5005 W 31st St · Little Rock, AR 72204

$90,000

3 bd · 1.5 ba · 1,240 sqft · SingleFamily public records · 31 Days on market

Built 1954 6,098 sqft lot Est $100k · 10% under

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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 +12.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Fannie Mae owned. No disclosure available. Investor special - offered CASH or LINE OF CREDIT financing

Key facts

• Interstate access
• Large backyard
• Updated flooring

Tags

• FULLY REFRESHED HOME
• BRIGHT OPEN LIVING SPACES
• UPDATED FLOORING
• AMPLE CABINET SPACE
• LARGE BACKYARD
• INTERSTATE ACCESS

Property features AI

Exterior

• Utilities: Public sewer; Public water
• Home design: Brick, frame, and metal/vinyl siding exterior
• Construction: Composition roof; Slab foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Free-standing stove
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Vinyl flooring; Den/Family Room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 (+4.9%/yr); 186 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 36% of the median local income ($41k/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 $622 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 + 4.9% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1954 — 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: 1.36% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.10%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $100,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2923 Fair Park Blvd	0.29mi	3/1.0	1,287 (+4%)	2mo	$149,000	$116	77
5220 W 34th St	0.37mi	3/2.0	1,243 (+0%)	13mo	$70,000	$56	70
3004 S Harrison St	0.18mi	3/1.0	1,144 (-8%)	13mo	$130,000	$114	66
3002 S Tyler	0.24mi	2/1.5 (-1)	1,152 (-7%)	8mo	$85,000	$74	65
2423 S Tyler St	0.43mi	3/2.0	1,278 (+3%)	9mo	$105,000	$82	65
2700 S Tyler St	0.34mi	2/1.0 (-1)	1,214 (-2%)	12mo	$80,000	$66	63
4211 W 24th St	0.65mi	3/1.0	1,276 (+3%)	1mo	$63,000	$49	62
4623 W 30th St	0.22mi	3/1.0	1,114 (-10%)	13mo	$35,000	$31	60
2506 S Tyler St	0.41mi	3/2.0	1,360 (+10%)	10mo	$160,000	$118	55
5208 W 24th Dr	0.48mi	3/1.0	1,130 (-9%)	11mo	$91,000	$81	52
4701 W Charles Bussey Ave	0.70mi	3/2.0	1,250 (+1%)	14mo	$175,000	$140	52
2502 S Tyler St	0.43mi	3/2.0	1,382 (+12%)	13mo	$68,250	$49	48

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 · 4.91% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.58×
• Total profit: $14,673
• Equity at exit: $13,419

10-year hold

• IRR: 24.3%
• Equity multiple: 3.28×
• Total profit: $57,531
• Equity at exit: $7,782

Cash invested: $25,200 (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 72204

• Home prices YoY: -21.5%
• Rents YoY: 4.9%
• Active inventory: 186
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$472
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $422

Break-even live

Break-even rent $693

Max offer price $90,000

Occupancy floor 61%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5005 W 31st St Little Rock, AR	3.0	2.0	1240	$1,215	$0.98	43d	1	0.03mi
4816 W 30th St Little Rock, AR	2.0	1.0	1217	$1,150	$0.94	18d	1	0.11mi
3000 S Tyler St Little Rock, AR	3.0	1.5	1258	$1,250	$0.99	23d	1	0.25mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	43d	1	0.32mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	23d	1	0.52mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	43d	1	0.70mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	23d	1	0.71mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	43d	1	0.79mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.86mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	23d	1	0.89mi
1701 Fair Park Blvd Little Rock, AR	2.0	1.0	1170	$1,050	$0.90	43d	1	0.90mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	43d	1	0.90mi
58 Berkshire Dr Little Rock, AR	3.0	1.5	1304	$1,250	$0.96	23d	1	0.91mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	43d	1	0.92mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	21d	1	0.94mi
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	43d	1	1.05mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	43d	1	1.08mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	1.08mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	23d	1	1.11mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	21d	1	1.11mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	23d	1	1.12mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	23d	1	1.12mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	23d	1	1.13mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	43d	1	1.14mi
32 Barbara Dr Little Rock, AR	3.0	2.0	1201	$1,195	$1.00	23d	1	1.16mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	43d	1	1.17mi
3510 S Bryant St Unit 50 Little Rock, AR	2.0	1.0	807	$995	$1.23	43d	1	1.24mi
107 Broadmoor Dr Little Rock, AR	3.0	1.0	1202	$1,025	$0.85	43d	1	1.25mi
99 Broadmoor Dr Little Rock, AR	3.0	1.5	1224	$1,195	$0.98	43d	1	1.26mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	43d	1	1.29mi
1511 S Cleveland St Little Rock, AR	3.0	2.0	1200	$1,295	$1.08	23d	1	1.30mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	14d	1	1.32mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	43d	1	1.34mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	43d	1	1.36mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	18d	1	1.36mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	18d	1	1.40mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	23d	1	1.45mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	43d	1	1.47mi
605 Oak Park Dr Little Rock, AR	2.0	1.0	1164	$975	$0.84	43d	1	1.49mi

Listing history 34 events

1. 2026-06-18
   days on market $90,000 Active 31 DOM
2. 2026-06-17
   days on market $90,000 Active 30 DOM
3. 2026-06-16
   days on market $90,000 Active 29 DOM
4. 2026-06-15
   days on market $90,000 Active 28 DOM
5. 2026-06-14
   statusdays on market $90,000 Active 26 DOM
6. 2026-06-13
   days on market $90,000 Price Change 25 DOM
7. 2026-06-10
   days on market $90,000 Price Change 23 DOM
8. 2026-06-09
   days on market $90,000 Price Change 22 DOM
9. 2026-06-08
   days on market $90,000 Price Change 21 DOM
10. 2026-06-07
    pricestatusdays on market $90,000 Price Change 20 DOM
11. 2026-06-05
    days on market $99,999 Active 17 DOM
12. 2026-06-03
    days on market $99,999 Active 16 DOM
13. 2026-06-02
    days on market $99,999 Active 15 DOM
14. 2026-06-01
    days on market $99,999 Active 14 DOM
15. 2026-05-31
    days on market $99,999 Active 13 DOM
16. 2026-05-31
    days on market $99,999 Active 12 DOM
17. 2026-05-18
    listed $99,999 New Listing
18. 2026-05-16
    historical $1,215
19. 2026-03-28
    listed $1,215
20. 2026-01-28
    historical $875
21. 2026-01-27
    price $875
22. 2026-01-10
    listed $950
23. 2026-01-10
    historical $950
24. 2025-12-30
    listed $950
25. 2025-12-18
    historical $950
26. 2025-12-12
    price $950
27. 2025-11-18
    listed $1,000
28. 2025-02-06
    soldstatus $400,000
29. 2025-01-01
    historical
30. 2024-12-04
    historical Take Backups
31. 2024-11-06
    listed $99,850 New Listing
32. 2009-06-12
    soldstatus $14,000 102-char remark

    Show marketing remark (102 chars)

    Fannie Mae owned. No disclosure available. Investor special - offered CASH or LINE OF CREDIT financing

33. 2009-05-08
    historical 102-char remark

    Show marketing remark (102 chars)

    Fannie Mae owned. No disclosure available. Investor special - offered CASH or LINE OF CREDIT financing

34. 2009-01-07
    listed $15,900 102-char remark

    Show marketing remark (102 chars)

    Fannie Mae owned. No disclosure available. Investor special - offered CASH or LINE OF CREDIT financing

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: +$124/yr (+$10/mo · 27.6%)

ⓘ 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 · 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: $14,721
• − Mortgage interest: −$5,041
• − Property taxes: −$452
• − Insurance: −$450
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,618
• Taxable income: $3,805
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $4,152/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): 30,525
• Household income: $40,882
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1553.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 18% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 9% Vietnamese 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: ▼ -47.17%
• Current HPI: 172.3977
• Rent YoY: ▲ 4.91%
• 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

+528.9% since first listed

18 events — show timeline

• 2026-05-18 Listed $99,999 CARMLS
• 2026-05-16 Rental Removed $1,215 SHOWMOJO
• 2026-03-28 Listed for Rent $1,215 SHOWMOJO
• 2026-01-28 Rental Removed $875 CARMLS
• 2026-01-27 Price Changed $875 CARMLS
• 2026-01-10 Listed for Rent $950 CARMLS
• 2026-01-10 Rental Removed $950 APPFOLIO
• 2025-12-30 Listed for Rent $950 APPFOLIO
• 2025-12-18 Rental Removed $950 APPFOLIO
• 2025-12-12 Price Changed $950 APPFOLIO
• 2025-11-18 Listed for Rent $1,000 APPFOLIO
• 2025-02-06 Sold (Public Records) $400,000 Public Records
• 2025-01-01 Listing Removed — CARMLS
• 2024-12-04 Contingent — CARMLS
• 2024-11-06 Listed $99,850 CARMLS
• 2009-06-12 Sold (MLS) $14,000 CARMLS
• 2009-05-08 Listing Removed — CARMLS
• 2009-01-07 Listed $15,900 CARMLS

Property tax history

+1.8%/yr

Latest (2025): $452 · +7.7% YoY. Source: county tax records.