18 Westmont Cir Cir · Little Rock, AR 72209

$114,900

2 bd · 1.0 ba · 1,522 sqft · SingleFamily public records · 21 Days on market

Built 1957 0.30 ac lot Est $151k · 24% under

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.0/10.0
• 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

Welcome to this charming 1,522 sq. ft. ranch-style home in the established Meadowcliff community. Situated on an expansive 0.30-acre lot, this property offers rare space and privacy in the heart of Little Rock. The 2-bed, 1-bath layout features a classic 1950s footprint with an attached garage. Recent nearby sales highlight the area's incredible value for investors or first-time buyers. With flexible R-2 zoning and a deep backyard, the lot is a prime candidate for an accessory dwelling unit (ADU). Enjoy quiet residential living with quick access to Hindman Park and Pecan Lake.

Key facts

• Expansive lot
• Flexible zoning
• Ranch style home

Tags

• RANCH STYLE HOME
• EXPANSIVE LOT
• FLEXIBLE ZONING
• DEEP BACKYARD
• ACCESSORY DWELLING UNIT
• QUIET RESIDENTIAL LIVING

Property features AI

Exterior

• Parking: Carport for 2 cars
• Utilities: Public water; Public sewer; Municipal electric service (Entergy); Natural gas; Cable television; Insulated windows and doors
• Home design: Brick and frame combination exterior; Accessory dwelling unit (ADU) present; Property located in a subdivision; Level, cleared lot
• Construction: Slab and crawlspace foundation; Composition roof with pitch
• Exterior features: Deck; Porch; Fully fenced yard; Chain-link fencing; Other features (see remarks)

Interior

• Kitchen: Electric range
• Flooring: Carpet; Wood; Vinyl; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heating
• Interior features: Wood-burning site-built fireplace; Sheetrock walls and ceilings; Carpet, wood, vinyl and tile flooring
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (0.3% below list).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Zoned schools: Western Hills Elem. School (math 8% / reading 8%, grade F, #440 of 454 statewide, top 98%, 287 students, 89% FRL); Little Rock Southwest High School (math 2% / reading 9%, grade F, #286 of 292 statewide, top 98%, 2,014 students, 78% FRL).
• Zoned-school proficiency averages 6% at this address vs 24% district-wide (-18 pts) — the specific schools serving this property underperform the Little Rock School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.8%/yr); 81 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k 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 21 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $91k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $150,678
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Westmont Cir	0.07mi	2/2.0	1,622 (+7%)	9mo	$80,000	$49	75
32 Belmar Dr	0.12mi	2/1.0	1,652 (+8%)	8mo	$51,500	$31	74
22 Lamont Dr	0.24mi	3/2.0 (+1)	1,476 (-3%)	2mo	$158,000	$107	74
15 Janmar Dr	0.30mi	3/1.5 (+1)	1,507 (-1%)	8mo	$138,000	$92	71
59 N Meadowcliff Dr Dr	0.16mi	2/1.0	1,740 (+14%)	9mo	$85,000	$49	61
32 Wiindsor Dr	0.41mi	2/1.0	1,411 (-7%)	16mo	$85,000	$60	56
29 Rosewood Dr	0.49mi	3/2.0 (+1)	1,404 (-8%)	2mo	$90,000	$64	53
21 Hanover Dr	0.47mi	3/2.0 (+1)	1,560 (+2%)	17mo	$154,900	$99	51
89 W Windsor	0.52mi	2/2.0	1,334 (-12%)	6mo	$132,000	$99	46
5428 Robin Rd	0.64mi	3/2.0 (+1)	1,620 (+6%)	19mo	$164,000	$101	34
5428 Cardinal Rd	0.52mi	3/2.0 (+1)	1,323 (-13%)	22mo	$191,500	$145	27
7301 Grace Rd	0.72mi	3/2.5 (+1)	1,697 (+12%)	20mo	$170,000	$100	20

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-7,094
• Equity at exit: $17,132

10-year hold

• IRR: 5.8%
• Equity multiple: 1.46×
• Total profit: $14,842
• Equity at exit: $9,934

Cash invested: $32,172 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,145 high
• Mortgage (P&I): −$603
• Tax from tax record: −$106 /mo · $1,274/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $148

Break-even live

Break-even rent $958

Max offer price $114,900

Occupancy floor 82%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Lakeside Dr Little Rock, AR	3.0	2.0	1205	$1,275	$1.06	18d	1	0.52mi
76 W Windsor Dr Little Rock, AR	3.0	2.0	1395	$1,190	$0.85	18d	1	0.54mi
15 Rolling Ln Little Rock, AR	3.0	1.0	1100	$1,000	$0.91	43d	1	1.01mi
6815 Forbing Rd Unit 26 Little Rock, AR	2.0	2.0	1170	$950	$0.81	43d	1	1.02mi
5216 Gum Springs Rd Little Rock, AR	3.0	1.0	1128	$1,050	$0.93	43d	1	1.10mi
605 Oak Park Dr Little Rock, AR	2.0	1.0	1164	$975	$0.84	43d	1	1.12mi
6120 Butler Rd Little Rock, AR	3.0	1.5	1447	$1,050	$0.73	23d	1	1.24mi
5721 Old Hickory Rd Little Rock, AR	3.0	2.5	1972	$1,725	$0.87	43d	1	1.26mi

Listing history 24 events

1. 2026-06-18
   days on market $114,900 Active 21 DOM
2. 2026-06-17
   days on market $114,900 Active 20 DOM
3. 2026-06-16
   days on market $114,900 Active 19 DOM
4. 2026-06-15
   days on market $114,900 Active 18 DOM
5. 2026-06-14
   days on market $114,900 Active 16 DOM
6. 2026-06-13
   days on market $114,900 Active 15 DOM
7. 2026-06-10
   days on market $114,900 Active 13 DOM
8. 2026-06-09
   days on market $114,900 Active 12 DOM
9. 2026-06-08
   days on market $114,900 Active 11 DOM
10. 2026-06-07
    days on market $114,900 Active 10 DOM
11. 2026-06-05
    statusdays on market $114,900 Active 7 DOM
12. 2026-06-03
    days on market $114,900 New Listing 6 DOM
13. 2026-06-02
    days on market $114,900 New Listing 5 DOM
14. 2026-06-01
    days on market $114,900 New Listing 4 DOM
15. 2026-05-31
    days on market $114,900 New Listing 3 DOM
16. 2026-05-31
    days on market $114,900 New Listing 2 DOM
17. 2026-05-28
    listed $114,900 New Listing
18. 2021-08-03
    soldstatus $91,000
19. 2013-10-01
    historical
20. 2013-06-06
    listed $69,900
21. 2013-05-29
    historical
22. 2013-02-24
    listed $87,500
23. 2010-05-26
    soldstatus $80,000
24. 2001-01-09
    soldstatus $55,149

ⓘ 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: $1,274 · $106/mo
• Projected year-2 tax: $1,274 · $106/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 6/10 Major 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,745
• − Mortgage interest: −$6,436
• − Property taxes: −$1,274
• − Insurance: −$574
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$3,343
• Taxable loss: −$82
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $1,799/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

+108.3% since first listed

8 events — show timeline

• 2026-05-28 Listed $114,900 CARMLS
• 2021-08-03 Sold (Public Records) $91,000 Public Records
• 2013-10-01 Listing Removed — CARMLS
• 2013-06-06 Listed $69,900 CARMLS
• 2013-05-29 Listing Removed — CARMLS
• 2013-02-24 Listed $87,500 CARMLS
• 2010-05-26 Sold (Public Records) $80,000 Public Records
• 2001-01-09 Sold (Public Records) $55,149 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,274 · -12.1% YoY. Source: county tax records.