6018 Timberside Rd · Little Rock, AR 72204

$140,000

3 bd · 2.0 ba · 2,028 sqft · SingleFamily public records · 35 Days on market

Built 1975 0.29 ac lot $69/sqft · 38% below area Est $225k · 38% under ↓ 26% since listing

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.5/10.0
• 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

Unique opportunity in Little Rock! This 3-bedroom, 2-bath home offers approximately 2,000 sqft of living space with much of the property already completed and move-in ready. A portion of the home is still under development, as the seller has decided not to continue the project—creating excellent potential for buyers or investors looking to step in and finish the remaining work to their vision. The home features spacious living areas, functional layout potential, and the opportunity to add immediate value through completion of the unfinished portion. This property is ideal for investors, builders, or buyers looking for a customizable project with substantial progress already made. An a

Key facts

• Move-in ready
• 0.29 acre lot
• 2 garage spots

Tags

• EXISTING SOLAR PANEL SYSTEM
• MOVE-IN READY

Property features AI

Finance

• Other: Lot approx. 112' x 97' x 127' x 99' (0.29 acre)
• Financial info: Financing: Conventional or cash

Exterior

• Parking: Detached garage for 2 cars
• Utilities: Public sewer; Public water; Solar panels / solar power
• Home design: Brick exterior
• Construction: Slab foundation; Composition roof
• Exterior features: Patio; Outside storage area; Chain link fence; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher
• Flooring: Tile; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central electric cooling
• Interior features: Washer connection; Window treatments; Ceiling fans; Walk-in shower; Breakfast bar
• 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 $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+4.9%/yr); 190 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• At $1,614/mo this rent would consume 47% of the median local household income ($41k/yr) (locally 1553% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 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 + 4.9% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($136k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1975 — 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: 1.15% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.23%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (median comp): $225,258
• List price: $140,000
• Delta: -37.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9422 Herndon Rd	0.07mi	3/2.5	1,986 (-2%)	9mo	$219,000	$110	84
9314 Timber Valley Rd	0.27mi	3/2.0	2,220 (+10%)	4mo	$140,000	$63	68
5718 Forest View Rd	0.43mi	3/2.5	1,800 (-11%)	5mo	$130,000	$72	55
9502 Timber Valley Rd	0.29mi	3/2.0	1,747 (-14%)	13mo	$145,000	$83	52
9410 Tall Timber Blvd	0.40mi	3/2.5	2,143 (+6%)	24mo	$275,000	$128	50

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $3,827
• Equity at exit: $20,874

10-year hold

• IRR: 13.8%
• Equity multiple: 2.20×
• Total profit: $46,857
• Equity at exit: $12,105

Cash invested: $39,200 (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: 190
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$116 /mo · $1,389/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $367

Break-even live

Break-even rent $1,150

Max offer price $140,000

Occupancy floor 72%

Sensitivity live

Price	-10% $446	-5% $406	+0% $367	+5% $327	+10% $288
Rent	-10% $239	-5% $303	+0% $367	+5% $431	+10% $494
Rate	-1.0pp $437	-0.5pp $402	base $367	+0.5pp $331	+1.0pp $294

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5721 Old Hickory Rd Little Rock, AR	3.0	2.5	1972	$1,725	$0.87	45d	1	0.42mi
8018 Mabelvale Pike Little Rock, AR	4.0	3.0	2500	$1,875	$0.75	45d	1	1.25mi

Listing history 23 events

1. 2026-06-18
   status $140,000 Under Contract 35 DOM
2. 2026-06-18
   days on market $140,000 Active 35 DOM
3. 2026-06-17
   days on market $140,000 Active 34 DOM
4. 2026-06-16
   days on market $140,000 Active 33 DOM
5. 2026-06-15
   days on market $140,000 Active 32 DOM
6. 2026-06-14
   days on market $140,000 Active 30 DOM
7. 2026-06-13
   days on market $140,000 Active 29 DOM
8. 2026-06-10
   days on market $140,000 Active 27 DOM
9. 2026-06-09
   days on market $140,000 Active 26 DOM
10. 2026-06-08
    days on market $140,000 Active 25 DOM
11. 2026-06-05
    days on market $140,000 Active 21 DOM
12. 2026-06-03
    days on market $140,000 Active 20 DOM
13. 2026-06-02
    days on market $140,000 Active 19 DOM
14. 2026-06-01
    days on market $140,000 Active 18 DOM
15. 2026-05-31
    days on market $140,000 Active 17 DOM
16. 2026-05-31
    days on market $140,000 Active 16 DOM
17. 2026-05-14
    listed $140,000 New Listing 880-char remark
18. 2026-02-12
    historical
19. 2026-01-09
    price $162,000
20. 2025-12-22
    price $170,000
21. 2025-12-17
    price $175,000
22. 2025-12-10
    price $180,000
23. 2025-11-24
    listed $190,000 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: $1,389 · $116/mo
• Projected year-2 tax: $1,389 · $116/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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,369
• − Mortgage interest: −$7,842
• − Property taxes: −$1,389
• − Insurance: −$700
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$4,073
• Taxable income: $2,266
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $3,858/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

-26.3% since first listed

7 events — show timeline

• 2026-05-14 Listed $140,000 CARMLS
• 2026-02-12 Listing Removed — CARMLS
• 2026-01-09 Price Changed $162,000 CARMLS
• 2025-12-22 Price Changed $170,000 CARMLS
• 2025-12-17 Price Changed $175,000 CARMLS
• 2025-12-10 Price Changed $180,000 CARMLS
• 2025-11-24 Listed $190,000 CARMLS

Property tax history

+0.6%/yr

Latest (2025): $1,389 · +0.0% YoY. Source: county tax records.