42 N Meadowcliff Dr · Little Rock, AR 72209

$109,900

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 24 Days on market

Built 1955 9,583 sqft lot Est $115k · at est. ↓ 12% since listing

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Why this score? — see what drove the C 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 +22.9/30.0
• ARV discount +9.4/15.0
• DSCR +7.4/10.0
• 1% rule +5.7/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this newly remodeled home!! HVAC installed last year. New roof installed 4 months ago. New water heater. Great for first time home buyer.

Key facts

• One story layout
• Newer roof
• Cozy fireplace

Tags

• ONE STORY LAYOUT
• COZY FIREPLACE
• KITCHEN DINING COMBO
• NEWER ROOF
• HVAC SYSTEM
• SLOPED LOT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Composition roof; Slab foundation
• Exterior features: Hardie Board siding; Level lot; Paved road access

Interior

• Kitchen: Refrigerator stays
• Flooring: Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Wood floors; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 87 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 35% 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 $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 24 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $114,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 N Meadowcliff Dr	0.10mi	4/1.5 (+1)	1,217 (-2%)	2mo	$158,000	$130	84
15 Westmont Cir	0.26mi	3/1.5	1,140 (-9%)	10mo	$150,000	$132	65
35 N Meadowcliff Dr	0.05mi	4/1.0 (+1)	1,420 (+14%)	4mo	$118,000	$83	64
5241 Mabelvale Pike	0.51mi	3/2.0	1,197 (-4%)	9mo	$85,150	$71	60
1 W Windsor Dr	0.55mi	4/1.5 (+1)	1,100 (-12%)	4mo	$115,000	$105	46
16 Sunnydale Dr	0.61mi	3/1.0	1,080 (-14%)	6mo	$90,000	$83	42
23 Lamont	0.41mi	4/2.0 (+1)	1,402 (+12%)	15mo	$89,900	$64	41
29 Rosewood Dr	0.74mi	3/2.0	1,404 (+12%)	2mo	$90,000	$64	41
35 Windsor Dr	0.63mi	3/1.5	1,068 (-14%)	7mo	$138,000	$129	41
3 Mystery Cv	0.73mi	3/2.0	1,427 (+14%)	11mo	$190,000	$133	31
32 Wiindsor Dr	0.63mi	2/1.0 (-1)	1,411 (+13%)	16mo	$85,000	$60	29
10 Glendale Dr	0.63mi	4/2.0 (+1)	1,419 (+14%)	14mo	$130,000	$92	29

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-3,306
• Equity at exit: $16,386

10-year hold

• IRR: 8.7%
• Equity multiple: 1.72×
• Total profit: $22,173
• 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 72209

• Rents YoY: 4.8%
• Active inventory: 87
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$576
• Tax from tax record: −$114 /mo · $1,367/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $194

Break-even live

Break-even rent $932

Max offer price $109,900

Occupancy floor 79%

Sensitivity live

Price	-10% $256	-5% $225	+0% $194	+5% $163	+10% $132
Rent	-10% $101	-5% $147	+0% $194	+5% $240	+10% $287
Rate	-1.0pp $249	-0.5pp $222	base $194	+0.5pp $165	+1.0pp $137

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Edgemont Dr Little Rock, AR	3.0	1.5	1008	$1,150	$1.14	25d	1	0.46mi
1 W Windsor Dr Little Rock, AR	4.0	2.0	1100	$1,250	$1.14	45d	1	0.55mi
5801 W 59th St Little Rock, AR	3.0	1.0	973	$1,173	$1.21	45d	1	0.59mi
65 Lakeside Dr Little Rock, AR	3.0	2.0	1205	$1,275	$1.06	20d	1	0.60mi
76 W Windsor Dr Little Rock, AR	3.0	2.0	1395	$1,190	$0.85	20d	1	0.76mi
15 Rolling Ln Little Rock, AR	3.0	1.0	1100	$1,000	$0.91	45d	1	0.82mi
5216 Gum Springs Rd Little Rock, AR	3.0	1.0	1128	$1,050	$0.93	45d	1	0.90mi
15 Timber Ln Little Rock, AR	3.0	1.5	925	$975	$1.05	45d	1	0.94mi
605 Oak Park Dr Little Rock, AR	2.0	1.0	1164	$975	$0.84	45d	1	1.01mi
6120 Butler Rd Little Rock, AR	3.0	1.5	1447	$1,050	$0.73	25d	1	1.13mi
6815 Forbing Rd Unit 26 Little Rock, AR	2.0	2.0	1170	$950	$0.81	45d	1	1.18mi
3510 S Bryant St Unit 50 Little Rock, AR	2.0	1.0	807	$995	$1.23	45d	1	1.40mi

Listing history 22 events

1. 2026-06-21
   days on market $109,900 Active 24 DOM
2. 2026-06-18
   days on market $109,900 Active 21 DOM
3. 2026-06-17
   days on market $109,900 Active 20 DOM
4. 2026-06-16
   days on market $109,900 Active 19 DOM
5. 2026-06-15
   days on market $109,900 Active 18 DOM
6. 2026-06-14
   days on market $109,900 Active 16 DOM
7. 2026-06-13
   days on market $109,900 Active 15 DOM
8. 2026-06-10
   days on market $109,900 Active 13 DOM
9. 2026-06-09
   days on market $109,900 Active 12 DOM
10. 2026-06-08
    days on market $109,900 Active 11 DOM
11. 2026-06-07
    days on market $109,900 Active 10 DOM
12. 2026-06-05
    statusdays on market $109,900 Active 7 DOM
13. 2026-06-03
    days on market $109,900 New Listing 6 DOM
14. 2026-06-02
    days on market $109,900 New Listing 5 DOM
15. 2026-06-01
    days on market $109,900 New Listing 4 DOM
16. 2026-05-31
    days on market $109,900 New Listing 3 DOM
17. 2026-05-31
    days on market $109,900 New Listing 2 DOM
18. 2026-05-28
    listed $109,900 New Listing
19. 2021-10-18
    soldstatus $99,500
20. 2021-10-05
    soldstatus $99,500 Sold 146-char remark

    Show marketing remark (146 chars)

    Come see this newly remodeled home!! HVAC installed last year. New roof installed 4 months ago. New water heater. Great for first time home buyer.

21. 2021-09-22
    status Under Contract 146-char remark

    Show marketing remark (146 chars)

    Come see this newly remodeled home!! HVAC installed last year. New roof installed 4 months ago. New water heater. Great for first time home buyer.

22. 2021-09-09
    listed $125,000 New Listing 146-char remark

    Show marketing remark (146 chars)

    Come see this newly remodeled home!! HVAC installed last year. New roof installed 4 months ago. New water heater. Great for first time home buyer.

ⓘ 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: $1,367 · $114/mo
• Projected year-2 tax: $1,367 · $114/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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $14,126
• − Mortgage interest: −$6,156
• − Property taxes: −$1,367
• − Insurance: −$550
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$3,197
• Taxable income: $597
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $2,184/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

-12.1% since first listed

5 events — show timeline

• 2026-05-28 Listed $109,900 CARMLS
• 2021-10-18 Sold (Public Records) $99,500 Public Records
• 2021-10-05 Sold (MLS) $99,500 CARMLS
• 2021-09-22 Pending — CARMLS
• 2021-09-09 Listed $125,000 CARMLS

Property tax history

+8.4%/yr

Latest (2025): $1,367 · -3.8% YoY. Source: county tax records.