62 Hill Ln · Little Rock, AR 72209

$115,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 35 Days on market

Built 1956 7,405 sqft lot Est $84k · 36% over ↓ 58% since listing

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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 +21.8/30.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• 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

Beautifully redone home in Little Rock with 3 bedrooms and 2 baths. The flooring, bathrooms, kitchen, sheetrock, framing, and roof are less than five years old. The HVAC is less than 3 years old! This home would be a great starter home! No seller property disclosure.

Key facts

• Black appliances
• Updated finishes
• Private bath

Tags

• UPDATED FINISHES
• DURABLE LUXURY VINYL FLOORING
• AMPLE CABINET SPACE
• MODERN COUNTERTOPS
• BLACK APPLIANCES
• PRIVATE BATH

Property features AI

Finance

• Financial info: Accepts VA, FHA, conventional loans and cash; in-house financing may be available

Exterior

• Parking: Parking pads
• Utilities: Public water; Municipal electric (Entergy); Natural gas
• Home design: Frame exterior
• Construction: Composition roof; Piers foundation
• Exterior features: Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central electric cooling
• Interior features: Luxury vinyl flooring; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $178 ($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 $112k (2.5% below list).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Bale Elementary School (math 17% / reading 8%, grade F, #417 of 454 statewide, top 92%, 403 students, 94% FRL); Little Rock Southwest High School (math 2% / reading 9%, grade F, #286 of 292 statewide, top 98%, 2,014 students, 78% FRL) — zoned schools average 86% FRL vs 69% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 24% district-wide (-16 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); 87 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 33% 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 $795 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 35 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 5 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

• Watch-outs: built in 1956 — 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1956 — 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: 0.98% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $84,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Dellwood Dr	0.34mi	3/2.0	1,070 (+1%)	6mo	$75,000	$70	77
16 Sunnydale Dr	0.28mi	3/1.0	1,080 (+2%)	6mo	$90,000	$83	75
27 Meldia Dr	0.24mi	3/2.0	1,092 (+3%)	14mo	$122,500	$112	71
105 Lancaster Rd	0.12mi	3/1.0	912 (-14%)	4mo	$100,000	$110	64
5901 Lyndell Dr	0.27mi	3/1.5	1,116 (+6%)	14mo	$60,000	$54	64
48 Rosemoor Dr	0.41mi	2/1.0 (-1)	1,022 (-3%)	8mo	$55,500	$54	60
5012 Gum Springs Rd	0.18mi	3/1.5	962 (-9%)	18mo	$57,510	$60	60
5900 Lancaster Rd	0.28mi	3/1.5	1,196 (+13%)	12mo	$111,000	$93	53
5241 Mabelvale Pike	0.40mi	3/2.0	1,197 (+13%)	9mo	$85,150	$71	52
9 Southern Oaks Dr	0.48mi	2/1.0 (-1)	962 (-9%)	10mo	$65,000	$68	46
54 Southern Oaks Dr	0.47mi	3/1.0	925 (-12%)	10mo	$97,000	$105	45
5805 Hopson Dr	0.44mi	3/1.5	912 (-14%)	15mo	$73,000	$80	43

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-5,300
• Equity at exit: $17,147

10-year hold

• IRR: 7.1%
• Equity multiple: 1.58×
• Total profit: $18,521
• Equity at exit: $9,943

Cash invested: $32,200 (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: 87
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,121 high
• Mortgage (P&I): −$603
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $178

Break-even live

Break-even rent $896

Max offer price $115,000

Occupancy floor 79%

Sensitivity live

Price	-10% $243	-5% $210	+0% $178	+5% $145	+10% $113
Rent	-10% $89	-5% $134	+0% $178	+5% $222	+10% $266
Rate	-1.0pp $236	-0.5pp $207	base $178	+0.5pp $148	+1.0pp $118

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Rolling Ln Little Rock, AR	3.0	1.0	1100	$1,000	$0.91	45d	1	0.10mi
5216 Gum Springs Rd Little Rock, AR	3.0	1.0	1128	$1,050	$0.93	45d	1	0.11mi
5801 W 59th St Little Rock, AR	3.0	1.0	973	$1,173	$1.21	45d	1	0.48mi
6120 Butler Rd Little Rock, AR	3.0	1.5	1447	$1,050	$0.73	24d	1	0.49mi
15 Timber Ln Little Rock, AR	3.0	1.5	925	$975	$1.05	45d	1	0.54mi
21 Harrow Dr Little Rock, AR	3.0	1.0	875	$800	$0.91	15d	1	0.97mi
7 Harrow Dr Little Rock, AR	3.0	1.0	875	$1,095	$1.25	20d	1	1.00mi
29 Rugby Dr Little Rock, AR	3.0	1.0	1150	$1,150	$1.00	15d	1	1.00mi
7305 E Wakefield Dr Little Rock, AR	3.0	1.5	1056	$1,150	$1.09	45d	1	1.24mi
24 Edgemont Dr Little Rock, AR	3.0	1.5	1008	$1,150	$1.14	24d	1	1.30mi
1 W Windsor Dr Little Rock, AR	4.0	2.0	1100	$1,250	$1.14	45d	1	1.35mi
605 Oak Park Dr Little Rock, AR	2.0	1.0	1164	$975	$0.84	45d	1	1.48mi
65 Lakeside Dr Little Rock, AR	3.0	2.0	1205	$1,275	$1.06	20d	1	1.49mi

Listing history 29 events

1. 2026-06-21
   days on market $115,000 Active 35 DOM
2. 2026-06-18
   days on market $115,000 Active 32 DOM
3. 2026-06-17
   days on market $115,000 Active 31 DOM
4. 2026-06-16
   days on market $115,000 Active 30 DOM
5. 2026-06-15
   days on market $115,000 Active 29 DOM
6. 2026-06-14
   days on market $115,000 Active 27 DOM
7. 2026-06-13
   days on market $115,000 Active 26 DOM
8. 2026-06-10
   days on market $115,000 Active 24 DOM
9. 2026-06-09
   days on market $115,000 Active 23 DOM
10. 2026-06-08
    days on market $115,000 Active 22 DOM
11. 2026-06-07
    days on market $115,000 Active 21 DOM
12. 2026-06-05
    days on market $115,000 Active 18 DOM
13. 2026-06-03
    days on market $115,000 Active 17 DOM
14. 2026-06-02
    days on market $115,000 Active 16 DOM
15. 2026-06-01
    days on market $115,000 Active 15 DOM
16. 2026-05-31
    days on market $115,000 Active 14 DOM
17. 2026-05-31
    days on market $115,000 Active 13 DOM
18. 2026-05-17
    listed $115,000 New Listing
19. 2023-07-25
    soldstatus $109,900
20. 2023-07-21
    soldstatus $109,900 Sold 267-char remark

    Show marketing remark (267 chars)

    Beautifully redone home in Little Rock with 3 bedrooms and 2 baths. The flooring, bathrooms, kitchen, sheetrock, framing, and roof are less than five years old. The HVAC is less than 3 years old! This home would be a great starter home! No seller property disclosure.

21. 2023-07-18
    status Under Contract 267-char remark

    Show marketing remark (267 chars)

    Beautifully redone home in Little Rock with 3 bedrooms and 2 baths. The flooring, bathrooms, kitchen, sheetrock, framing, and roof are less than five years old. The HVAC is less than 3 years old! This home would be a great starter home! No seller property disclosure.

22. 2023-06-21
    listed Take Backups 267-char remark

    Show marketing remark (267 chars)

    Beautifully redone home in Little Rock with 3 bedrooms and 2 baths. The flooring, bathrooms, kitchen, sheetrock, framing, and roof are less than five years old. The HVAC is less than 3 years old! This home would be a great starter home! No seller property disclosure.

23. 2023-06-21
    listed $109,900 267-char remark

    Show marketing remark (267 chars)

    Beautifully redone home in Little Rock with 3 bedrooms and 2 baths. The flooring, bathrooms, kitchen, sheetrock, framing, and roof are less than five years old. The HVAC is less than 3 years old! This home would be a great starter home! No seller property disclosure.

24. 2018-07-12
    historical
25. 2018-07-09
    listed $70,000 New Listing
26. 2017-11-07
    historical
27. 2017-09-06
    price $82,000
28. 2017-06-26
    listed $95,000 New Listing
29. 2016-07-12
    soldstatus $275,143

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$52/yr (+$4/mo · 7.6%)

ⓘ 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 ≥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: $13,456
• − Mortgage interest: −$6,442
• − Property taxes: −$684
• − Insurance: −$575
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$3,345
• Taxable income: $257
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $2,073/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

-58.2% since first listed

12 events — show timeline

• 2026-05-17 Listed $115,000 CARMLS
• 2023-07-25 Sold (Public Records) $109,900 Public Records
• 2023-07-21 Sold (MLS) $109,900 CARMLS
• 2023-07-18 Pending — CARMLS
• 2023-06-21 Listed — CARMLS
• 2023-06-21 Listed $109,900 CARMLS
• 2018-07-12 Listing Removed — CARMLS
• 2018-07-09 Listed $70,000 CARMLS
• 2017-11-07 Listing Removed — CARMLS
• 2017-09-06 Price Changed $82,000 CARMLS
• 2017-06-26 Listed $95,000 CARMLS
• 2016-07-12 Sold (Public Records) $275,143 Public Records

Property tax history

+0.7%/yr

Latest (2025): $684 · +0.0% YoY. Source: county tax records.