25 Allyson Cir · Little Rock, AR 72209

$115,000

3 bd · 1.5 ba · 1,093 sqft · SingleFamily public records · 65 Days on market

Built 1965 7,840 sqft lot $105/sqft · 30% above area Est $88k · 30% over

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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).

• Cash flow +18.1/30.0
• DSCR +5.7/10.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 3BD/1.5BA in Little Rock that is waiting for you to call home. Luxury vinyl flooring in living spaces. Carpet in bedrooms. Spacious backyard perfect for anyone with kids or pets. Tenant occupied. 24-hour notice required for showings. Agents see remarks! No SPD due to the owner never living in the property. 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

• Spacious backyard
• Detached
• 7,840 sq ft lot

Tags

• LUXURY VINYL FLOORING
• SPACIOUS BACKYARD
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $111k (3.3% below list).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $795 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 65 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $99k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1965 — 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. 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: 0.97% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (median comp): $88,456
• List price: $115,000
• Delta: 30.01%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Allyson Cir	0.07mi	3/1.0	1,223 (+12%)	1mo	$68,000	$56	74
5803 Butler Rd	0.20mi	3/2.0	1,217 (+11%)	10mo	$100,000	$82	61
16 Sunnydale Dr	0.67mi	3/1.0	1,080 (-1%)	6mo	$90,000	$83	60
5816 Butler Rd	0.20mi	4/1.5 (+1)	1,224 (+12%)	10mo	$68,250	$56	58
22 Harrow Dr	0.47mi	3/1.0	970 (-11%)	2mo	$44,677	$46	56
4 Wellford Dr	0.58mi	3/2.0	1,205 (+10%)	1mo	$96,500	$80	53
9 Southern Oaks Dr	0.33mi	2/1.0 (-1)	962 (-12%)	10mo	$65,000	$68	50
7210 W Wakefield Dr Dr	0.68mi	3/1.0	1,175 (+8%)	6mo	$70,000	$60	48
48 Rosemoor Dr	0.60mi	2/1.0 (-1)	1,022 (-6%)	8mo	$55,500	$54	48
43 S Wakefield Dr	0.74mi	3/2.0	1,139 (+4%)	10mo	$170,000	$149	48
18 Westminister Dr	0.61mi	3/1.0	950 (-13%)	2mo	$41,882	$44	46
20 S Wakefield	0.73mi	4/2.0 (+1)	1,220 (+12%)	4mo	$105,000	$86	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: 0.68×
• Total profit: $-10,149
• Equity at exit: $17,147

10-year hold

• IRR: 3.2%
• Equity multiple: 1.25×
• Total profit: $8,120
• Equity at exit: $9,943

Cash invested: $32,200 (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: $1,112 high
• Mortgage (P&I): −$603
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $101

Break-even live

Break-even rent $984

Max offer price $115,000

Occupancy floor 86%

Sensitivity live

Price	-10% $166	-5% $134	+0% $101	+5% $69	+10% $36
Rent	-10% $13	-5% $57	+0% $101	+5% $145	+10% $189
Rate	-1.0pp $159	-0.5pp $131	base $101	+0.5pp $72	+1.0pp $41

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6120 Butler Rd Little Rock, AR	3.0	1.5	1447	$1,050	$0.73	24d	1	0.13mi
15 Timber Ln Little Rock, AR	3.0	1.5	925	$975	$1.05	44d	1	0.37mi
21 Harrow Dr Little Rock, AR	3.0	1.0	875	$800	$0.91	15d	1	0.50mi
7 Harrow Dr Little Rock, AR	3.0	1.0	875	$1,095	$1.25	19d	1	0.53mi
29 Rugby Dr Little Rock, AR	3.0	1.0	1150	$1,150	$1.00	15d	1	0.55mi
15 Rolling Ln Little Rock, AR	3.0	1.0	1100	$1,000	$0.91	44d	1	0.55mi
5216 Gum Springs Rd Little Rock, AR	3.0	1.0	1128	$1,050	$0.93	44d	1	0.57mi
5801 W 59th St Little Rock, AR	3.0	1.0	973	$1,173	$1.21	44d	1	0.63mi
7305 E Wakefield Dr Little Rock, AR	3.0	1.5	1056	$1,150	$1.09	44d	1	0.78mi
5701 Dreher Ln Unit 30 Little Rock, AR	2.0	1.5	900	$905	$1.01	44d	1	1.46mi
5701 Dreher Ln Unit 100 Little Rock, AR	2.0	1.5	900	$905	$1.01	24d	1	1.46mi
5701 Dreher Ln Unit 11 Little Rock, AR	2.0	1.5	900	$905	$1.01	15d	1	1.46mi
24 Edgemont Dr Little Rock, AR	3.0	1.5	1008	$1,150	$1.14	24d	1	1.49mi

Listing history 34 events

1. 2026-06-18
   days on market $115,000 Active 65 DOM
2. 2026-06-17
   days on market $115,000 Active 64 DOM
3. 2026-06-16
   days on market $115,000 Active 63 DOM
4. 2026-06-15
   days on market $115,000 Active 62 DOM
5. 2026-06-14
   days on market $115,000 Active 60 DOM
6. 2026-06-13
   days on market $115,000 Active 59 DOM
7. 2026-06-10
   days on market $115,000 Active 57 DOM
8. 2026-06-09
   days on market $115,000 Active 56 DOM
9. 2026-06-08
   days on market $115,000 Active 55 DOM
10. 2026-06-05
    days on market $115,000 Active 51 DOM
11. 2026-06-03
    days on market $115,000 Active 50 DOM
12. 2026-06-02
    days on market $115,000 Active 49 DOM
13. 2026-06-01
    days on market $115,000 Active 48 DOM
14. 2026-05-31
    days on market $115,000 Active 47 DOM
15. 2026-05-31
    days on market $115,000 Active 46 DOM
16. 2026-04-14
    listed $120,000 New Listing 496-char remark

    Show marketing remark (496 chars)

    Cute 3BD/1.5BA in Little Rock that is waiting for you to call home. Luxury vinyl flooring in living spaces. Carpet in bedrooms. Spacious backyard perfect for anyone with kids or pets. Tenant occupied. 24-hour notice required for showings. Agents see remarks! No SPD due to the owner never living in the property. 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".

17. 2025-11-11
    historical $1,025
18. 2025-10-29
    price $1,025
19. 2025-09-18
    price $1,050
20. 2025-09-11
    price $1,075
21. 2025-08-23
    listed $1,100
22. 2025-08-22
    historical $1,100
23. 2025-08-14
    price $1,100
24. 2025-08-02
    price $1,125
25. 2025-07-08
    listed $1,150
26. 2024-09-21
    historical $1,095
27. 2024-08-22
    listed $1,095
28. 2021-03-05
    soldstatus $99,000
29. 2021-02-26
    soldstatus $99,000 Sold 21-char remark

    Show marketing remark (21 chars)

    Ready for an investor

30. 2021-01-26
    historical 21-char remark

    Show marketing remark (21 chars)

    Ready for an investor

31. 2020-10-22
    listed $99,000 21-char remark

    Show marketing remark (21 chars)

    Ready for an investor

32. 2020-10-22
    historical 21-char remark

    Show marketing remark (21 chars)

    Ready for an investor

33. 2020-09-15
    soldstatus $382,837
34. 2019-05-24
    soldstatus $465,000

ⓘ 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: $1,513 · $126/mo
• Projected year-2 tax: $1,513 · $126/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 ≥110°F today · 20 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: $13,343
• − Mortgage interest: −$6,442
• − Property taxes: −$1,513
• − Insurance: −$575
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$3,345
• Taxable loss: −$667
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $1,376/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

-74.2% since first listed

19 events — show timeline

• 2026-04-14 Listed $120,000 CARMLS
• 2025-11-11 Rental Removed $1,025 CARMLS
• 2025-10-29 Price Changed $1,025 CARMLS
• 2025-09-18 Price Changed $1,050 CARMLS
• 2025-09-11 Price Changed $1,075 CARMLS
• 2025-08-23 Listed for Rent $1,100 CARMLS
• 2025-08-22 Rental Removed $1,100 CARMLS
• 2025-08-14 Price Changed $1,100 CARMLS
• 2025-08-02 Price Changed $1,125 CARMLS
• 2025-07-08 Listed for Rent $1,150 CARMLS
• 2024-09-21 Rental Removed $1,095 CARMLS
• 2024-08-22 Listed for Rent $1,095 CARMLS
• 2021-03-05 Sold (Public Records) $99,000 Public Records
• 2021-02-26 Sold (MLS) $99,000 CARMLS
• 2021-01-26 Listing Removed — CARMLS
• 2020-10-22 Listing Removed — CARMLS
• 2020-10-22 Listed $99,000 CARMLS
• 2020-09-15 Sold (Public Records) $382,837 Public Records
• 2019-05-24 Sold (Public Records) $465,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,513 · +0.0% YoY. Source: county tax records.