7200 Geyer Springs Rd · Little Rock, AR 72209

$55,200

3 bd · 2.0 ba · 1,605 sqft · SingleFamily public records · 47 Days on market

Built 1967 7,840 sqft lot $34/sqft · 53% below area ↓ 8% 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

Located at 7200 Geyer Springs Road, this property presents an opportunity for an investor with a vision. For the right buyer, this residence serves as a blank slate. Whether your goal is to create a high-yield long-term rental or a budget-conscious entry point for a local family, the potential for a strong return on investment is anchored in the low entry cost. This is a HUD owned property and is being sold as-is. No HVAC. Agents see remarks.

Key facts

• Hud owned property
• Low entry cost
• Detached

Tags

• HUD OWNED PROPERTY
• LOW ENTRY COST
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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.
• Market conditions: Rents rising fast (+4.8%/yr); 81 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 34% 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 $382 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

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 $53,544 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1967 — 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: 2.08% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.66%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

• ARV (median comp): $117,738
• List price: $55,200
• Delta: -53.12%
• 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
7200 Geyer Springs Rd	0.00mi	3/2.0	1,605 (0%)	1mo	$50,000	$31	99
5900 Windamere Dr	0.69mi	3/2.0	1,684 (+5%)	1mo	$160,000	$95	59
21 Hanover Dr	0.58mi	3/2.0	1,560 (-3%)	17mo	$154,900	$99	54
5306 Dreher Ln	0.73mi	3/2.0	1,564 (-3%)	12mo	$105,000	$67	52
13 Wanda Ln	0.65mi	3/2.0	1,444 (-10%)	11mo	$50,000	$35	44
6214 W 83 Rd	0.71mi	3/2.0	1,731 (+8%)	13mo	$165,000	$95	43
6804 Lancaster Rd	0.55mi	3/2.0	1,828 (+14%)	11mo	$96,100	$53	42
5405 Dreher Ln	0.72mi	3/2.0	1,389 (-14%)	10mo	$178,000	$128	36
7601 Denise Dr	0.73mi	4/2.0 (+1)	1,768 (+10%)	11mo	$119,500	$68	35
6 Trent Dr	0.75mi	4/1.5 (+1)	1,400 (-13%)	4mo	$112,000	$80	34
1002 Stardust Trl	0.72mi	3/2.0	1,370 (-15%)	12mo	$97,000	$71	32
14 Hanover Dr	0.61mi	4/1.5 (+1)	1,830 (+14%)	16mo	$132,000	$72	28

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: 39.2%
• Equity multiple: 2.72×
• Total profit: $26,530
• Equity at exit: $8,230

10-year hold

• IRR: 46.4%
• Equity multiple: 5.86×
• Total profit: $75,062
• Equity at exit: $4,773

Cash invested: $15,456 (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: 81
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$289
• Tax from tax record: −$73 /mo · $874/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $524

Break-even live

Break-even rent $488

Max offer price $55,200

Occupancy floor 49%

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: $13,800
• Closing costs: $1,656
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6815 Forbing Rd Unit 26 Little Rock, AR	2.0	2.0	1170	$950	$0.81	44d	1	0.55mi
5709 Windamere Dr Little Rock, AR	3.0	1.5	1213	$1,075	$0.89	23d	1	0.76mi
29 Rugby Dr Little Rock, AR	3.0	1.0	1150	$1,150	$1.00	14d	1	0.88mi
6120 Butler Rd Little Rock, AR	3.0	1.5	1447	$1,050	$0.73	23d	1	0.88mi
1 W Windsor Dr Little Rock, AR	4.0	2.0	1100	$1,250	$1.14	44d	1	0.96mi
7305 E Wakefield Dr Little Rock, AR	3.0	1.5	1056	$1,150	$1.09	44d	1	1.03mi
76 W Windsor Dr Little Rock, AR	3.0	2.0	1395	$1,190	$0.85	19d	1	1.05mi
15 Rolling Ln Little Rock, AR	3.0	1.0	1100	$1,000	$0.91	44d	1	1.18mi
5216 Gum Springs Rd Little Rock, AR	3.0	1.0	1128	$1,050	$0.93	44d	1	1.27mi
5806 Southwick Dr Little Rock, AR	3.0	1.5	1116	$1,295	$1.16	14d	1	1.32mi
6111 Queensboro Dr Unit D Little Rock, AR	3.0	1.5	1100	$825	$0.75	23d	1	1.45mi

Listing history 3 events

1. 2026-05-03
   status Under Contract 446-char remark

   Show marketing remark (446 chars)

   Located at 7200 Geyer Springs Road, this property presents an opportunity for an investor with a vision. For the right buyer, this residence serves as a blank slate. Whether your goal is to create a high-yield long-term rental or a budget-conscious entry point for a local family, the potential for a strong return on investment is anchored in the low entry cost. This is a HUD owned property and is being sold as-is. No HVAC. Agents see remarks.

2. 2026-05-01
   price $55,200 446-char remark

   Show marketing remark (446 chars)

   Located at 7200 Geyer Springs Road, this property presents an opportunity for an investor with a vision. For the right buyer, this residence serves as a blank slate. Whether your goal is to create a high-yield long-term rental or a budget-conscious entry point for a local family, the potential for a strong return on investment is anchored in the low entry cost. This is a HUD owned property and is being sold as-is. No HVAC. Agents see remarks.

3. 2026-03-17
   listed $60,000 New Listing 446-char remark

   Show marketing remark (446 chars)

   Located at 7200 Geyer Springs Road, this property presents an opportunity for an investor with a vision. For the right buyer, this residence serves as a blank slate. Whether your goal is to create a high-yield long-term rental or a budget-conscious entry point for a local family, the potential for a strong return on investment is anchored in the low entry cost. This is a HUD owned property and is being sold as-is. No HVAC. Agents see remarks.

ⓘ 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: $874 · $73/mo
• Projected year-2 tax: $874 · $73/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 7/10 Severe 7 d/yr ≥111°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,809
• − Mortgage interest: −$3,092
• − Property taxes: −$874
• − Insurance: −$276
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$1,606
• Taxable income: $5,751
• Est. tax owed @ 24.0%: −$1,380
• After-tax cash flow: $4,905/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

-8.0% since first listed

3 events — show timeline

• 2026-05-03 Pending — CARMLS
• 2026-05-01 Price Changed $55,200 CARMLS
• 2026-03-17 Listed $60,000 CARMLS

Property tax history

-0.0%/yr

Latest (2025): $874 · +0.0% YoY. Source: county tax records.