3000 S Arch · Little Rock, AR 72206

$119,900

4 bd · 3.0 ba · 3,411 sqft · SingleFamily public records · 64 Days on market

Built 1930 6,969 sqft lot $35/sqft · 60% below area

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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
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTMENT OPPORTUNITY!! Great portfolio add or flip. .. Property is Tenant Occupied; Lease is MONTH TO MONTH, $1,050.00 MONTHLY, 24 HR NOTICE TO SHOW. .. SOLD AS-IS Part of a package, could be purchased in individually or all together. * * * * AGENTS SEE REMARKS

Key facts

• 6,969 sq ft lot
• 2 parking spots
• Built 1930

🏷️ Possibly a rental listed for sale. The $119,900 price doesn't fit this home's estimated sale value (~$299,601) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 (+3.4%/yr); 125 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• At $2,004/mo this rent would consume 46% of the median local household income ($52k/yr) (locally 623% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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 + 3.4% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $30k; list at $120k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.67% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.05%
• DSCR: 2.16
• GRM: 5.0

CMA / ARV

• ARV (median comp): $299,601
• List price: $119,900
• Delta: -59.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2111 S Arch St	0.61mi	4/2.5	3,409 (-0%)	11mo	$109,000	$32	60
2206 S Arch & 2214	0.54mi	4/3.5	3,917 (+15%)	14mo	$629,500	$161	36
2120 S Spring St	0.61mi	3/3.0 (-1)	2,912 (-15%)	9mo	$310,000	$106	35
923 W Charles Bussey Ave	0.73mi	4/3.5	3,016 (-12%)	11mo	$286,000	$95	35
2001 S Gaines St	0.70mi	4/2.5	3,000 (-12%)	18mo	$395,000	$132	30

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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.83×
• Total profit: $27,761
• Equity at exit: $17,877

10-year hold

• IRR: 28.7%
• Equity multiple: 3.60×
• Total profit: $87,139
• Equity at exit: $10,367

Cash invested: $33,572 (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 72206

• Rents YoY: 3.4%
• Active inventory: 125
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,004 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$175 /mo · $2,104/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $729

Break-even live

Break-even rent $1,081

Max offer price $119,900

Occupancy floor 59%

Sensitivity live

Price	-10% $797	-5% $763	+0% $729	+5% $695	+10% $661
Rent	-10% $570	-5% $650	+0% $729	+5% $808	+10% $887
Rate	-1.0pp $789	-0.5pp $759	base $729	+0.5pp $698	+1.0pp $666

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 W 35th St Little Rock, AR	3.0	2.5	2400	$2,300	$0.96	24d	1	0.54mi
2103 Wolfe St Little Rock, AR	4.0	2.5	3775	$2,700	$0.72	44d	1	0.96mi

Listing history 30 events

1. 2026-06-18
   days on market $119,900 Active 64 DOM
2. 2026-06-17
   days on market $119,900 Active 63 DOM
3. 2026-06-16
   days on market $119,900 Active 62 DOM
4. 2026-06-15
   days on market $119,900 Active 61 DOM
5. 2026-06-14
   days on market $119,900 Active 59 DOM
6. 2026-06-13
   days on market $119,900 Active 58 DOM
7. 2026-06-10
   days on market $119,900 Active 56 DOM
8. 2026-06-09
   days on market $119,900 Active 55 DOM
9. 2026-06-08
   days on market $119,900 Active 54 DOM
10. 2026-06-05
    days on market $119,900 Active 50 DOM
11. 2026-06-03
    days on market $119,900 Active 49 DOM
12. 2026-06-02
    days on market $119,900 Active 48 DOM
13. 2026-06-01
    days on market $119,900 Active 47 DOM
14. 2026-05-31
    days on market $119,900 Active 46 DOM
15. 2026-05-31
    days on market $119,900 Active 45 DOM
16. 2026-04-15
    listed $119,900 New Listing 266-char remark

    Show marketing remark (266 chars)

    INVESTMENT OPPORTUNITY!! Great portfolio add or flip. .. Property is Tenant Occupied; Lease is MONTH TO MONTH, $1,050.00 MONTHLY, 24 HR NOTICE TO SHOW. .. SOLD AS-IS Part of a package, could be purchased in individually or all together. * * * * AGENTS SEE REMARKS

17. 2016-12-31
    historical
18. 2016-07-07
    listed $29,900 Price Change
19. 2015-09-01
    historical
20. 2015-06-22
    listed $33,000 Price Change
21. 2015-03-18
    historical
22. 2014-09-17
    listed $48,000
23. 2014-04-16
    historical
24. 2013-10-16
    listed $55,000
25. 2013-10-06
    historical
26. 2012-10-09
    listed $49,900
27. 2011-06-01
    soldstatus $30,000
28. 2011-05-19
    soldstatus $30,000
29. 2011-05-03
    historical
30. 2011-03-03
    listed $49,900

ⓘ 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: $2,104 · $175/mo
• Projected year-2 tax: $2,104 · $175/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $24,043
• − Mortgage interest: −$6,716
• − Property taxes: −$2,104
• − Insurance: −$600
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$3,488
• Taxable income: $7,288
• Est. tax owed @ 24.0%: −$1,749
• After-tax cash flow: $6,996/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): 22,667
• Household income: $52,132
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 623.0

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 0.59)
• Race & ethnicity: Black 48% White 43% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -88.64%
• Current HPI: 158.3601
• Rent YoY: ▲ 3.36%
• 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

+140.3% since first listed

15 events — show timeline

• 2026-04-15 Listed $119,900 CARMLS
• 2016-12-31 Listing Removed — CARMLS
• 2016-07-07 Listed $29,900 CARMLS
• 2015-09-01 Listing Removed — CARMLS
• 2015-06-22 Listed $33,000 CARMLS
• 2015-03-18 Listing Removed — CARMLS
• 2014-09-17 Listed $48,000 CARMLS
• 2014-04-16 Listing Removed — CARMLS
• 2013-10-16 Listed $55,000 CARMLS
• 2013-10-06 Listing Removed — CARMLS
• 2012-10-09 Listed $49,900 CARMLS
• 2011-06-01 Sold (Public Records) $30,000 Public Records
• 2011-05-19 Sold (MLS) $30,000 CARMLS
• 2011-05-03 Listing Removed — CARMLS
• 2011-03-03 Listed $49,900 CARMLS

Property tax history

+1.6%/yr

Latest (2025): $2,104 · +8.0% YoY. Source: county tax records.