2001 Reservoir Road Rd #12 · Little Rock, AR 72227

$109,900

3 bd · 2.5 ba · 1,380 sqft · SingleFamily public records · 38 Days on market

Built 1981 Est $192k · 43% under $334/mo HOA · 26% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• 1% rule +6.7/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Updated 3-Bedroom Condo in the Heart of Little Rock’s Midtown! * NEW Stainless Appliances: Dishwasher, Stove and Refrigerator to potential buyer * Discover this well maintained and updated 3-bedroom, 2.5-bathroom condo in a gated community with a swimming pool! Featuring brand-new flooring, fresh paint, and modern appliances throughout, this home offers a spacious, open-concept living area filled with natural light and private outdoor space—perfect for entertaining or relaxing. Sitting in an established location, enjoy the convenience of this low-maintenance beauty. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this condo check

Key facts

• Gated community
• Fresh paint
• Stainless appliances

Tags

• STAINLESS APPLIANCES
• GATED COMMUNITY
• SWIMMING POOL
• NEW FLOORING
• FRESH PAINT
• OPEN-CONCEPT LIVING AREA

Property features AI

Finance

• Other: Mandatory fee for community amenities
• Financial info: Financing options include VA, FHA, conventional loans or cash
• HOA & community: Monthly association fee of $334

Exterior

• Parking: Assigned parking pads for 2 cars
• Security: Gated entrance
• Utilities: Public water; Public sewer
• Home design: Frame exterior
• Construction: Composition roof; Slab/crawlspace combination foundation; Frame construction
• Exterior features: Level lot in a subdivision; Paved road access; Swimming pool(s) on site; Playground on site; Gated entrance

Interior

• Kitchen: Free-standing stove; Electric range; Disposal; Pantry; Refrigerator stays; Ice maker connection
• Flooring: Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Vinyl floors; Formal living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-37 ($-440/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (5.9% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (5.9% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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); 48 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $760 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 38 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $70k; list at $110k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $103,415 (5.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $191,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9017 Reservoir Ct	0.39mi	3/2.0	1,370 (-1%)	10mo	$70,000	$51	71
9115 Leatrice Dr	0.21mi	3/2.0	1,558 (+13%)	12mo	$248,000	$159	57
1209 Southedge Dr	0.60mi	3/2.0	1,488 (+8%)	1mo	$187,000	$126	56
3 Chatham Ct	0.55mi	3/2.0	1,491 (+8%)	7mo	$167,000	$112	53
35 Bradford Dr	0.46mi	3/2.0	1,574 (+14%)	2mo	$180,000	$114	52
8106 Chatham Dr	0.63mi	3/2.0	1,435 (+4%)	12mo	$215,000	$150	52
2010 Gunpowder Rd	0.53mi	3/2.0	1,561 (+13%)	3mo	$216,500	$139	49
2224 Biscayne	0.72mi	3/1.0	1,286 (-7%)	4mo	$210,000	$163	46
3 Delray Dr	0.69mi	3/2.0	1,501 (+9%)	10mo	$230,000	$153	43
25 Wolfsbridge Loop	0.67mi	3/3.0	1,497 (+8%)	11mo	$238,000	$159	43
5 Delray Dr	0.69mi	3/1.5	1,205 (-13%)	3mo	$155,000	$129	40
1714 Watt	0.74mi	3/2.0	1,550 (+12%)	11mo	$205,000	$132	34

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 · 4.84% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.43×
• Total profit: $-17,515
• Equity at exit: $16,386

10-year hold

• IRR: -3.1%
• Equity multiple: 0.77×
• Total profit: $-7,090
• Equity at exit: $9,502

Cash invested: $30,772 (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 72227

• Rents YoY: 4.8%
• Active inventory: 48
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$576
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$46
• HOA: −$334
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-37

Break-even live

Break-even rent $1,336

Max offer price $103,415

Occupancy floor 98%

Sensitivity live

Price	-10% $26	-5% $-6	+0% $-37	+5% $-68	+10% $-99
Rent	-10% $-139	-5% $-88	+0% $-37	+5% $14	+10% $65
Rate	-1.0pp $19	-0.5pp $-9	base $-37	+0.5pp $-65	+1.0pp $-94

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1809 Reservoir Rd #19 Little Rock, AR	2.0	1.5	1122	$1,095	$0.98	22d	1	0.10mi
1812 Reservoir Rd Little Rock, AR	1.0–3.0	1.0–2.0	973	$1,110	$1.14	15d	17	0.20mi
1901 Sanford Dr Little Rock, AR	2.0	1.5	976	$975	$1.00	24d	1	0.26mi
1821 Sanford Dr Little Rock, AR	2.0	1.5	976	$925	$0.95	24d	1	0.27mi
1813 Sanford Dr Little Rock, AR	2.0	1.0	1056	$1,100	$1.04	24d	1	0.27mi
1807 Sanford Dr Little Rock, AR	2.0	1.0	1056	$1,200	$1.14	24d	1	0.28mi
1807 Sanford Dr #3 Little Rock, AR	2.0	1.0	1056	$1,100	$1.04	24d	1	0.28mi
9324 Northedge Rd Little Rock, AR	3.0	2.0	1435	$1,600	$1.11	44d	1	0.29mi
2018 Sanford Dr Unit 07 Little Rock, AR	2.0	1.0	950	$775	$0.82	44d	1	0.29mi
1912 Sanford Dr Unit 2 Little Rock, AR	2.0	1.5	1100	$1,500	$1.36	44d	1	0.29mi
1912 Sanford Dr Little Rock, AR	2.0	1.5	1100	$1,475	$1.34	22d	1	0.30mi
1820 Sanford Dr Unit 4 Little Rock, AR	2.0	1.5	1170	$1,300	$1.11	24d	1	0.31mi
1812 Sanford Dr Little Rock, AR	2.0	1.0	961	$995	$1.04	20d	1	0.31mi
1812 Sanford Dr Little Rock, AR	2.0	1.0	961	$995	$1.04	44d	1	0.31mi
4 Sunset Hl Little Rock, AR	4.0	2.5	1826	$2,295	$1.26	44d	1	0.46mi
1400 Old Forge Dr Little Rock, AR	1.0–3.0	1.0–2.5	995	$1,260	$1.27	22d	16	0.59mi
8110 Alvin Ln Little Rock, AR	3.0	2.0	1500	$1,595	$1.06	15d	1	0.62mi
51 Wolfbridge Lop Little Rock, AR	3.0	3.0	1497	$1,700	$1.14	22d	1	0.62mi
8 Towne Park Ct #10 Little Rock, AR	2.0	2.0	1061	$975	$0.92	44d	1	0.63mi
8101 Cantrell Rd Little Rock, AR	1.0–3.0	1.0–2.0	1055	$1,649	$1.56	15d	20	0.68mi
2824 Foxcroft Rd Little Rock, AR	2.0	2.0	1435	$1,500	$1.05	24d	1	0.79mi
91 White Oak Ln Little Rock, AR	3.0	1.5	1118	$1,490	$1.33	44d	1	0.88mi
2221 Wentwood Valley Dr Apt 48 Little Rock, AR	3.0	2.0	1226	$1,395	$1.14	20d	1	0.91mi
2221 Wentwood Valley Dr Little Rock, AR	3.0	2.0	1247	$1,372	$1.10	44d	2	0.91mi
7701 Illinois St Little Rock, AR	3.0	1.0	1000	$1,450	$1.45	44d	1	0.91mi
1001 Breckenridge Dr Little Rock, AR	2.0	1.5	909	$950	$1.05	44d	1	0.92mi
16 Warwick Rd Little Rock, AR	3.0	2.0	1580	$1,650	$1.04	44d	1	0.98mi
32 Kingsbridge Way Little Rock, AR	2.0	2.5	1430	$1,600	$1.12	24d	1	1.00mi
32 Kingsbridge Way Little Rock, AR	2.0	2.5	1430	$2,000	$1.40	44d	1	1.00mi
13 Rosemunn Dr Little Rock, AR	2.0	1.5	992	$895	$0.90	44d	1	1.00mi
6 Brookside Cir Little Rock, AR	3.0	2.0	1700	$1,695	$1.00	24d	1	1.01mi
225 Keightley Dr Little Rock, AR	2.0	2.0	930	$1,100	$1.18	44d	1	1.01mi
7575 Cantrell Rd Little Rock, AR	1.0–3.0	1.0–2.5	907	$1,050	$1.16	15d	8	1.03mi
7420 Illinois St Little Rock, AR	3.0	1.0	1275	$1,495	$1.17	24d	1	1.06mi
9910 Brooks Ln Little Rock, AR	3.0	2.0	1140	$1,450	$1.27	44d	1	1.11mi
28 Pleasant Cv Little Rock, AR	3.0	2.0	1444	$1,500	$1.04	24d	1	1.15mi
1601 N Shackleford Rd Little Rock, AR	1.0–2.0	1.0–2.0	748	$990	$1.32	22d	10	1.19mi
7318 L St Little Rock, AR	3.0	2.0	1396	$1,595	$1.14	24d	1	1.20mi
10006 Raymond Dr Little Rock, AR	3.0	1.5	1450	$1,400	$0.97	44d	1	1.24mi
7111 Indiana Ave Little Rock, AR	2.0	2.0	980	$882	$0.90	15d	9	1.25mi

HOA detail

• Monthly dues: $334 · $4,008/yr
• Likely covers: poolsecurity

Listing history 11 events

1. 2026-04-27
   status Under Contract
2. 2026-03-20
   listed $109,900 New Listing
3. 2026-03-20
   historical
4. 2026-03-12
   price $109,900
5. 2025-12-01
   listed $115,000 New Listing
6. 2024-04-29
   soldstatus $70,000
7. 2022-06-30
   soldstatus $66,000
8. 2016-08-26
   soldstatus $64,000
9. 2015-12-01
   historical
10. 2015-06-03
    listed $84,900 Active
11. 2008-12-29
    soldstatus $91,000

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,188 · $99/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 ≥111°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: $15,470
• − Mortgage interest: −$6,156
• − Property taxes: −$1,188
• − Insurance: −$550
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − HOA: −$4,008
• − Depreciation: −$3,197
• Taxable loss: −$2,104
• Est. tax savings @ 24.0%: +$505
• After-tax cash flow: $65/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): 11,284
• Household income: $73,879
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 488.0

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: Majority White (62%)
• Race & ethnicity: White 62% Black 26% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -176.00%
• Current HPI: 194.5483
• Rent YoY: ▲ 4.84%
• 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

+20.8% since first listed

11 events — show timeline

• 2026-04-27 Pending — CARMLS
• 2026-03-20 Listing Removed — CARMLS
• 2026-03-20 Listed $109,900 CARMLS
• 2026-03-12 Price Changed $109,900 CARMLS
• 2025-12-01 Listed $115,000 CARMLS
• 2024-04-29 Sold (Public Records) $70,000 Public Records
• 2022-06-30 Sold (Public Records) $66,000 Public Records
• 2016-08-26 Sold (Public Records) $64,000 Public Records
• 2015-12-01 Listing Removed — CARMLS
• 2015-06-03 Listed $84,900 CARMLS
• 2008-12-29 Sold (Public Records) $91,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,188 · +0.0% YoY. Source: county tax records.