19003 Quail Run Dr · Little Rock, AR 72210

$199,900

3 bd · 2.0 ba · 1,679 sqft · SingleFamily public records · 134 Days on market

Built 1977 10,454 sqft lot $119/sqft · 7% below area Est $214k · 7% under $49/mo HOA · 3% 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).

• Cash flow +17.9/30.0
• ARV discount +10.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.6/10.0
• 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 MLS

Welcome to Market 19003 Quail Run Dr. of the Otter Creek Sub. in Little Rock, AR. Situated on a . 24 +/- acre level lot sprinkled w/ shade trees is a Renovated Ranch style 1977 build, wrapped in brick & wood, topped w/ 2025 shingles, and accented by a 2 car garage. The interior contains 1,679 sf of well laid out living space offering 3 bedrooms and 2 bathrooms w/ the Master featuring a large walk-in closet and en-suite w/ shower tub combo and the guest bathroom which is sure to delight w/ a Carrara marble walk-in shower w/ glass door and hardwood vanity. The large living room w/ cozy gas fireplace offers access to the backyard patio and tree lined backyard views. You'll love the eat-in galley style kitchen w/ thick veined granite countertops, apron sink, gas stove w/ griddle, hardwood cabinets w/ pull out shelves & soft close drawers, and stainless steel appliances. The bonus room could be a 4th bedroom, dining room, office, etc. Seller improvements include: painting inside & out, flooring, fixtures, moulding, and more. Area amenities include: tennis courts, trails, clubhouse, pool, playground, fitness center and more. Call today to schedule your tour and make this house your home.

Key facts

• Shade trees
• Walk-in closet
• Level lot

Tags

• RENOVATED RANCH STYLE
• LEVEL LOT
• SHADE TREES
• WALK-IN CLOSET
• CARRARA MARBLE WALK-IN SHOWER
• GAS FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/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 $192k (4.1% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 $1k of loan paydown is wiped out by about $6k 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 134 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 5y 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 $135k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (median comp): $214,318
• List price: $199,900
• Delta: -6.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11006 Lemoncrest Ln	0.24mi	3/2.5	1,678 (-0%)	3mo	$160,000	$95	84
12013 Lemoncrest Ln	0.13mi	3/2.0	1,532 (-9%)	0mo	$130,000	$85	79
10 Apple Tree Cir	0.18mi	3/2.0	1,724 (+3%)	16mo	$205,000	$119	74
13016 Lemoncrest Ln	0.06mi	3/2.0	1,511 (-10%)	8mo	$187,500	$124	74
22 Butterfly Cv	0.28mi	3/2.0	1,795 (+7%)	17mo	$206,500	$115	61
8 Orange Blossom Cir	0.41mi	3/2.0	1,903 (+13%)	0mo	$245,000	$129	58
12 Wild Berry Pl	0.53mi	3/2.0	1,884 (+12%)	1mo	$205,000	$109	54
28 Bentley Cir	0.66mi	4/2.0 (+1)	1,742 (+4%)	13mo	$265,000	$152	47
44 Bentley Cir	0.59mi	3/2.5	1,862 (+11%)	12mo	$265,000	$142	42
25 Chateaus Ln	0.64mi	4/2.0 (+1)	1,869 (+11%)	12mo	$274,000	$147	36
16 Justice Ln	0.51mi	4/2.0 (+1)	1,920 (+14%)	15mo	$299,000	$156	35
7 Tracy Austin Ct	0.73mi	4/2.0 (+1)	1,917 (+14%)	5mo	$232,900	$121	33

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-21,696
• Equity at exit: $29,806

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-5,097
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,918 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$167 /mo · $2,000/yr
• Insurance: −$83
• HOA: −$49
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $168

Break-even live

Break-even rent $1,705

Max offer price $199,900

Occupancy floor 86%

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: $49,975
• Closing costs: $5,997
• 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	0.20mi
9400 Stagecoach Rd Little Rock, AR	2.0–4.0	2.0	1122	$1,404	$1.25	14d	10	1.00mi

HOA detail

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

Listing history 40 events

1. 2026-06-13
   statusdays on market $199,900 Under Contract 134 DOM
2. 2026-06-10
   days on market $199,900 Active 132 DOM
3. 2026-06-09
   days on market $199,900 Active 131 DOM
4. 2026-06-08
   days on market $199,900 Active 130 DOM
5. 2026-06-05
   days on market $199,900 Active 126 DOM
6. 2026-06-03
   days on market $199,900 Active 125 DOM
7. 2026-06-02
   days on market $199,900 Active 124 DOM
8. 2026-06-01
   days on market $199,900 Active 123 DOM
9. 2026-05-31
   days on market $199,900 Active 122 DOM
10. 2026-05-31
    days on market $199,900 Active 121 DOM
11. 2026-01-29
    listed $199,900 New Listing 1218-char remark

    Show marketing remark (1218 chars)

    Welcome to Market 19003 Quail Run Dr. of the Otter Creek Sub. in Little Rock, AR. Situated on a . 24 +/- acre level lot sprinkled w/ shade trees is a Renovated Ranch style 1977 build, wrapped in brick & wood, topped w/ 2025 shingles, and accented by a 2 car garage. The interior contains 1,679 sf of well laid out living space offering 3 bedrooms and 2 bathrooms w/ the Master featuring a large walk-in closet and en-suite w/ shower tub combo and the guest bathroom which is sure to delight w/ a Carrara marble walk-in shower w/ glass door and hardwood vanity. The large living room w/ cozy gas fireplace offers access to the backyard patio and tree lined backyard views. You'll love the eat-in galley style kitchen w/ thick veined granite countertops, apron sink, gas stove w/ griddle, hardwood cabinets w/ pull out shelves & soft close drawers, and stainless steel appliances. The bonus room could be a 4th bedroom, dining room, office, etc. Seller improvements include: painting inside & out, flooring, fixtures, moulding, and more. Area amenities include: tennis courts, trails, clubhouse, pool, playground, fitness center and more. Call today to schedule your tour and make this house your home.

12. 2026-01-29
    listed $199,900 Active 1218-char remark

    Show marketing remark (1218 chars)

    Welcome to Market 19003 Quail Run Dr. of the Otter Creek Sub. in Little Rock, AR. Situated on a . 24 +/- acre level lot sprinkled w/ shade trees is a Renovated Ranch style 1977 build, wrapped in brick & wood, topped w/ 2025 shingles, and accented by a 2 car garage. The interior contains 1,679 sf of well laid out living space offering 3 bedrooms and 2 bathrooms w/ the Master featuring a large walk-in closet and en-suite w/ shower tub combo and the guest bathroom which is sure to delight w/ a Carrara marble walk-in shower w/ glass door and hardwood vanity. The large living room w/ cozy gas fireplace offers access to the backyard patio and tree lined backyard views. You'll love the eat-in galley style kitchen w/ thick veined granite countertops, apron sink, gas stove w/ griddle, hardwood cabinets w/ pull out shelves & soft close drawers, and stainless steel appliances. The bonus room could be a 4th bedroom, dining room, office, etc. Seller improvements include: painting inside & out, flooring, fixtures, moulding, and more. Area amenities include: tennis courts, trails, clubhouse, pool, playground, fitness center and more. Call today to schedule your tour and make this house your home.

13. 2026-01-22
    historical
14. 2025-12-01
    price $199,900
15. 2025-11-30
    price $199,900
16. 2025-09-20
    status Active
17. 2025-09-20
    status Back on Market
18. 2025-09-14
    historical
19. 2025-09-14
    status Under Contract
20. 2025-08-21
    price $209,900
21. 2025-08-20
    price $209,900
22. 2025-08-02
    listed $220,000 Active
23. 2025-08-01
    listed $220,000 New Listing
24. 2025-02-07
    historical
25. 2024-12-08
    price $205,000
26. 2024-11-08
    listed $210,000 New Listing
27. 2024-10-12
    historical
28. 2024-09-11
    status Active
29. 2024-09-11
    status Back on Market
30. 2024-08-24
    historical
31. 2024-08-23
    status Under Contract
32. 2024-04-18
    listed $219,900 Active
33. 2024-04-16
    listed $219,900 New Listing
34. 2024-01-05
    historical
35. 2024-01-02
    listed $219,900 New Listing
36. 2021-10-15
    soldstatus $135,000 Sold
37. 2021-10-13
    soldstatus $135,000
38. 2021-09-18
    status Under Contract
39. 2021-09-14
    price $139,900
40. 2021-09-04
    listed $167,900 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: $2,000 · $167/mo
• Projected year-2 tax: $2,000 · $167/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 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $23,013
• − Mortgage interest: −$11,198
• − Property taxes: −$2,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − HOA: −$588
• − Depreciation: −$5,815
• Taxable loss: −$1,269
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $2,318/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

+19.1% since first listed

30 events — show timeline

• 2026-01-29 Listed $199,900 NEABOR MLS
• 2026-01-29 Listed $199,900 CARMLS
• 2026-01-22 Listing Removed — CARMLS
• 2025-12-01 Price Changed $199,900 CARMLS
• 2025-11-30 Price Changed $199,900 NEABOR MLS
• 2025-09-20 Relisted — NEABOR MLS
• 2025-09-20 Relisted — CARMLS
• 2025-09-14 Delisted — NEABOR MLS
• 2025-09-14 Pending — CARMLS
• 2025-08-21 Price Changed $209,900 CARMLS
• 2025-08-20 Price Changed $209,900 NEABOR MLS
• 2025-08-02 Listed $220,000 NEABOR MLS
• 2025-08-01 Listed $220,000 CARMLS
• 2025-02-07 Listing Removed — CARMLS
• 2024-12-08 Price Changed $205,000 CARMLS
• 2024-11-08 Listed $210,000 CARMLS
• 2024-10-12 Listing Removed — CARMLS
• 2024-09-11 Relisted — NEABOR MLS
• 2024-09-11 Relisted — CARMLS
• 2024-08-24 Delisted — NEABOR MLS
• 2024-08-23 Pending — CARMLS
• 2024-04-18 Listed $219,900 NEABOR MLS
• 2024-04-16 Listed $219,900 CARMLS
• 2024-01-05 Listing Removed — CARMLS
• 2024-01-02 Listed $219,900 CARMLS
• 2021-10-15 Sold (MLS) $135,000 CARMLS
• 2021-10-13 Sold (Public Records) $135,000 Public Records
• 2021-09-18 Pending — CARMLS
• 2021-09-14 Price Changed $139,900 CARMLS
• 2021-09-04 Listed $167,900 CARMLS

Property tax history

+1.6%/yr

Latest (2025): $2,000 · +0.0% YoY. Source: county tax records.