrooms, utility room for washer and dyer. formal living room, kitchen dining combination. One car carport. This is a must see if you are looking in this area. Owner will provide new refrigerator with full price offer. Stove and dishwasher installed. Central heat and air.

26. 2018-07-16
    listed $72,500 New Listing

    Show marketing remark (409 chars)

    This home has been completely remodeled. This is a three bedroom one and one half bath with carpet and title on floors, ceiling fans in bedrooms, utility room for washer and dyer. formal living room, kitchen dining combination. One car carport. This is a must see if you are looking in this area. Owner will provide new refrigerator with full price offer. Stove and dishwasher installed. Central heat and air.

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $911 · $76/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $13,723
• − Mortgage interest: −$6,610
• − Property taxes: −$911
• − Insurance: −$590
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$3,433
• Taxable loss: −$16
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $1,919/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

+62.8% since first listed

11 events — show timeline

• 2026-05-11 Listed $118,000 CARMLS
• 2025-08-12 Rental Removed $1,095 CARMLS
• 2025-07-23 Listed for Rent $1,095 CARMLS
• 2019-01-03 Sold (Public Records) $94,000 Public Records
• 2018-12-27 Sold (MLS) $94,000 CARMLS
• 2018-11-07 Pending — CARMLS
• 2018-10-11 Listed $94,000 CARMLS
• 2018-08-23 Pending — CARMLS
• 2018-08-20 Sold (MLS) $65,000 CARMLS
• 2018-07-25 Contingent — CARMLS
• 2018-07-16 Listed $72,500 CARMLS

Property tax history

+8.4%/yr

Latest (2025): $911 · +6.8% YoY. Source: county tax records.