316 N Plaza Dr · Little Rock, AR 72205

$405,900

5 bd · 3.5 ba · 2,779 sqft · SingleFamily public records · 23 Days on market

Built 1961 0.27 ac lot Est $353k · 15% 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 +16.1/30.0
• DSCR +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained home nestled in the desirable Midtown neighborhood. This 5-bedroom, 3-bathroom property sitting on a corner lot offers a perfect blend of comfort, convenience, and character. With over 2800 sq. ft. of living space, this home is ideal for both relaxation and entertainment. As you step inside, you’ll be greeted by a spacious living room bathed in natural light, featuring a cozy fireplace and hardwood floors that add warmth to the space. The updated kitchen has modern appliances, farmhouse sink, ample counter space, and a breakfast nook, perfect for enjoying your morning coffee. Four bedrooms upstairs including the primary with en-suite bath. The additional bedrooms are generously sized, providing flexibility for a home office and guest space. The private backyard has a great deck ideal for hosting summer BBQs or simply enjoying a nice evening outdoors. Located in a quiet, family-friendly neighborhood, this home is just minutes away from local schools, shopping centers, and dining options, as well as easy access to downtown or west Little Rock.

Key facts

• Natural light
• French doors
• Built-in shelving

Tags

• TWO FIREPLACES
• BUILT-IN SHELVING
• ORIGINAL HARDWOOD FLOORS
• NATURAL LIGHT
• FRENCH DOORS
• FULLY FENCED BACKYARD

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional
• HOA & community: No-fee area

Exterior

• Parking: Side-entry 1-car garage
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Brick exterior
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Patio; Deck; Partially fenced yard; Wood fence; Guttering; Paved road access; Corner lot

Interior

• Kitchen: Built-in stove; Gas range; Dishwasher; Disposal
• Bedrooms: In-law quarters
• Flooring: Wood floors; Tile floors
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Window treatments; Sheetrock walls and ceilings; Paneling
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $406k.

Deal economics

• At list price, monthly cash flow is $205 ($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 $362k (10.7% below list).
• Recommended offer: $362k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Zoned schools: Forest Heights Stem Academy (math 45% / reading 57%, grade C-, #88 of 454 statewide, top 19%, 739 students, 50% FRL) — zoned schools average 50% FRL vs 69% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 51% at this address vs 24% district-wide (+26 pts) — the actual schools serving this property are materially stronger than the Little Rock School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.4%/yr); 123 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• At $3,625/mo this rent would consume 64% of the median local household income ($68k/yr) (locally 1073% 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 $3k of loan paydown is wiped out by about $12k 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 23 days — a 2% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $362,460 (10.7% below list)

Questions for the listing agent

1. Built in 1961 — 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. 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?
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: 0.89% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $352,933
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 N Plz	0.16mi	5/3.0	2,642 (-5%)	8mo	$370,000	$140	76
17 Pinnacle Pt	0.32mi	4/3.0 (-1)	2,822 (+2%)	6mo	$432,000	$153	71
1003 Mckinley St	0.39mi	5/2.5	2,623 (-6%)	1mo	$350,000	$133	68
621 Mcadoo St	0.46mi	4/3.0 (-1)	2,629 (-5%)	5mo	$290,000	$110	58
405 N Mcadoo St	0.43mi	4/3.5 (-1)	2,522 (-9%)	4mo	$285,000	$113	57
416 Ivory Dr Dr	0.52mi	5/3.0	2,954 (+6%)	9mo	$359,900	$122	56
7 Gay Pl	0.62mi	4/2.0 (-1)	2,658 (-4%)	2mo	$560,000	$211	51
1311 N Hughes St	0.64mi	4/2.5 (-1)	2,950 (+6%)	3mo	$365,000	$124	48
7510 Briarwood Dr	0.73mi	4/3.0 (-1)	2,956 (+6%)	1mo	$245,000	$83	48
1301 Mellon	0.62mi	4/3.5 (-1)	3,126 (+12%)	3mo	$397,500	$127	43
1017 N Fillmore St	0.68mi	4/3.5 (-1)	3,163 (+14%)	4mo	$600,000	$190	37
17 Wingate Dr	0.72mi	4/2.5 (-1)	2,466 (-11%)	9mo	$224,500	$91	31

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 · 2.4% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-54,921
• Equity at exit: $60,521

10-year hold

• IRR: -5.6%
• Equity multiple: 0.65×
• Total profit: $-39,967
• Equity at exit: $35,095

Cash invested: $113,652 (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 72205

• Rents YoY: 2.4%
• Active inventory: 123
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,625 medium
• Mortgage (P&I): −$2,129
• Tax from tax record: −$361 /mo · $4,328/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $205

Break-even live

Break-even rent $3,365

Max offer price $405,900

Occupancy floor 89%

Sensitivity live

Price	-10% $435	-5% $320	+0% $205	+5% $90	+10% $-25
Rent	-10% $-81	-5% $62	+0% $205	+5% $348	+10% $491
Rate	-1.0pp $410	-0.5pp $308	base $205	+0.5pp $100	+1.0pp $-7

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: $101,475
• Closing costs: $12,177
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Auburn Dr Little Rock, AR	4.0	2.0	2469	$1,750	$0.71	16d	1	0.19mi
1607 N University Ave Little Rock, AR	4.0	4.0	2971	$5,500	$1.85	45d	1	0.90mi
7902 Harmon Dr Little Rock, AR	4.0	3.0	2500	$2,320	$0.93	45d	1	1.16mi
9 Oak Glen Ln Little Rock, AR	4.0	3.0	2780	$4,500	$1.62	45d	1	1.34mi

Listing history 18 events

1. 2026-06-21
   days on market $405,900 Active 23 DOM
2. 2026-06-18
   days on market $405,900 Active 20 DOM
3. 2026-06-17
   days on market $405,900 Active 19 DOM
4. 2026-06-16
   days on market $405,900 Active 18 DOM
5. 2026-06-15
   days on market $405,900 Active 17 DOM
6. 2026-06-14
   days on market $405,900 Active 15 DOM
7. 2026-06-13
   days on market $405,900 Active 14 DOM
8. 2026-06-10
   days on market $405,900 Active 12 DOM
9. 2026-06-09
   days on market $405,900 Active 11 DOM
10. 2026-06-08
    days on market $405,900 Active 10 DOM
11. 2026-06-07
    statusdays on market $405,900 Active 9 DOM
12. 2026-06-05
    days on market $405,900 New Listing 6 DOM
13. 2026-06-03
    days on market $405,900 New Listing 5 DOM
14. 2026-06-02
    days on market $405,900 New Listing 4 DOM
15. 2026-06-01
    days on market $405,900 New Listing 3 DOM
16. 2026-05-31
    days on market $405,900 New Listing 2 DOM
17. 2026-05-31
    remarks 632-char remark
18. 2026-05-31
    listed $405,900 New Listing 1 DOM

ⓘ 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: $4,328 · $361/mo
• Projected year-2 tax: $4,328 · $361/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 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: $43,495
• − Mortgage interest: −$22,737
• − Property taxes: −$4,328
• − Insurance: −$2,030
• − Repairs & maintenance: −$3,480
• − Management: −$3,480
• − Depreciation: −$11,808
• Taxable loss: −$4,366
• Est. tax savings @ 24.0%: +$1,048
• After-tax cash flow: $3,509/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): 23,043
• Household income: $68,415
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1073.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Tagalog/Filipino 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: ▼ -243.61%
• Current HPI: 215.0083
• Rent YoY: ▲ 2.40%
• 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

+119.4% since first listed

21 events — show timeline

• 2026-05-29 Listed $405,900 CARMLS
• 2024-10-31 Pending — CARMLS
• 2024-10-31 Sold (Public Records) $385,000 Public Records
• 2024-10-29 Sold (MLS) $385,000 CARMLS
• 2024-10-14 Contingent — CARMLS
• 2024-09-06 Listed $399,900 CARMLS
• 2021-08-13 Sold (Public Records) $315,000 Public Records
• 2021-08-02 Sold (MLS) $315,000 CARMLS
• 2021-07-05 Listing Removed — CARMLS
• 2021-06-25 Listed $325,000 CARMLS
• 2019-10-29 Sold (Public Records) $264,000 Public Records
• 2019-10-24 Pending — CARMLS
• 2019-10-24 Sold (MLS) $264,000 CARMLS
• 2019-09-23 Contingent — CARMLS
• 2019-09-12 Listed $269,900 CARMLS
• 2015-06-08 Sold (Public Records) $243,000 Public Records
• 2015-05-28 Sold (MLS) $243,000 CARMLS
• 2015-04-25 Listing Removed — CARMLS
• 2014-12-31 Listed $248,900 CARMLS
• 2009-10-16 Sold (Public Records) $204,000 Public Records
• 2004-05-25 Sold (Public Records) $185,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $4,328 · +0.0% YoY. Source: county tax records.