3101 Boyd St · Little Rock, AR 72204

$117,500

3 bd · 1.0 ba · 1,249 sqft · SingleFamily public records · 42 Days on market

Built 1950 0.45 ac lot $94/sqft · 23% above area Est $96k · 23% over

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Why this score? — see what drove the D+ 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 +22.5/30.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Price!!! This 2 bedroom 1 bath home is located in the heart of Little Rock close to schools, parks, and shopping. Don't miss out on this great space buy!! This is a Fannie Mae HomePath property so go to www. HomePath.com for more information and to submit offers. See agent remarks.

Key facts

• 0.45 acre lot
• 2 parking spots
• Built 1950

Property features AI

Finance

• Financial info: Accepts VA, FHA, conventional loans or cash

Exterior

• Parking: Parking pads for 2 cars
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas; Insulated windows and doors; Attic turbo vent
• Home design: Frame and rock exterior; Inside city limits; Zoned residential
• Construction: Composition architectural shingle roof; Slab/crawlspace combination foundation
• Exterior features: Porch; Partially fenced yard; Wood fence; Paved road access; Playground and picnic area nearby; Fitness/bike trail access; No community fee

Interior

• Kitchen: Free-standing stove; Gas range; Refrigerator stays
• Bedrooms: Formal living room (additional living space)
• Flooring: Vinyl; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Ceiling fans; Formica kitchen counters; Sheetrock walls/ceilings
• Laundry & utility: Washer connection; Electric dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $114k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (+4.9%/yr); 186 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 ($41k/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 $812 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

• It's been on market 42 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $13k; list at $118k implies a 804% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,975 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.01% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (median comp): $95,918
• List price: $117,500
• Delta: 22.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3013 Tatum St	0.08mi	4/2.0 (+1)	1,152 (-8%)	1mo	$168,500	$146	73
2918 Vancouver Dr	0.32mi	3/1.5	1,197 (-4%)	4mo	$160,000	$134	73
8824 W 30th St	0.27mi	4/1.0 (+1)	1,354 (+8%)	1mo	$45,000	$33	67
3003 Vancouver Dr	0.38mi	3/1.5	1,176 (-6%)	5mo	$148,000	$126	67
2208 Singleton Cv	0.59mi	3/2.0	1,229 (-2%)	2mo	$185,000	$151	64
3709 Foster St	0.68mi	3/1.0	1,175 (-6%)	1mo	$118,000	$100	58
2601 Longcoy St	0.34mi	3/2.0	1,435 (+15%)	2mo	$193,000	$134	54
4114 Longcoy St	0.66mi	4/2.0 (+1)	1,286 (+3%)	4mo	$42,000	$33	52
3703 Boyd St	0.38mi	3/1.5	1,064 (-15%)	5mo	$68,000	$64	52
2112 Singleton Ct	0.66mi	3/1.0	1,136 (-9%)	4mo	$132,000	$116	50
3308 Holt St	0.48mi	3/2.0	1,080 (-14%)	4mo	$85,000	$79	47
3700 Malloy St	0.50mi	3/1.5	1,064 (-15%)	4mo	$88,000	$83	46

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 · 4.91% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,091
• Equity at exit: $17,520

10-year hold

• IRR: 8.3%
• Equity multiple: 1.68×
• Total profit: $22,532
• Equity at exit: $10,159

Cash invested: $32,900 (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 72204

• Home prices YoY: -21.5%
• Rents YoY: 4.9%
• Active inventory: 186
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$616
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $199

Break-even live

Break-even rent $935

Max offer price $117,500

Occupancy floor 78%

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3004 Walker St Little Rock, AR	4.0	1.0	1300	$995	$0.77	14d	1	0.15mi
3324 Tatum St Little Rock, AR	2.0	1.0	800	$795	$0.99	43d	1	0.20mi
2706 Longcoy St Little Rock, AR	3.0	2.0	1200	$1,250	$1.04	43d	1	0.29mi
3219 Potter St Little Rock, AR	3.0	1.0	976	$895	$0.92	43d	1	0.31mi
8 Utica Ln Little Rock, AR	3.0	1.5	1006	$850	$0.84	43d	1	0.33mi
3219 Holt St Little Rock, AR	2.0	2.0	816	$950	$1.16	43d	1	0.47mi
2412 Vancouver Dr Little Rock, AR	3.0	1.5	1104	$1,200	$1.09	43d	1	0.51mi
9105 W 36th St Little Rock, AR	3.0	2.0	1200	$1,295	$1.08	14d	1	0.53mi
9024 W 37th St Little Rock, AR	2.0	1.0	800	$1,075	$1.34	23d	1	0.53mi
8901 Tanya Dr Little Rock, AR	2.0	1.0	784	$850	$1.08	23d	1	0.54mi
8900 Tanya Dr Unit A Little Rock, AR	2.0	1.0	814	$750	$0.92	43d	1	0.57mi
9012 Tanya Dr Little Rock, AR	2.0	1.5	1036	$1,045	$1.01	23d	1	0.62mi
8906 Morris Manor Dr Apt 6 Little Rock, AR	2.0	1.5	864	$825	$0.95	23d	1	0.63mi
8906 Morris Manor Dr Little Rock, AR	2.0	1.5	846	$850	$1.00	14d	1	0.63mi
3724 Holt St Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	23d	1	0.64mi
9401 Courtney Cv Little Rock, AR	3.0	2.0	1500	$2,029	$1.35	23d	1	0.64mi
2823 Covenant Cv Little Rock, AR	3.0	2.0	1500	$2,029	$1.35	23d	1	0.66mi
4108 Longcoy St Little Rock, AR	4.0	2.0	1148	$1,600	$1.39	14d	1	0.66mi
2011 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	0.68mi
2009 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	0.68mi
2007 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	0.69mi
2005 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	0.69mi
2017 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	0.69mi
2003 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	0.69mi
2015 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	0.69mi
2001 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	0.70mi
4112 Elam St Little Rock, AR	3.0	1.0	1188	$1,145	$0.96	23d	1	0.77mi
1801 Labette Manor Dr Unit 1 Little Rock, AR	3.0	1.5	1000	$995	$0.99	14d	1	0.90mi
1801 Labette Manor Dr Unit 7 Little Rock, AR	3.0	1.5	991	$995	$1.00	43d	1	0.90mi
4421 Malloy St Unit B Little Rock, AR	3.0	1.5	1250	$1,300	$1.04	23d	1	0.91mi
2101 Romine Rd Little Rock, AR	4.0	1.5	1380	$1,450	$1.05	43d	1	0.97mi
3510 S Bryant St Unit 50 Little Rock, AR	2.0	1.0	807	$995	$1.23	43d	1	1.06mi
9409 Cerelle Dr Little Rock, AR	3.0	1.5	1432	$1,375	$0.96	23d	1	1.10mi
1500 Parham Pointe Dr Little Rock, AR	1.0–2.0	1.0–2.0	941	$1,300	$1.38	18d	5	1.14mi
605 Oak Park Dr Little Rock, AR	2.0	1.0	1164	$975	$0.84	43d	1	1.15mi
2311 Nichols Rd Little Rock, AR	4.0	2.0	1480	$1,895	$1.28	43d	1	1.16mi
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	43d	1	1.17mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	43d	1	1.24mi
10101 W 20th St Unit B Little Rock, AR	3.0	2.0	1104	$1,395	$1.26	43d	1	1.26mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	21d	1	1.34mi

Listing history 22 events

1. 2026-06-18
   days on market $117,500 Active 42 DOM
2. 2026-06-17
   days on market $117,500 Active 41 DOM
3. 2026-06-16
   days on market $117,500 Active 40 DOM
4. 2026-06-15
   days on market $117,500 Active 39 DOM
5. 2026-06-14
   days on market $117,500 Active 37 DOM
6. 2026-06-13
   days on market $117,500 Active 36 DOM
7. 2026-06-10
   days on market $117,500 Active 34 DOM
8. 2026-06-09
   days on market $117,500 Active 33 DOM
9. 2026-06-08
   days on market $117,500 Active 32 DOM
10. 2026-06-05
    days on market $117,500 Active 28 DOM
11. 2026-06-03
    days on market $117,500 Active 27 DOM
12. 2026-06-02
    days on market $117,500 Active 26 DOM
13. 2026-06-01
    days on market $117,500 Active 25 DOM
14. 2026-05-31
    days on market $117,500 Active 24 DOM
15. 2026-05-31
    days on market $117,500 Active 23 DOM
16. 2026-05-07
    listed $117,500 New Listing 690-char remark
17. 2019-01-25
    soldstatus $13,000 Sold 287-char remark

    Show marketing remark (287 chars)

    New Price!!! This 2 bedroom 1 bath home is located in the heart of Little Rock close to schools, parks, and shopping. Don't miss out on this great space buy!! This is a Fannie Mae HomePath property so go to www. HomePath.com for more information and to submit offers. See agent remarks.

18. 2019-01-25
    soldstatus $13,000

    Show marketing remark (287 chars)

    New Price!!! This 2 bedroom 1 bath home is located in the heart of Little Rock close to schools, parks, and shopping. Don't miss out on this great space buy!! This is a Fannie Mae HomePath property so go to www. HomePath.com for more information and to submit offers. See agent remarks.

19. 2019-01-18
    status Under Contract 287-char remark

    Show marketing remark (287 chars)

    New Price!!! This 2 bedroom 1 bath home is located in the heart of Little Rock close to schools, parks, and shopping. Don't miss out on this great space buy!! This is a Fannie Mae HomePath property so go to www. HomePath.com for more information and to submit offers. See agent remarks.

20. 2018-12-05
    price $16,500 287-char remark

    Show marketing remark (287 chars)

    New Price!!! This 2 bedroom 1 bath home is located in the heart of Little Rock close to schools, parks, and shopping. Don't miss out on this great space buy!! This is a Fannie Mae HomePath property so go to www. HomePath.com for more information and to submit offers. See agent remarks.

21. 2018-10-29
    listed $19,900 New Listing 287-char remark

    Show marketing remark (287 chars)

    New Price!!! This 2 bedroom 1 bath home is located in the heart of Little Rock close to schools, parks, and shopping. Don't miss out on this great space buy!! This is a Fannie Mae HomePath property so go to www. HomePath.com for more information and to submit offers. See agent remarks.

22. 2018-10-02
    soldstatus $18,324

ⓘ 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: $881 · $73/mo
• Projected year-2 tax: $881 · $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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $14,236
• − Mortgage interest: −$6,582
• − Property taxes: −$881
• − Insurance: −$588
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$3,418
• Taxable income: $490
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $2,266/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): 30,525
• Household income: $40,882
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1553.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 18% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 9% Vietnamese 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: ▼ -47.17%
• Current HPI: 172.3977
• Rent YoY: ▲ 4.91%
• 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

+541.2% since first listed

7 events — show timeline

• 2026-05-07 Listed $117,500 CARMLS
• 2019-01-25 Sold (Public Records) $13,000 Public Records
• 2019-01-25 Sold (MLS) $13,000 CARMLS
• 2019-01-18 Pending — CARMLS
• 2018-12-05 Price Changed $16,500 CARMLS
• 2018-10-29 Listed $19,900 CARMLS
• 2018-10-02 Sold (Public Records) $18,324 Public Records

Property tax history

+5.8%/yr

Latest (2025): $881 · +5.5% YoY. Source: county tax records.