4 Talmage Dr · Little Rock, AR 72204

$129,000

4 bd · 3.0 ba · 1,644 sqft · SingleFamily public records · 28 Days on market

Built 1960 0.33 ac lot $78/sqft · at area comps Est $204k · 37% under ↓ 11% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.0/10.0
• 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

Great fixer upper! This spacious 2,517-square-foot home offers 4 bedrooms and 3 full bathrooms, making it an ideal property for investors, renovators, or buyers looking to create their dream home. The main level features a generous living room, a large kitchen with ample space for gathering and entertaining, and a cozy formal living room. Three bedrooms and two full bathrooms are conveniently located on the main floor. The lower level provides excellent additional living space, including a large family room, one bedroom, a full bathroom, and a laundry room. There is also an unfinished area that offers plenty of storage or the opportunity to renovate and add a fifth bedroom or bonus room. Si

Key facts

• Outdoor entertaining
• Large kitchen
• Unfinished area

Tags

• LARGE KITCHEN
• COZY FORMAL LIVING ROOM
• ADDITIONAL LIVING SPACE
• UNFINISHED AREA
• FULLY FENCED BACKYARD
• OUTDOOR ENTERTAINING

Property features AI

Finance

• Other: Approx. lot dimensions: 85' x 141' x 81' x 161' (approx. 0.33 acre)
• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: Carport for 2 cars
• Utilities: Public water; Public sewer; Municipal electric (Entergy); Natural gas
• Home design: Single-family property; Approx. 2,517 square feet
• Construction: Composition roof; Crawl space foundation
• Exterior features: Brick exterior; Deck; Paved road access; Lot inside city limits with a sloped, subdivision lot

Interior

• Kitchen: Dishwasher; Other kitchen features (see remarks)
• Bedrooms: Bedrooms present (see room details)
• Flooring: Carpet; Wood; Vinyl; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heat (natural gas); Central cooling (electric)
• Interior features: Washer and electric dryer connections; Gas water heater; Sheetrock and paneling walls/ceilings; Two wood-burning fireplaces; Den/Family room, Bonus room, and unfinished space; Laundry room
• Laundry & utility: Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Bale Elementary School (math 17% / reading 8%, grade F, #417 of 454 statewide, top 92%, 403 students, 94% FRL); Little Rock West High School of Innovation (math 8% / reading 22%, grade F, #261 of 292 statewide, top 90%, 325 students, 62% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 186 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 42% 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 $892 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

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 $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.10% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (median comp): $204,036
• List price: $129,000
• Delta: -36.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Lakeshore Dr	0.43mi	3/2.0 (-1)	1,600 (-3%)	4mo	$180,000	$113	63
2611 Elkhart Dr	0.70mi	4/2.5	1,625 (-1%)	1mo	$160,000	$98	62
16 Belmont Dr	0.52mi	3/2.0 (-1)	1,700 (+3%)	5mo	$100,000	$59	57
40 Lakeshore Dr	0.46mi	3/2.0 (-1)	1,766 (+7%)	3mo	$197,000	$112	55
69 Lakeshore Dr	0.37mi	3/2.0 (-1)	1,460 (-11%)	4mo	$135,000	$92	52
32 Lakeshore Dr	0.49mi	3/2.0 (-1)	1,510 (-8%)	5mo	$169,000	$112	50
7713 W 29th St	0.46mi	3/1.5 (-1)	1,472 (-10%)	9mo	$140,000	$95	42
45 Belmont Dr	0.50mi	3/2.0 (-1)	1,440 (-12%)	6mo	$154,000	$107	42
7722 W 25th St	0.65mi	4/2.0	1,873 (+14%)	10mo	$220,000	$117	34
16 Woodcliff Cir	0.75mi	4/2.5	1,876 (+14%)	8mo	$161,375	$86	33
6 Woodwind Dr	0.74mi	4/2.5	1,874 (+14%)	9mo	$166,000	$89	32
3112 Potter St	0.62mi	3/2.0 (-1)	1,820 (+11%)	16mo	$147,000	$81	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 · 4.91% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,038
• Equity at exit: $19,234

10-year hold

• IRR: 10.1%
• Equity multiple: 1.85×
• Total profit: $30,857
• Equity at exit: $11,154

Cash invested: $36,120 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$676
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $252

Break-even live

Break-even rent $1,105

Max offer price $129,000

Occupancy floor 77%

Sensitivity live

Price	-10% $325	-5% $289	+0% $252	+5% $216	+10% $179
Rent	-10% $140	-5% $196	+0% $252	+5% $309	+10% $365
Rate	-1.0pp $317	-0.5pp $285	base $252	+0.5pp $219	+1.0pp $185

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Talmage Dr Little Rock, AR	3.0	2.0	1805	$1,500	$0.83	21d	1	0.08mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	44d	1	0.56mi
58 Berkshire Dr Little Rock, AR	3.0	1.5	1304	$1,250	$0.96	24d	1	0.71mi
2221 Dorchester Dr Little Rock, AR	4.0	2.0	1660	$1,595	$0.96	44d	1	0.72mi
2412 Vancouver Dr Little Rock, AR	3.0	1.5	1104	$1,200	$1.09	44d	1	0.77mi
3004 Walker St Little Rock, AR	4.0	1.0	1300	$995	$0.77	15d	1	0.78mi
32 Barbara Dr Little Rock, AR	3.0	2.0	1201	$1,195	$1.00	24d	1	0.78mi
99 Broadmoor Dr Little Rock, AR	3.0	1.5	1224	$1,195	$0.98	44d	1	0.81mi
107 Broadmoor Dr Little Rock, AR	3.0	1.0	1202	$1,025	$0.85	44d	1	0.88mi
3000 S Tyler St Little Rock, AR	3.0	1.5	1258	$1,250	$0.99	24d	1	1.06mi
1511 S Cleveland St Little Rock, AR	3.0	2.0	1200	$1,295	$1.08	24d	1	1.11mi
2706 Longcoy St Little Rock, AR	3.0	2.0	1200	$1,250	$1.04	44d	1	1.12mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	44d	1	1.12mi
4108 Longcoy St Little Rock, AR	4.0	2.0	1148	$1,600	$1.39	15d	1	1.24mi
5005 W 31st St Little Rock, AR	3.0	2.0	1240	$1,215	$0.98	44d	1	1.30mi
9105 W 36th St Little Rock, AR	3.0	2.0	1200	$1,295	$1.08	15d	1	1.37mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	24d	1	1.39mi
3724 Holt St Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	24d	1	1.44mi
4112 Elam St Little Rock, AR	3.0	1.0	1188	$1,145	$0.96	24d	1	1.46mi
4421 Malloy St Unit B Little Rock, AR	3.0	1.5	1250	$1,300	$1.04	24d	1	1.48mi
3624 Bowers St Little Rock, AR	3.0	1.5	2004	$1,800	$0.90	44d	1	1.49mi

Listing history 9 events

1. 2026-06-09
   status $129,000 Under Contract 28 DOM
2. 2026-06-08
   days on market $129,000 Take Backups 28 DOM
3. 2026-06-05
   statusdays on market $129,000 Take Backups 24 DOM
4. 2026-06-03
   days on market $129,000 Price Change 23 DOM
5. 2026-06-02
   days on market $129,000 Price Change 22 DOM
6. 2026-06-01
   pricestatusdays on market $129,000 Price Change 21 DOM
7. 2026-05-31
   days on market $145,000 Active 20 DOM
8. 2026-05-31
   days on market $145,000 Active 19 DOM
9. 2026-05-11
   listed $145,000 New Listing 1142-char remark

ⓘ 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: $1,715 · $143/mo
• Projected year-2 tax: $1,715 · $143/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 6/10 Major 7 d/yr ≥110°F today · 18 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: $17,094
• − Mortgage interest: −$7,226
• − Property taxes: −$1,715
• − Insurance: −$645
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,753
• Taxable income: $1,021
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $2,782/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

-11.0% since first listed

4 events — show timeline

• 2026-06-09 Pending — CARMLS
• 2026-06-03 Contingent — CARMLS
• 2026-06-01 Price Changed $129,000 CARMLS
• 2026-05-11 Listed $145,000 CARMLS

Property tax history

-1.5%/yr

Latest (2025): $1,715 · +2.5% YoY. Source: county tax records.