34 Meadowcliff Dr · Little Rock, AR 72209

$87,500

3 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 13 Days on market

Built 1970 8,276 sqft lot Est $123k · 29% under

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Why this score? — see what drove the B+ 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

HUD Owned. HUD Case #031-267617. This property is being sold "As-Is" present condition at closing. All offers must be submitted online at www. HUDhomestore.com. For more information visit www. chronossolutions.com.

Key facts

• Covered parking
• Strong rental market
• 8,276 sq ft lot

Tags

• COVERED PARKING
• BACKYARD WITH MATURE TREES
• STRONG RENTAL MARKET

Property features AI

Finance

• Financial info: Financing options may include conventional loans, cash, or in-house financing

Exterior

• Parking: Carport
• Utilities: Public water; Municipal electric (Entergy); Natural gas
• Home design: Single-family property; Approximately 1,334 square feet
• Construction: Slab foundation
• Exterior features: Shaker and wood exterior; Composition roof; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove; Gas range; Dishwasher
• Flooring: Vinyl flooring; Concrete flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Vinyl and concrete floors; Den / family room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Cap rate 10.7% 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: Little Rock Southwest High School (math 2% / reading 9%, grade F, #286 of 292 statewide, top 98%, 2,014 students, 78% FRL).
• Zoned-school proficiency averages 6% at this address vs 24% district-wide (-19 pts) — the specific schools serving this property underperform the Little Rock School District average; the district grade overstates school quality for this exact location.
• 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); 58% 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 $605 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $26k; list at $88k implies a 237% gain — meaningful room to come down on a strong offer.

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 $87,500

Questions for the listing agent

1. Built in 1970 — 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: 1.34% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.72%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $122,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 N Meadowcliff Dr	0.03mi	4/1.0 (+1)	1,420 (+6%)	4mo	$118,000	$83	80
23 N Meadowcliff Dr	0.05mi	4/1.5 (+1)	1,217 (-9%)	2mo	$158,000	$130	74
33 Belmar	0.20mi	3/2.0	1,276 (-4%)	17mo	$45,000	$35	66
22 Lamont Dr	0.42mi	3/2.0	1,476 (+11%)	2mo	$158,000	$107	57
15 Westmont Cir	0.31mi	3/1.5	1,140 (-14%)	10mo	$150,000	$132	51
5241 Mabelvale Pike	0.46mi	3/2.0	1,197 (-10%)	9mo	$85,150	$71	50
23 Lamont	0.44mi	4/2.0 (+1)	1,402 (+5%)	15mo	$89,900	$64	50
15 Janmar Dr	0.55mi	3/1.5	1,507 (+13%)	8mo	$138,000	$92	44
3 Mystery Cv	0.69mi	3/2.0	1,427 (+7%)	11mo	$190,000	$133	43
32 Wiindsor Dr	0.67mi	2/1.0 (-1)	1,411 (+6%)	16mo	$85,000	$60	41
10 Glendale Dr	0.68mi	4/2.0 (+1)	1,419 (+6%)	14mo	$130,000	$92	37
31 Southmont Dr	0.64mi	4/1.5 (+1)	1,140 (-14%)	18mo	$120,000	$105	24

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: 8.6%
• Equity multiple: 1.34×
• Total profit: $8,412
• Equity at exit: $13,047

10-year hold

• IRR: 19.3%
• Equity multiple: 2.75×
• Total profit: $42,779
• Equity at exit: $7,565

Cash invested: $24,500 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$459
• Tax from tax record: −$107 /mo · $1,281/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $321

Break-even live

Break-even rent $762

Max offer price $87,500

Occupancy floor 68%

Sensitivity live

Price	-10% $371	-5% $346	+0% $321	+5% $296	+10% $271
Rent	-10% $229	-5% $275	+0% $321	+5% $367	+10% $413
Rate	-1.0pp $365	-0.5pp $343	base $321	+0.5pp $298	+1.0pp $275

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: $21,875
• Closing costs: $2,625
• 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	24d	1	0.51mi
5801 W 59th St Little Rock, AR	3.0	1.0	973	$1,173	$1.21	44d	1	0.54mi
1 W Windsor Dr Little Rock, AR	4.0	2.0	1100	$1,250	$1.14	44d	1	0.59mi
65 Lakeside Dr Little Rock, AR	3.0	2.0	1205	$1,275	$1.06	20d	1	0.66mi
15 Rolling Ln Little Rock, AR	3.0	1.0	1100	$1,000	$0.91	44d	1	0.77mi
76 W Windsor Dr Little Rock, AR	3.0	2.0	1395	$1,190	$0.85	20d	1	0.81mi
5216 Gum Springs Rd Little Rock, AR	3.0	1.0	1128	$1,050	$0.93	44d	1	0.85mi
15 Timber Ln Little Rock, AR	3.0	1.5	925	$975	$1.05	44d	1	0.90mi
605 Oak Park Dr Little Rock, AR	2.0	1.0	1164	$975	$0.84	44d	1	1.02mi
6120 Butler Rd Little Rock, AR	3.0	1.5	1447	$1,050	$0.73	24d	1	1.08mi
6815 Forbing Rd Unit 26 Little Rock, AR	2.0	2.0	1170	$950	$0.81	44d	1	1.19mi
21 Harrow Dr Little Rock, AR	3.0	1.0	875	$800	$0.91	15d	1	1.50mi

Listing history 10 events

1. 2026-06-21
   days on market $87,500 Active 13 DOM
2. 2026-06-18
   days on market $87,500 Active 10 DOM
3. 2026-06-17
   days on market $87,500 Active 9 DOM
4. 2026-06-16
   days on market $87,500 Active 8 DOM
5. 2026-06-15
   statusdays on market $87,500 Active 7 DOM
6. 2026-06-14
   days on market $87,500 New Listing 5 DOM
7. 2026-06-13
   days on market $87,500 New Listing 4 DOM
8. 2026-06-10
   days on market $87,500 New Listing 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $87,500 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: $1,281 · $107/mo
• Projected year-2 tax: $1,281 · $107/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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $14,022
• − Mortgage interest: −$4,901
• − Property taxes: −$1,281
• − Insurance: −$438
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,545
• Taxable income: $2,613
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $3,225/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

+90.4% since first listed

5 events — show timeline

• 2026-06-08 Listed $87,500 CARMLS
• 2017-11-29 Sold (MLS) $26,000 CARMLS
• 2017-11-08 Pending — CARMLS
• 2017-10-22 Listed $28,000 CARMLS
• 1999-08-27 Sold (Public Records) $45,950 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,281 · +4.4% YoY. Source: county tax records.