4323 W 11th St · Little Rock, AR 72204

$45,000

3 bd · 1.0 ba · 1,626 sqft · SingleFamily public records · 94 Days on market

Built 1945 6,534 sqft lot $28/sqft · 53% 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
• 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

Large house near VA and UAMS Hospital. recently tenant occupied. Limited fire damage cause for sale. Renovators could make this a 3 or 4 bedroom.

Key facts

• 6,534 sq ft lot
• Built 1945
• Listed 94 days

🏷️ Possibly a rental listed for sale. The $45,000 price doesn't fit this home's estimated sale value (~$96,175) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 27.8% 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); 52% 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 42% 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 $311 of loan paydown is wiped out by about $1k 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 + 4.9% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.21% ✓
• Cap rate: 27.83%
• Cash-on-cash: 76.92%
• DSCR: 4.42
• GRM: 2.6

CMA / ARV

• ARV (median comp): $96,175
• List price: $45,000
• Delta: -53.21%
• 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
4300 W 17th St	0.37mi	3/1.5	1,649 (+1%)	10mo	$50,000	$30	70
4300 W 16th St	0.31mi	3/2.0	1,683 (+4%)	9mo	$150,000	$89	69
4613 W 16th St	0.38mi	3/1.0	1,540 (-5%)	7mo	$25,000	$16	68
4207 W 15th St	0.28mi	3/3.0	1,751 (+8%)	4mo	$30,000	$17	63
3724 W 10th St	0.40mi	3/1.5	1,776 (+9%)	3mo	$85,000	$48	62
1409 Fair Park Blvd	0.71mi	3/1.0	1,498 (-8%)	2mo	$183,000	$122	52
1805 Princeton Dr	0.48mi	3/2.0	1,444 (-11%)	4mo	$100,000	$69	52
1706 S Cedar St	0.46mi	3/1.5	1,404 (-14%)	9mo	$60,000	$43	47
1405 Fair Park Blvd	0.71mi	2/2.5 (-1)	1,614 (-1%)	10mo	$155,000	$96	46
1608 Green Meadow Dr	0.46mi	2/2.0 (-1)	1,390 (-14%)	2mo	$85,000	$61	44
605 S Oak	0.52mi	3/3.0	1,862 (+14%)	4mo	$245,000	$132	40
1500 Valmar St	0.60mi	3/2.0	1,431 (-12%)	10mo	$175,000	$122	40

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: 72.6%
• Equity multiple: 4.40×
• Total profit: $42,816
• Equity at exit: $6,710

10-year hold

• IRR: 77.0%
• Equity multiple: 9.76×
• Total profit: $110,435
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$236
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$19
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $741

Break-even live

Break-even rent $505

Max offer price $45,000

Occupancy floor 44%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	23d	1	0.14mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	43d	1	0.25mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	43d	1	0.40mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	23d	1	0.42mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	43d	1	0.49mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	43d	1	0.54mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	43d	1	0.58mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	23d	1	0.64mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	43d	1	0.70mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	43d	1	0.70mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	23d	1	0.73mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	43d	1	0.75mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	43d	1	0.77mi
1701 Fair Park Blvd Little Rock, AR	2.0	1.0	1170	$1,050	$0.90	43d	1	0.77mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	0.79mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	23d	1	0.80mi
3800 W Markham St Little Rock, AR	2.0	1.0	1196	$1,250	$1.05	43d	1	0.82mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	43d	1	0.83mi
4022 W 25th St Little Rock, AR	3.0	1.0	1674	$1,025	$0.61	43d	1	0.85mi
100 Linwood Ct Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	14d	1	0.85mi
100 Linwood Ct Unit NA Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	19d	1	0.85mi
119 N Monroe St Little Rock, AR	3.0	2.0	1490	$1,850	$1.24	43d	1	0.85mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.90mi
322 Rose St Little Rock, AR	3.0	2.0	1200	$1,850	$1.54	14d	1	0.91mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	0.91mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	23d	1	0.93mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	43d	1	0.94mi
223 Linwood Ct Little Rock, AR	3.0	2.0	1702	$1,695	$1.00	23d	1	0.95mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	23d	1	0.97mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	23d	1	0.98mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	43d	1	1.00mi
4815 Lee Ave Little Rock, AR	3.0	2.0	1459	$2,950	$2.02	43d	1	1.04mi
4905 Lee Ave Little Rock, AR	2.0	2.0	1152	$2,050	$1.78	23d	1	1.06mi
404 N Jackson St Little Rock, AR	3.0	2.0	1400	$1,900	$1.36	43d	1	1.06mi
4000 Woodlawn Dr Little Rock, AR	3.0	1.0	1936	$1,495	$0.77	14d	1	1.09mi
325 Midland St Little Rock, AR	3.0	2.0	1647	$2,675	$1.62	43d	1	1.10mi
5123 Lee Ave Little Rock, AR	3.0	2.0	1600	$2,125	$1.33	43d	1	1.12mi
5110 Lee Ave Little Rock, AR	3.0	1.0	1268	$1,895	$1.49	14d	1	1.14mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	43d	1	1.15mi
4816 W 30th St Little Rock, AR	2.0	1.0	1217	$1,150	$0.94	19d	1	1.17mi

Listing history 16 events

1. 2026-06-18
   days on market $45,000 Active 94 DOM
2. 2026-06-17
   days on market $45,000 Active 93 DOM
3. 2026-06-16
   days on market $45,000 Active 92 DOM
4. 2026-06-15
   days on market $45,000 Active 91 DOM
5. 2026-06-14
   days on market $45,000 Active 89 DOM
6. 2026-06-13
   days on market $45,000 Active 88 DOM
7. 2026-06-10
   days on market $45,000 Active 86 DOM
8. 2026-06-09
   days on market $45,000 Active 85 DOM
9. 2026-06-08
   days on market $45,000 Active 84 DOM
10. 2026-06-05
    days on market $45,000 Active 80 DOM
11. 2026-06-03
    days on market $45,000 Active 79 DOM
12. 2026-06-02
    days on market $45,000 Active 78 DOM
13. 2026-06-01
    days on market $45,000 Active 77 DOM
14. 2026-05-31
    days on market $45,000 Active 76 DOM
15. 2026-05-31
    days on market $45,000 Active 75 DOM
16. 2026-03-17
    listed $45,000 New Listing 145-char remark

    Show marketing remark (145 chars)

    Large house near VA and UAMS Hospital. recently tenant occupied. Limited fire damage cause for sale. Renovators could make this a 3 or 4 bedroom.

ⓘ 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: $932 · $78/mo
• Projected year-2 tax: $932 · $78/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 7/10 Severe FEMA zone X (unshaded) · 96% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,318
• − Mortgage interest: −$2,521
• − Property taxes: −$932
• − Insurance: −$1,022
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$1,309
• Taxable income: $8,762
• Est. tax owed @ 24.0%: −$2,103
• After-tax cash flow: $6,791/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

1 event — show timeline

• 2026-03-17 Listed $45,000 CARMLS

Property tax history

+5.3%/yr

Latest (2025): $932 · +7.7% YoY. Source: county tax records.