57 White Oak Ln · Little Rock, AR 72227

$85,000

3 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 50 Days on market

Built 1963 $63/sqft · 65% below area ↓ 33% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Agents, a Hold Harmless Agreement must be signed by buyers and agents before they can enter this property. Hold Harmless Agreement is located in the associated docs. House has been added on to so sq. footage is not accurate. This spacious 3 bedroom 3 bath home is located in the heart of of Little Rock close to parks and shopping. With a little elbow grease this home could really shine. This is a Fannie Mae HomePath property so agents, see agent remarks on where and how to present offers.

Key facts

• Large bonus rooms
• Close to parks
• Covered parking

Tags

• LARGE BONUS ROOMS
• COVERED PARKING
• CLOSE TO PARKS
• CLOSE TO SHOPPING
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 fast (+4.8%/yr); 46 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $588 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.61% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.04%
• DSCR: 1.94
• GRM: 5.2

CMA / ARV

• ARV (median comp): $245,382
• List price: $85,000
• Delta: -65.36%
• 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
105 White Oak Ln Ln	0.16mi	3/2.0	1,256 (-7%)	2mo	$252,800	$201	80
2224 Biscayne	0.14mi	3/1.0	1,286 (-5%)	4mo	$210,000	$163	79
5 Delray Dr	0.20mi	3/1.5	1,205 (-11%)	3mo	$155,000	$129	69
6 White Oak Cir	0.05mi	3/1.5	1,544 (+14%)	4mo	$266,000	$172	68
2 White Oak Ln	0.21mi	3/2.0	1,520 (+13%)	5mo	$335,000	$220	65
2408 Blackwood Rd	0.53mi	3/1.5	1,224 (-9%)	2mo	$195,000	$159	56
6721 Kenwood Rd	0.72mi	2/1.0 (-1)	1,414 (+5%)	0mo	$215,000	$152	49
7520 M St	0.72mi	3/2.0	1,456 (+8%)	6mo	$185,000	$127	48
2816 Crouchwood Rd	0.66mi	3/1.0	1,222 (-9%)	2mo	$230,000	$188	48
2924 Circlewood	0.53mi	3/1.5	1,543 (+14%)	2mo	$290,000	$188	48
2901 Dalewood Rd	0.48mi	3/1.5	1,152 (-14%)	6mo	$290,000	$252	47
6716 Kenwood Rd Rd	0.74mi	3/3.0	1,504 (+12%)	4mo	$280,000	$186	39

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 · 4.84% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.65×
• Total profit: $15,441
• Equity at exit: $12,674

10-year hold

• IRR: 25.8%
• Equity multiple: 3.48×
• Total profit: $58,906
• Equity at exit: $7,349

Cash invested: $23,800 (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 72227

• Rents YoY: 4.8%
• Active inventory: 46
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$446
• Tax from tax record: −$181 /mo · $2,171/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $417

Break-even live

Break-even rent $838

Max offer price $85,000

Occupancy floor 64%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 White Oak Ln Little Rock, AR	3.0	1.5	1118	$1,490	$1.33	43d	1	0.12mi
8101 Cantrell Rd Little Rock, AR	1.0–3.0	1.0–2.0	1055	$1,649	$1.56	14d	20	0.25mi
2824 Foxcroft Rd Little Rock, AR	2.0	2.0	1435	$1,500	$1.05	23d	1	0.25mi
225 Keightley Dr Little Rock, AR	2.0	2.0	930	$1,100	$1.18	43d	1	0.26mi
8110 Alvin Ln Little Rock, AR	3.0	2.0	1500	$1,595	$1.06	14d	1	0.38mi
7575 Cantrell Rd Little Rock, AR	1.0–3.0	1.0–2.5	907	$1,050	$1.16	14d	8	0.41mi
2308 Blackwood Rd Little Rock, AR	2.0	2.5	1375	$1,250	$0.91	23d	1	0.52mi
7701 Illinois St Little Rock, AR	3.0	1.0	1000	$1,450	$1.45	43d	1	0.54mi
7420 Illinois St Little Rock, AR	3.0	1.0	1275	$1,495	$1.17	23d	1	0.55mi
6838 Cantrell Rd Little Rock, AR	1.0–2.0	1.0–1.5	777	$890	$1.14	14d	3	0.62mi
7111 Indiana Ave Little Rock, AR	2.0	2.0	980	$882	$0.90	14d	9	0.64mi
7318 L St Little Rock, AR	3.0	2.0	1396	$1,595	$1.14	23d	1	0.81mi
1924 Pine Valley Rd Little Rock, AR	3.0	2.0	1114	$2,100	$1.89	43d	1	0.82mi
1809 Reservoir Rd #19 Little Rock, AR	2.0	1.5	1122	$1,095	$0.98	21d	1	0.96mi
4 Sunset Hl Little Rock, AR	4.0	2.5	1826	$2,295	$1.26	43d	1	0.97mi
1014 N Coolidge St Little Rock, AR	3.0	2.0	1163	$1,478	$1.27	23d	1	1.07mi
1812 Reservoir Rd Little Rock, AR	1.0–3.0	1.0–2.0	973	$1,110	$1.14	14d	17	1.10mi
51 Wolfbridge Lop Little Rock, AR	3.0	3.0	1497	$1,700	$1.14	21d	1	1.14mi
9324 Northedge Rd Little Rock, AR	3.0	2.0	1435	$1,600	$1.11	43d	1	1.15mi
1901 Sanford Dr Little Rock, AR	2.0	1.5	976	$975	$1.00	23d	1	1.16mi
2018 Sanford Dr Unit 07 Little Rock, AR	2.0	1.0	950	$775	$0.82	43d	1	1.16mi
1821 Sanford Dr Little Rock, AR	2.0	1.5	976	$925	$0.95	23d	1	1.16mi
1813 Sanford Dr Little Rock, AR	2.0	1.0	1056	$1,100	$1.04	23d	1	1.17mi
1807 Sanford Dr Little Rock, AR	2.0	1.0	1056	$1,200	$1.14	23d	1	1.17mi
1807 Sanford Dr #3 Little Rock, AR	2.0	1.0	1056	$1,100	$1.04	23d	1	1.18mi
1912 Sanford Dr Unit 2 Little Rock, AR	2.0	1.5	1100	$1,500	$1.36	43d	1	1.19mi
1912 Sanford Dr Little Rock, AR	2.0	1.5	1100	$1,475	$1.34	21d	1	1.19mi
1820 Sanford Dr Unit 4 Little Rock, AR	2.0	1.5	1170	$1,300	$1.11	23d	1	1.20mi
1812 Sanford Dr Little Rock, AR	2.0	1.0	961	$995	$1.04	43d	1	1.21mi
1812 Sanford Dr Little Rock, AR	2.0	1.0	961	$995	$1.04	19d	1	1.21mi
8 Towne Park Ct #10 Little Rock, AR	2.0	2.0	1061	$975	$0.92	43d	1	1.35mi
1400 Old Forge Dr Little Rock, AR	1.0–3.0	1.0–2.5	995	$1,260	$1.27	21d	16	1.46mi
8120 W Markham St Unit 2 Little Rock, AR	2.0	1.5	950	$950	$1.00	23d	1	1.49mi
8120 W Markham St Unit 2 Little Rock, AR	2.0	1.5	1000	$950	$0.95	43d	1	1.49mi

Listing history 9 events

1. 2026-06-08
   statusdays on market $85,000 Under Contract 50 DOM
2. 2026-06-05
   days on market $85,000 Active 49 DOM
3. 2026-06-03
   days on market $85,000 Active 48 DOM
4. 2026-06-02
   days on market $85,000 Active 47 DOM
5. 2026-06-01
   days on market $85,000 Active 46 DOM
6. 2026-05-31
   days on market $85,000 Active 45 DOM
7. 2026-05-31
   days on market $85,000 Active 44 DOM
8. 2026-04-16
   listed $90,000 New Listing 492-char remark

   Show marketing remark (492 chars)

   Agents, a Hold Harmless Agreement must be signed by buyers and agents before they can enter this property. Hold Harmless Agreement is located in the associated docs. House has been added on to so sq. footage is not accurate. This spacious 3 bedroom 3 bath home is located in the heart of of Little Rock close to parks and shopping. With a little elbow grease this home could really shine. This is a Fannie Mae HomePath property so agents, see agent remarks on where and how to present offers.

9. 2003-06-12
   soldstatus $135,000

ⓘ 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: $2,171 · $181/mo
• Projected year-2 tax: $2,171 · $181/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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $16,395
• − Mortgage interest: −$4,761
• − Property taxes: −$2,171
• − Insurance: −$425
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$2,473
• Taxable income: $3,941
• Est. tax owed @ 24.0%: −$946
• After-tax cash flow: $4,061/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): 11,284
• Household income: $73,879
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 488.0

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 (62%)
• Race & ethnicity: White 62% Black 26% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -176.00%
• Current HPI: 194.5483
• Rent YoY: ▲ 4.84%
• 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

-33.3% since first listed

2 events — show timeline

• 2026-04-16 Listed $90,000 CARMLS
• 2003-06-12 Sold (Public Records) $135,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,171 · +0.0% YoY. Source: county tax records.