12301 Pleasant Forest Dr · Little Rock, AR 72212

$269,000

3 bd · 2.5 ba · 4,016 sqft · SingleFamily public records · 24 Days on market

Built 1974 9,147 sqft lot $4/mo HOA

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +2.1/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW ROOF COMING after closing with acceptable offer! This home is spacious, spanning over 2,500 square feet. The main floor is designed for entertaining, boasting a formal dining, living, breakfast nook, kitchen, large den with fireplace sliding doors opening to the large deck, a half bath, and office. On the bottom level find the third large living space, three bedrooms, two baths, laundry room, and sauna. Enjoy the treehouse view from the inside and outside on the wooden decks, the perfect place to just relax and unwind. Location nestled in the heart of the Pleasant Forest neighborhood! Convenient to everything! Schedule your showing today!

Key facts

• Large bonus room
• Flexible layout
• Huge backyard

Tags

• LARGE BONUS ROOM
• EXPANSIVE DECK
• HUGE BACKYARD
• FULLY FUNCTIONING SAUNA
• TWO OVERSIZED LIVING AREAS
• FLEXIBLE LAYOUT

Property features AI

Finance

• HOA & community: Annual association fee of $50

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Public sewer; Public water; Natural gas
• Home design: Rock and frame exterior
• Construction: Composition roof; Slab foundation
• Exterior features: Sloped and level lot; Located in a subdivision; Inside city limits; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Dishwasher; Garbage disposal; Pantry
• Flooring: Carpet; Wood; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Formal living room; Den/family room; Office/study; Bonus room; Laundry room; Wood-burning site-built fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (28.5% below list).
• Recommended offer: $192k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.1% in Little Rock — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Forest Heights Stem Academy (math 45% / reading 57%, grade C-, #88 of 454 statewide, top 19%, 739 students, 50% FRL) — zoned schools average 50% FRL vs 69% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 51% at this address vs 24% district-wide (+26 pts) — the actual schools serving this property are materially stronger than the Little Rock School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 65 active listings in the ZIP; high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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 24 days — a 2% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,222 (28.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.71% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.49%
• DSCR: 0.80
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $606,416
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3214 N Rodney Paraham Rd	0.52mi	4/4.0 (+1)	3,832 (-5%)	2mo	$415,000	$108	56
11624 Fairway Dr	0.58mi	4/3.5 (+1)	4,123 (+3%)	8mo	$917,500	$223	53
5 Longlea Dr	0.59mi	4/3.5 (+1)	3,652 (-9%)	2mo	$550,000	$151	47
449 Valley Club Cir	0.69mi	4/4.0 (+1)	4,432 (+10%)	3mo	$1,425,000	$322	37
11420 Rocky Valley Dr	0.54mi	4/3.5 (+1)	4,447 (+11%)	19mo	$550,000	$124	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.18×
• Total profit: $-61,554
• Equity at exit: $40,109

10-year hold

• IRR: -19.0%
• Equity multiple: -0.02×
• Total profit: $-76,751
• Equity at exit: $23,258

Cash invested: $75,320 (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 72212

• Active inventory: 65
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,922 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$274 /mo · $3,285/yr
• Insurance: −$112
• HOA: −$4
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-282

Break-even live

Break-even rent $2,279

Max offer price $219,194

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-206	+0% $-282	+5% $-358	+10% $-434
Rent	-10% $-434	-5% $-358	+0% $-282	+5% $-206	+10% $-130
Rate	-1.0pp $-146	-0.5pp $-214	base $-282	+0.5pp $-352	+1.0pp $-423

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 33 events

1. 2026-06-21
   days on market $269,000 Active 24 DOM
2. 2026-06-18
   days on market $269,000 Active 21 DOM
3. 2026-06-17
   days on market $269,000 Active 20 DOM
4. 2026-06-16
   days on market $269,000 Active 19 DOM
5. 2026-06-15
   days on market $269,000 Active 18 DOM
6. 2026-06-14
   days on market $269,000 Active 16 DOM
7. 2026-06-13
   days on market $269,000 Active 15 DOM
8. 2026-06-10
   days on market $269,000 Active 13 DOM
9. 2026-06-09
   days on market $269,000 Active 12 DOM
10. 2026-06-08
    days on market $269,000 Active 11 DOM
11. 2026-06-07
    days on market $269,000 Active 10 DOM
12. 2026-06-05
    statusdays on market $269,000 Active 7 DOM
13. 2026-06-03
    days on market $269,000 New Listing 6 DOM
14. 2026-06-02
    days on market $269,000 New Listing 5 DOM
15. 2026-06-01
    days on market $269,000 New Listing 4 DOM
16. 2026-05-31
    days on market $269,000 New Listing 3 DOM
17. 2026-05-31
    days on market $269,000 New Listing 2 DOM
18. 2026-05-28
    listed $269,000 New Listing
19. 2025-05-12
    soldstatus $272,000
20. 2025-05-06
    soldstatus $272,000 Sold 650-char remark

    Show marketing remark (650 chars)

    NEW ROOF COMING after closing with acceptable offer! This home is spacious, spanning over 2,500 square feet. The main floor is designed for entertaining, boasting a formal dining, living, breakfast nook, kitchen, large den with fireplace sliding doors opening to the large deck, a half bath, and office. On the bottom level find the third large living space, three bedrooms, two baths, laundry room, and sauna. Enjoy the treehouse view from the inside and outside on the wooden decks, the perfect place to just relax and unwind. Location nestled in the heart of the Pleasant Forest neighborhood! Convenient to everything! Schedule your showing today!

21. 2025-03-30
    status Under Contract 650-char remark

    Show marketing remark (650 chars)

    NEW ROOF COMING after closing with acceptable offer! This home is spacious, spanning over 2,500 square feet. The main floor is designed for entertaining, boasting a formal dining, living, breakfast nook, kitchen, large den with fireplace sliding doors opening to the large deck, a half bath, and office. On the bottom level find the third large living space, three bedrooms, two baths, laundry room, and sauna. Enjoy the treehouse view from the inside and outside on the wooden decks, the perfect place to just relax and unwind. Location nestled in the heart of the Pleasant Forest neighborhood! Convenient to everything! Schedule your showing today!

22. 2025-03-18
    listed $270,000 New Listing 650-char remark

    Show marketing remark (650 chars)

    NEW ROOF COMING after closing with acceptable offer! This home is spacious, spanning over 2,500 square feet. The main floor is designed for entertaining, boasting a formal dining, living, breakfast nook, kitchen, large den with fireplace sliding doors opening to the large deck, a half bath, and office. On the bottom level find the third large living space, three bedrooms, two baths, laundry room, and sauna. Enjoy the treehouse view from the inside and outside on the wooden decks, the perfect place to just relax and unwind. Location nestled in the heart of the Pleasant Forest neighborhood! Convenient to everything! Schedule your showing today!

23. 2019-10-29
    status Under Contract 346-char remark

    Show marketing remark (346 chars)

    Come check out this cute home that was updated in 2014. Split level floor plan with all bedrooms and 2 baths down with a huge finished bonus room that is heated and cooled. The main level boasts a living and dining room combo, den with a fireplace and wetbar, as well as an office. Huge deck offers a beautiful view off the back. Priced to sell!!

24. 2019-10-29
    soldstatus $175,000

    Show marketing remark (346 chars)

    Come check out this cute home that was updated in 2014. Split level floor plan with all bedrooms and 2 baths down with a huge finished bonus room that is heated and cooled. The main level boasts a living and dining room combo, den with a fireplace and wetbar, as well as an office. Huge deck offers a beautiful view off the back. Priced to sell!!

25. 2019-10-28
    soldstatus $175,000 Sold 346-char remark

    Show marketing remark (346 chars)

    Come check out this cute home that was updated in 2014. Split level floor plan with all bedrooms and 2 baths down with a huge finished bonus room that is heated and cooled. The main level boasts a living and dining room combo, den with a fireplace and wetbar, as well as an office. Huge deck offers a beautiful view off the back. Priced to sell!!

26. 2019-09-13
    historical Take Backups 346-char remark

    Show marketing remark (346 chars)

    Come check out this cute home that was updated in 2014. Split level floor plan with all bedrooms and 2 baths down with a huge finished bonus room that is heated and cooled. The main level boasts a living and dining room combo, den with a fireplace and wetbar, as well as an office. Huge deck offers a beautiful view off the back. Priced to sell!!

27. 2019-09-13
    listed $172,000 New Listing 346-char remark

    Show marketing remark (346 chars)

    Come check out this cute home that was updated in 2014. Split level floor plan with all bedrooms and 2 baths down with a huge finished bonus room that is heated and cooled. The main level boasts a living and dining room combo, den with a fireplace and wetbar, as well as an office. Huge deck offers a beautiful view off the back. Priced to sell!!

28. 2017-05-03
    soldstatus $175,700
29. 2017-05-02
    status Under Contract
30. 2017-04-28
    soldstatus $175,500 Sold
31. 2017-03-14
    historical Take Backups
32. 2017-03-07
    listed $169,900 New Listing
33. 2013-12-18
    soldstatus $97,500

ⓘ 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: $3,285 · $274/mo
• Projected year-2 tax: $3,285 · $274/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 6 d/yr ≥110°F today · 15 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: $23,067
• − Mortgage interest: −$15,068
• − Property taxes: −$3,285
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − HOA: −$48
• − Depreciation: −$7,825
• Taxable loss: −$8,196
• Est. tax savings @ 24.0%: +$1,967
• After-tax cash flow: $-1,416/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): 13,698
• Household income: $114,140
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 101.0

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 White (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 4% Hispanic / Latino 4% Asian 3%
• Common ancestry: Portuguese 2% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -154.02%
• Current HPI: 204.889
• Rent YoY: —
• 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

+175.9% since first listed

16 events — show timeline

• 2026-05-28 Listed $269,000 CARMLS
• 2025-05-12 Sold (Public Records) $272,000 Public Records
• 2025-05-06 Sold (MLS) $272,000 CARMLS
• 2025-03-30 Pending — CARMLS
• 2025-03-18 Listed $270,000 CARMLS
• 2019-10-29 Pending — CARMLS
• 2019-10-29 Sold (Public Records) $175,000 Public Records
• 2019-10-28 Sold (MLS) $175,000 CARMLS
• 2019-09-13 Contingent — CARMLS
• 2019-09-13 Listed $172,000 CARMLS
• 2017-05-03 Sold (Public Records) $175,700 Public Records
• 2017-05-02 Pending — CARMLS
• 2017-04-28 Sold (MLS) $175,500 CARMLS
• 2017-03-14 Contingent — CARMLS
• 2017-03-07 Listed $169,900 CARMLS
• 2013-12-18 Sold (Public Records) $97,500 Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,285 · +5.2% YoY. Source: county tax records.