30 Elmhurst Dr · Little Rock, AR 72209

$88,000

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 113 Days on market

Built 1961 0.25 ac lot Est $76k · 15% 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks

This charming Move in Ready 3-bedroom, 1-bath home has been freshly updated with brand new carpet and fresh interior paint, making it a perfect option for first-time buyers or anyone looking for a affordable home. The home features a functional layout, spacious living area, and a large backyard—ideal for entertaining, pets, or future improvements. Conveniently located in Little Rock with easy access to shopping, schools, and major roads. Don’t miss this opportunity to own a fully refreshed home at an affordable price—schedule your showing today!

Key facts

• Tile flooring
• Updated kitchen
• Enclosed fenced yard

Tags

• TILE FLOORING
• UPDATED KITCHEN
• UPDATED BATHROOM
• ENCLOSED FENCED YARD
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Approx. lot size 0.25 acre
• Financial info: Financing options include conventional loan or cash
• HOA & community: Association/condo fees: other (see remarks)

Exterior

• Parking: Carport for 2 cars
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas; Wireless internet available; Energy features: other (see remarks)
• Home design: Metal/vinyl siding; Mobile/modular home: other (see remarks); Property is inside city limits; Level lot
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Wood fence; Paved road access; Waterfront: other (see remarks)

Interior

• Kitchen: Free-standing stove
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Kitchen counters with Formica; Sheetrock walls/ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $80k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Cloverdale Middle School (math 4% / reading 6%, grade F, #201 of 201 statewide, top 100%, 665 students, 84% FRL) — zoned schools average 84% FRL vs 69% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 5% at this address vs 24% district-wide (-20 pts) — the specific schools serving this property underperform the Little Rock School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.8%/yr); 86 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 33% 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 $608 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 + 4.8% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($80k) 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

• 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 $80,080 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 1.27% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.72%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $76,368
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Elmhurst Dr	0.00mi	3/1.0	888 (0%)	1mo	$76,300	$86	99
105 Lancaster Rd	0.38mi	3/1.0	912 (+3%)	4mo	$100,000	$110	74
5504 W 51st St	0.24mi	2/1.0 (-1)	832 (-6%)	14mo	$25,000	$30	61
5012 Gum Springs Rd	0.17mi	3/1.5	962 (+8%)	18mo	$57,510	$60	61
23 Rolling Lane Dr	0.26mi	2/1.0 (-1)	840 (-5%)	15mo	$78,000	$93	61
5205 Primrose Ln	0.36mi	3/1.5	903 (+2%)	23mo	$77,000	$85	59
38 Southern Oaks	0.65mi	2/1.0 (-1)	888 (0%)	16mo	$60,000	$68	52
5805 Hopson Dr	0.67mi	3/1.5	912 (+3%)	15mo	$73,000	$80	50
6 Woodcrest Ct	0.71mi	3/1.5	912 (+3%)	24mo	$123,500	$135	40
12 Allyson Cir	0.63mi	3/1.0	988 (+11%)	19mo	$127,000	$129	36

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: 8.4%
• Equity multiple: 1.34×
• Total profit: $8,324
• Equity at exit: $13,121

10-year hold

• IRR: 19.1%
• Equity multiple: 2.72×
• Total profit: $42,340
• Equity at exit: $7,609

Cash invested: $24,640 (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: 86
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,118 high
• Mortgage (P&I): −$461
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $323

Break-even live

Break-even rent $709

Max offer price $88,000

Occupancy floor 66%

Sensitivity live

Price	-10% $373	-5% $348	+0% $323	+5% $298	+10% $273
Rent	-10% $234	-5% $279	+0% $323	+5% $367	+10% $411
Rate	-1.0pp $367	-0.5pp $345	base $323	+0.5pp $300	+1.0pp $277

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Rolling Ln Little Rock, AR	3.0	1.0	1100	$1,000	$0.91	45d	1	0.28mi
5801 W 59th St Little Rock, AR	3.0	1.0	973	$1,173	$1.21	45d	1	0.72mi
15 Timber Ln Little Rock, AR	3.0	1.5	925	$975	$1.05	45d	1	0.82mi
6320 Butler Rd Apt 3E Little Rock, AR	2.0	1.0	609	$750	$1.23	45d	1	0.87mi
21 Harrow Dr Little Rock, AR	3.0	1.0	875	$800	$0.91	15d	1	1.21mi
7 Harrow Dr Little Rock, AR	3.0	1.0	875	$1,095	$1.25	20d	1	1.23mi
3415 Town & Country Ave Little Rock, AR	2.0	1.0	645	$675	$1.05	45d	1	1.32mi
24 Edgemont Dr Little Rock, AR	3.0	1.5	1008	$1,150	$1.14	25d	1	1.44mi
7305 E Wakefield Dr Little Rock, AR	3.0	1.5	1056	$1,150	$1.09	45d	1	1.49mi

Listing history 5 events

1. 2026-04-21
   status Under Contract
2. 2026-03-22
   status Back on Market
3. 2026-03-19
   historical
4. 2026-01-19
   historical Take Backups
5. 2025-12-27
   listed $88,000 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: $746 · $62/mo
• Projected year-2 tax: $746 · $62/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 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: $13,414
• − Mortgage interest: −$4,929
• − Property taxes: −$746
• − Insurance: −$440
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$2,560
• Taxable income: $2,593
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $3,251/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

5 events — show timeline

• 2026-04-21 Pending — CARMLS
• 2026-03-22 Relisted — CARMLS
• 2026-03-19 Listing Removed — CARMLS
• 2026-01-19 Contingent — CARMLS
• 2025-12-27 Listed $88,000 CARMLS

Property tax history

+2.0%/yr

Latest (2025): $746 · +7.7% YoY. Source: county tax records.