32 Meadowbrook Ln · Little Rock, AR 72205

$152,000

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 1 Days on market

Built 1962 Est $175k · 13% under

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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 +14.9/30.0
• ARV discount +13.3/15.0
• DSCR +4.6/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This 1196 square foot single family home has 3 bedrooms and 2.0 bathrooms. This home is located at 32 Meadowbrook Ln, Little Rock, AR 72205.

Key facts

• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $44 ($529/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 $125k (17.4% below list).
• Recommended offer: $125k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Market conditions: Rents rising (+2.4%/yr); 116 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $125,499 (17.4% below list)

Questions for the listing agent

1. Built in 1962 — 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: 0.83% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $174,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Oak Ln	0.09mi	3/2.0	1,213 (+1%)	1mo	$210,000	$173	89
318 Ellis Dr	0.29mi	3/1.5	1,160 (-3%)	0mo	$177,000	$153	79
9815 Brooks Ln	0.30mi	3/2.0	1,221 (+2%)	1mo	$178,000	$146	77
3 Pyeatt Cir	0.42mi	3/2.0	1,215 (+2%)	2mo	$218,000	$179	72
9216 W 6th St	0.45mi	3/2.0	1,190 (-0%)	4mo	$128,000	$108	71
9604 Temple Dr	0.28mi	2/1.0 (-1)	1,083 (-9%)	1mo	$145,000	$134	65
9304 6th St	0.42mi	3/2.0	1,313 (+10%)	3mo	$113,000	$86	58
8915 Cloverhill Rd	0.59mi	3/1.5	1,110 (-7%)	2mo	$185,000	$167	57
624 Poinsetta Dr	0.47mi	2/2.0 (-1)	1,318 (+10%)	1mo	$115,000	$87	51
8815 Cloverhill	0.65mi	4/1.5 (+1)	1,313 (+10%)	4mo	$199,500	$152	43
1234 Twin Lakes Dr	0.74mi	3/1.5	1,036 (-13%)	1mo	$149,000	$144	40
12 Serenity Dr	0.65mi	3/2.0	1,368 (+14%)	2mo	$174,900	$128	40

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-22,620
• Equity at exit: $22,664

10-year hold

• IRR: -7.3%
• Equity multiple: 0.55×
• Total profit: $-19,315
• Equity at exit: $13,142

Cash invested: $42,560 (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: 116
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$797
• Tax from tax record: −$87 /mo · $1,043/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $44

Break-even live

Break-even rent $1,199

Max offer price $152,000

Occupancy floor 91%

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Oak Ln Little Rock, AR	3.0	2.0	1484	$1,481	$1.00	43d	1	0.08mi
101 Ellis Dr Little Rock, AR	2.0	1.5	904	$925	$1.02	23d	1	0.15mi
101 Ellis Dr Unit D Little Rock, AR	2.0	1.0	904	$925	$1.02	23d	1	0.15mi
10006 Raymond Dr Little Rock, AR	3.0	1.5	1450	$1,400	$0.97	43d	1	0.32mi
9910 Brooks Ln Little Rock, AR	3.0	2.0	1140	$1,450	$1.27	43d	1	0.35mi
320 Nebling Rd Unit B Little Rock, AR	2.0	1.5	1110	$995	$0.90	43d	1	0.43mi
9007 Cloverhill Rd Little Rock, AR	3.0	2.0	1270	$1,395	$1.10	43d	1	0.51mi
13 Rosemunn Dr Little Rock, AR	2.0	1.5	992	$895	$0.90	43d	1	0.54mi
10901 Mara Lynn Rd Little Rock, AR	2.0	1.0	1000	$1,050	$1.05	43d	1	0.73mi
23 Towne Park Ct Little Rock, AR	2.0	1.0	769	$995	$1.29	19d	1	0.77mi
8 Towne Park Ct #10 Little Rock, AR	2.0	2.0	1061	$975	$0.92	43d	1	0.78mi
21 Towne Park Ct Little Rock, AR	2.0	1.0	769	$895	$1.16	14d	2	0.78mi
21 Towne Park Ct Unit 3 Little Rock, AR	2.0	1.0	769	$895	$1.16	21d	1	0.78mi
1420 Marlyn Dr Little Rock, AR	4.0	2.0	1450	$635	$0.44	43d	1	0.82mi
1310 Aldersgate Rd Little Rock, AR	2.0	2.0	1150	$1,352	$1.18	19d	7	0.84mi
1001 Breckenridge Dr Little Rock, AR	2.0	1.5	909	$950	$1.05	43d	1	0.86mi
11124 Mara Lynn Rd Unit D Little Rock, AR	2.0	1.0	1000	$725	$0.72	43d	1	0.87mi
11123 Beverly Hills Dr Little Rock, AR	2.0	1.0	750	$800	$1.07	43d	1	0.88mi
1400 Old Forge Dr Little Rock, AR	1.0–3.0	1.0–2.5	995	$1,260	$1.27	21d	16	0.91mi
600 Mimi Ln Unit A Little Rock, AR	2.0	1.0	858	$995	$1.16	23d	1	0.93mi
51 Wolfbridge Lop Little Rock, AR	3.0	3.0	1497	$1,700	$1.14	21d	1	0.95mi
9409 Cerelle Dr Little Rock, AR	3.0	1.5	1432	$1,375	$0.96	23d	1	0.96mi
11405 Mara Lynn Rd Little Rock, AR	2.0	1.0	800	$950	$1.19	43d	1	1.01mi
8120 W Markham St Unit 2 Little Rock, AR	2.0	1.5	1000	$950	$0.95	43d	1	1.07mi
8120 W Markham St Unit 2 Little Rock, AR	2.0	1.5	950	$950	$1.00	23d	1	1.07mi
28 Pleasant Cv Little Rock, AR	3.0	2.0	1444	$1,500	$1.04	23d	1	1.11mi
9324 Northedge Rd Little Rock, AR	3.0	2.0	1435	$1,600	$1.11	43d	1	1.14mi
508 Green Mountain Cir #80 Little Rock, AR	2.0	2.0	1060	$1,060	$1.00	43d	1	1.14mi
1801 Labette Manor Dr Unit 7 Little Rock, AR	3.0	1.5	991	$995	$1.00	43d	1	1.15mi
1801 Labette Manor Dr Unit 1 Little Rock, AR	3.0	1.5	1000	$995	$0.99	14d	1	1.15mi
10101 W 20th St Unit B Little Rock, AR	3.0	2.0	1104	$1,395	$1.26	43d	1	1.16mi
11701 Mara Lynn Rd Little Rock, AR	1.0–2.0	1.0	751	$965	$1.28	43d	7	1.17mi
2101 Romine Rd Little Rock, AR	4.0	1.5	1380	$1,450	$1.05	43d	1	1.19mi
8700 Riley Dr Apt 626 Little Rock, AR	2.0	2.0	1114	$3,850	$3.46	43d	1	1.20mi
1807 Sanford Dr #3 Little Rock, AR	2.0	1.0	1056	$1,100	$1.04	23d	1	1.22mi
1807 Sanford Dr Little Rock, AR	2.0	1.0	1056	$1,200	$1.14	23d	1	1.22mi
801 S Rodney Parham Rd Little Rock, AR	1.0–2.0	1.0–2.0	886	$900	$1.02	14d	10	1.22mi
1812 Sanford Dr Little Rock, AR	2.0	1.0	961	$995	$1.04	19d	1	1.23mi
1812 Sanford Dr Little Rock, AR	2.0	1.0	961	$995	$1.04	43d	1	1.23mi
1601 N Shackleford Rd Little Rock, AR	1.0–2.0	1.0–2.0	748	$990	$1.32	21d	10	1.23mi

Listing history 2 events

1. 2026-04-20
   listed $152,000
2. 2026-04-20
   historical

ⓘ 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: $1,043 · $87/mo
• Projected year-2 tax: $1,043 · $87/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 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $15,060
• − Mortgage interest: −$8,514
• − Property taxes: −$1,043
• − Insurance: −$760
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$4,422
• Taxable loss: −$2,089
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $1,030/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

2 events — show timeline

• 2026-04-20 Listing Removed — CARMLS
• 2026-04-20 Listed $152,000 CARMLS

Property tax history

-0.0%/yr

Latest (2025): $1,043 · +0.0% YoY. Source: county tax records.