12013 Lemoncrest Ln · Little Rock, AR 72210

$139,900

3 bd · 2.0 ba · 1,532 sqft · SingleFamily public records · 5 Days on market

Built 1977 9,583 sqft lot Est $198k · 29% under $49/mo HOA · 3% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bed 2 bath one level home in Otter Creek. Great community with swimming pool, pickleball, tennis, clubhouse with lots of activities, parks, walking trails, etc. House seems solid and is liveable now but is priced low because it could use some updating. Vaulted ceilings in great room. Fireplace. Trane heat & air system appears to be a 2020 model. 2 car garage with extra storage. See agent remarks.

Key facts

• Tennis
• Clubhouse
• Pickleball

Tags

• SWIMMING POOL
• PICKLEBALL
• TENNIS
• CLUBHOUSE
• WALKING TRAILS
• VAULTED CEILINGS

Property features AI

Finance

• Other: Lot size approximately 9,500 sq ft (0.22 acre)
• Financial info: Financing available: VA, FHA, conventional, or cash
• HOA & community: Mandatory association fee (approximately $49.50; see remarks for details)

Exterior

• Parking: Detached or attached garage for 2 cars
• Security: Gated entrance; Community security
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas; All utilities underground; Cable internet available
• Home design: Rock and frame exterior; Inside city limits
• Construction: Crawl space foundation; Composition roof
• Exterior features: Deck; Paved road access; Sloped and level yard areas; Extra landscaping; Located in a subdivision; Swimming pool(s) and community amenities (clubhouse, playground, tennis courts, fitness/bike trail, picnic area, party room); Gated entrance and on-site manager office; Community security

Interior

• Kitchen: Electric range
• Flooring: Carpet; Other flooring (see remarks)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central cooling; Programmable thermostat
• Interior features: Washer and dryer remain with the home; Gas water heater; Wood-burning prefabricated fireplace; Vaulted ceiling
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 11.2% 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: 83 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/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 $967 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 + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $139,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.38% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.42%
• DSCR: 1.78
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $197,628
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12013 Lemoncrest Ln	0.00mi	3/2.0	1,532 (0%)	0mo	$130,000	$85	100
13016 Lemoncrest Ln	0.08mi	3/2.0	1,511 (-1%)	8mo	$187,500	$124	88
11006 Lemoncrest Ln	0.11mi	3/2.5	1,678 (+10%)	3mo	$160,000	$95	75
14000 Quail Run Dr	0.30mi	3/2.0	1,514 (-1%)	17mo	$195,000	$129	70
14001 Quail Run Dr	0.32mi	3/2.0	1,488 (-3%)	18mo	$150,000	$101	65
10 Apple Tree Cir	0.16mi	3/2.0	1,724 (+12%)	16mo	$205,000	$119	59
78 Westfield Loop	0.65mi	3/2.0	1,663 (+9%)	4mo	$242,000	$146	52
3 Lendl Loop	0.69mi	3/2.0	1,380 (-10%)	2mo	$230,000	$167	50
6 Lendl Loop	0.65mi	3/2.0	1,400 (-9%)	11mo	$170,000	$121	46
78 Laver Cir	0.71mi	3/2.5	1,700 (+11%)	6mo	$222,500	$131	42
14 Lendl Loop	0.63mi	3/2.0	1,683 (+10%)	19mo	$230,000	$137	38
28 Bentley Cir	0.56mi	4/2.0 (+1)	1,742 (+14%)	13mo	$265,000	$152	35

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $13,567
• Equity at exit: $20,860

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $58,531
• Equity at exit: $12,096

Cash invested: $39,172 (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 72210

• Home prices YoY: -24.3%
• Active inventory: 83
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,926 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$112 /mo · $1,341/yr
• Insurance: −$58
• HOA: −$49
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $569

Break-even live

Break-even rent $1,206

Max offer price $139,900

Occupancy floor 65%

Sensitivity live

Price	-10% $648	-5% $608	+0% $569	+5% $529	+10% $489
Rent	-10% $417	-5% $493	+0% $569	+5% $645	+10% $721
Rate	-1.0pp $639	-0.5pp $604	base $569	+0.5pp $532	+1.0pp $496

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Butterfly Cv Little Rock, AR	3.0	2.0	1805	$2,200	$1.22	14d	1	0.13mi
9400 Stagecoach Rd Little Rock, AR	2.0–4.0	2.0	1122	$1,404	$1.25	14d	10	0.96mi

HOA detail

• Monthly dues: $49 · $588/yr
• Likely covers: pool

Listing history 3 events

1. 2026-06-07
   statusdays on market $139,900 Under Contract 5 DOM
2. 2026-06-05
   pricestatus $139,900 Price Change 4 DOM
3. 2026-05-21
   listed $149,900 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: $1,341 · $112/mo
• Projected year-2 tax: $1,341 · $112/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 4/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,109
• − Mortgage interest: −$7,837
• − Property taxes: −$1,341
• − Insurance: −$700
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − HOA: −$588
• − Depreciation: −$4,070
• Taxable income: $4,876
• Est. tax owed @ 24.0%: −$1,170
• After-tax cash flow: $5,653/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): 15,621
• Household income: $69,453
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 504.0

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 0.59)
• Race & ethnicity: White 50% Black 40% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -66.28%
• Current HPI: 206.1427
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-21 Listed $149,900 CARMLS

Property tax history

-0.0%/yr

Latest (2025): $1,341 · +0.0% YoY. Source: county tax records.