224 W Daisy Bates Dr · Little Rock, AR 72202

$125,000

2 bd · 1.0 ba · 1,429 sqft · SingleFamily · 13 Days on market

Built 1916 Fair condition 5,662 sqft lot $87/sqft · 55% below area ↓ 7% 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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION!!! Easy walk to SOMA. Less than 2 blocks to the heart of all the activities on Main St. Restaurants, shopping, festivals, markets, etc. Corner lot in a super desirable area full of MUCH more expensive homes. Has old school hardwoods in pretty good shape. Fireplace. These don't come around often. Fixer upper does need work and updating but seems like a pretty solid house. Just needs vision, some love, and money! Sold as is. Utilities not on so daytime showings only. Has a detached garage. May fall in Capitol Zoning. May qualify for some tax credits (do your own due diligence). See agent remarks.

Key facts

• Old school hardwoods
• Easy walk to soma
• Corner lot

Tags

• EASY WALK TO SOMA
• CORNER LOT
• OLD SCHOOL HARDWOODS
• FIREPLACE
• DETACHED

Property features AI

Finance

• Other: Approx. lot size ~5,500 sq ft (0.13 acre); Approx. living area: 1,429 (source: tax records)
• Financial info: Potential financing: cash, trade or exchange, other (see remarks)

Exterior

• Parking: Garage
• Security: Video surveillance
• Utilities: Public sewer; Public water; Electric (municipal + Entergy); Natural gas
• Home design: Brick, frame, and stucco exterior; Crawl space foundation
• Construction: Composition roof
• Exterior features: Fully fenced yard; Outside storage area; Chain link fencing; Video surveillance; Paved road access; Extra landscaping; Located in a subdivision; Corner lot; Level lot; Inside city limits

Interior

• Kitchen: Kitchen equipment: other (see remarks)
• Flooring: Wood floors; Other flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Video surveillance; Other interior features (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• 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.
• Market conditions: Rents rising (+3.2%/yr); 88 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/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 $864 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $125,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.12% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $278,846
• List price: $125,000
• Delta: -55.17%
• 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
2018 Center St	0.49mi	2/1.0	1,422 (-0%)	9mo	$170,000	$120	69
1872 S Gaines St	0.49mi	2/2.0	1,410 (-1%)	5mo	$64,500	$46	67
1806 S State St	0.48mi	3/1.0 (+1)	1,464 (+2%)	3mo	$105,000	$72	66
1314 Cumberland St	0.25mi	3/1.0 (+1)	1,581 (+11%)	5mo	$210,000	$133	61
2216 Scott St	0.61mi	2/2.0	1,411 (-1%)	8mo	$235,100	$167	59
1518 Rock St	0.34mi	2/2.0	1,276 (-11%)	5mo	$340,000	$266	58
2011 S Rock St	0.55mi	2/2.0	1,330 (-7%)	2mo	$276,000	$208	57
2207 Cumberland St	0.63mi	3/2.0 (+1)	1,403 (-2%)	8mo	$365,000	$260	52
316 W 22nd St	0.57mi	2/1.5	1,263 (-12%)	2mo	$225,000	$178	51
1908 S Gaines St	0.52mi	2/2.0	1,605 (+12%)	9mo	$320,000	$199	44
1608 S Cross St	0.67mi	2/2.5	1,581 (+11%)	5mo	$172,000	$109	41
1904 Vance St	0.68mi	3/2.5 (+1)	1,600 (+12%)	3mo	$349,000	$218	35

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,670
• Equity at exit: $18,638

10-year hold

• IRR: 6.4%
• Equity multiple: 1.49×
• Total profit: $17,059
• Equity at exit: $10,808

Cash invested: $35,000 (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 72202

• Home prices YoY: -25.6%
• Rents YoY: 3.2%
• Active inventory: 88
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $239

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $325	-5% $282	+0% $239	+5% $196	+10% $152
Rent	-10% $129	-5% $184	+0% $239	+5% $294	+10% $349
Rate	-1.0pp $302	-0.5pp $271	base $239	+0.5pp $206	+1.0pp $174

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1212 Center St Little Rock, AR	2.0	2.0	1200	$1,750	$1.46	24d	1	0.08mi
1500 Center St Unit 5 Little Rock, AR	2.0	1.5	1100	$1,295	$1.18	45d	1	0.11mi
1512 Center St Little Rock, AR	1.0	1.0	952	$1,595	$1.68	24d	1	0.13mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,250	$0.80	45d	1	0.28mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,295	$0.83	15d	1	0.28mi
1004 Scott St Unit 1 Little Rock, AR	2.0	1.0	1398	$1,395	$1.00	24d	1	0.29mi
201 E 17th St Little Rock, AR	2.0	1.5	1124	$1,550	$1.38	15d	1	0.30mi
2014 S Louisiana St Unit 3 Little Rock, AR	2.0	1.0	900	$1,350	$1.50	45d	1	0.47mi
621 Cumberland St Unit 1/2 Little Rock, AR	2.0	1.0	1000	$1,100	$1.10	20d	1	0.54mi
1906 S State St Little Rock, AR	2.0	2.0	1160	$1,895	$1.63	45d	1	0.58mi
1908 S State St Little Rock, AR	2.0	2.0	1160	$1,650	$1.42	45d	1	0.58mi
418 E 6th St Unit G Little Rock, AR	1.0	1.0	925	$1,095	$1.18	24d	1	0.66mi
313 W 23rd St Little Rock, AR	3.0	2.0	1134	$925	$0.82	24d	1	0.67mi
606 E 21st St Little Rock, AR	3.0	2.0	1652	$1,600	$0.97	20d	1	0.68mi
2323 S Spring St Little Rock, AR	3.0	2.0	1070	$1,100	$1.03	45d	1	0.72mi
2318 Rock St Little Rock, AR	2.0	2.0	1358	$2,300	$1.69	45d	1	0.73mi
308 Rock St Little Rock, AR	1.0–2.0	1.0–2.0	770	$1,565	$2.03	15d	4	0.77mi
315 Rock St Unit 1 Little Rock, AR	2.0	2.0	1358	$2,900	$2.14	24d	1	0.78mi
115 E Markham St Little Rock, AR	1.0–2.0	1.0	863	$1,480	$1.71	15d	11	0.85mi
1215 College St Unit B Little Rock, AR	2.0	1.5	950	$1,150	$1.21	45d	1	0.96mi
2708 Rock St Little Rock, AR	3.0	1.0	1114	$875	$0.79	22d	1	0.98mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	24d	1	1.01mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	24d	1	1.01mi
2610 S Izard St Little Rock, AR	3.0	2.0	1136	$1,150	$1.01	45d	1	1.01mi
724 North St #62 Little Rock, AR	2.0	2.0	905	$1,600	$1.77	15d	1	1.06mi
2900 Center St Little Rock, AR	3.0	1.0	1456	$1,050	$0.72	45d	1	1.07mi
1921 Wolfe St Unit A Little Rock, AR	2.0	2.0	875	$875	$1.00	24d	1	1.08mi
926 W 29th St Little Rock, AR	3.0	1.0	1229	$1,050	$0.85	24d	1	1.21mi
2113 W 19th St Little Rock, AR	2.0	1.0	1703	$1,300	$0.76	45d	1	1.29mi
75 Riverfront Dr Little Rock, AR	1.0–2.0	1.0–2.0	1089	$1,546	$1.42	15d	24	1.34mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	24d	1	1.34mi
717 W 32nd St Unit A and B Little Rock, AR	3.0	2.5	1300	$1,550	$1.19	15d	1	1.35mi
3333 Broadway St Little Rock, AR	3.0	1.0	918	$925	$1.01	20d	1	1.40mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	24d	1	1.43mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	45d	1	1.43mi
324 S Schiller St Little Rock, AR	3.0	2.0	1352	$1,995	$1.48	24d	1	1.44mi
306 S Schiller St Little Rock, AR	3.0	2.0	1037	$1,795	$1.73	45d	1	1.44mi
408 W 4th St North Little Rock, AR	2.0	1.5	1360	$1,395	$1.03	45d	1	1.49mi

Listing history 1 events

1. 2026-05-14
   listed $135,000 New Listing 610-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $16,750
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$3,636
• Taxable income: $932
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,643/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.

Condition & rehab AI · 30 photos

Fair 45/100 Extensive rehab

This fixer-upper requires extensive renovations, including kitchen and bathroom updates, HVAC replacement, and landscaping. It has potential for significant value increase.

Repairs flagged

• Major Kitchen cabinets — Old and in poor condition
• Major Kitchen countertops — Old and in poor condition
• Major Kitchen appliances — Old and in poor condition
• Major Bathroom fixtures — Old and in poor condition
• Major Windows — Old and possibly leaking
• Major HVAC system — Old and in poor condition

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen will attract buyers
• Resale Bathroom renovation — Modern bathroom will attract buyers
• Both HVAC system replacement — Improved comfort and energy efficiency
• Both Landscaping and curb appeal — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Old and in poor condition	Major	$15,000–50,000
Kitchen countertops · Old and in poor condition	Major	$15,000–50,000
Kitchen appliances · Old and in poor condition	Major	$15,000–50,000
Bathroom fixtures · Old and in poor condition	Major	$15,000–50,000
Windows · Old and possibly leaking	Major	$15,000–50,000
HVAC system · Old and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Kitchen renovation — Modern kitchen will attract buyers ↑
• Resale Bathroom renovation — Modern bathroom will attract buyers ↑
• Both HVAC system replacement — Improved comfort and energy efficiency ↑
• Both Landscaping and curb appeal — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 9,704
• Household income: $50,899
• Rent vs Own: 75.7% rent · 24.3% own
• Severe rent burden: 789.0

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 0.58)
• Race & ethnicity: White 46% Black 45% Hispanic / Latino 3% Asian 3% Two or more races 3%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 2% 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: ▼ -68.75%
• Current HPI: 199.3103
• Rent YoY: ▲ 3.25%
• 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

-7.4% since first listed

4 events — show timeline

• 2026-05-27 Pending — CARMLS
• 2026-05-24 Contingent — CARMLS
• 2026-05-21 Price Changed $125,000 CARMLS
• 2026-05-14 Listed $135,000 CARMLS