1811 Peyton · Little Rock, AR 72204

$100,000

3 bd · 2.0 ba · 2,194 sqft · SingleFamily public records · 141 Days on market

Built 1950 4,791 sqft lot $46/sqft · 51% above area ↓ 17% since listing

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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

Great investment opportunity in downtown Little Rock. See agents remark.

Key facts

• 4,791 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $1,617/mo this rent would consume 47% of the median local household income ($41k/yr) (locally 1553% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $35k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.62% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.35%
• DSCR: 2.17
• GRM: 5.2

CMA / ARV

• ARV (median comp): $66,029
• List price: $100,000
• Delta: 51.45%
• 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
3705 W 11th	0.64mi	3/2.0	2,161 (-2%)	5mo	$51,000	$24	64
2405 S Pine St	0.46mi	4/2.5 (+1)	2,154 (-2%)	6mo	$55,000	$26	63
1817 Fair Park Blvd	0.68mi	4/2.0 (+1)	2,082 (-5%)	7mo	$237,000	$114	49
2020 Fair Park Blvd	0.72mi	3/2.5	2,091 (-5%)	10mo	$230,000	$110	48
908 Lewis St	0.61mi	4/2.0 (+1)	2,070 (-6%)	11mo	$152,000	$73	48
4820 W 29th St	0.68mi	3/2.0	1,992 (-9%)	6mo	$165,000	$83	48
1714 Fair Park Blvd	0.72mi	3/2.0	2,013 (-8%)	7mo	$229,900	$114	47
4614 W 30th St	0.69mi	4/2.0 (+1)	1,956 (-11%)	4mo	$305,000	$156	41
3416 W 14th St	0.64mi	3/1.0	2,056 (-6%)	17mo	$26,000	$13	41
1413 Fair Park Blvd	0.72mi	3/2.0	1,882 (-14%)	3mo	$203,000	$108	40
1720 S Harrison	0.58mi	3/2.0	1,938 (-12%)	16mo	$136,000	$70	40
3522 W 13th St	0.62mi	4/2.0 (+1)	1,968 (-10%)	14mo	$142,000	$72	37

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: 22.2%
• Equity multiple: 1.93×
• Total profit: $26,126
• Equity at exit: $14,910

10-year hold

• IRR: 31.5%
• Equity multiple: 4.10×
• Total profit: $86,713
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$524
• Tax from tax record: −$97 /mo · $1,164/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $615

Break-even live

Break-even rent $839

Max offer price $100,000

Occupancy floor 57%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4022 W 25th St Little Rock, AR	3.0	1.0	1674	$1,025	$0.61	43d	1	0.41mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	23d	1	1.06mi
119 N Monroe St Little Rock, AR	3.0	2.0	1490	$1,850	$1.24	43d	1	1.30mi
100 Linwood Ct Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	14d	1	1.30mi
100 Linwood Ct Unit NA Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	19d	1	1.30mi
223 Linwood Ct Little Rock, AR	3.0	2.0	1702	$1,695	$1.00	23d	1	1.41mi
200 Ridgeway Dr Little Rock, AR	3.0	2.0	2500	$2,950	$1.18	43d	1	1.43mi
4815 Lee Ave Little Rock, AR	3.0	2.0	1459	$2,950	$2.02	43d	1	1.49mi
404 N Jackson St Little Rock, AR	3.0	2.0	1400	$1,900	$1.36	43d	1	1.50mi
2113 W 19th St Little Rock, AR	2.0	1.0	1703	$1,300	$0.76	43d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $100,000 Active 141 DOM
2. 2026-06-17
   days on market $100,000 Active 140 DOM
3. 2026-06-16
   days on market $100,000 Active 139 DOM
4. 2026-06-15
   days on market $100,000 Active 138 DOM
5. 2026-06-14
   days on market $100,000 Active 136 DOM
6. 2026-06-13
   days on market $100,000 Active 135 DOM
7. 2026-06-10
   days on market $100,000 Active 133 DOM
8. 2026-06-09
   days on market $100,000 Active 132 DOM
9. 2026-06-08
   days on market $100,000 Active 131 DOM
10. 2026-06-05
    days on market $100,000 Active 127 DOM
11. 2026-06-03
    days on market $100,000 Active 126 DOM
12. 2026-06-02
    days on market $100,000 Active 125 DOM
13. 2026-06-01
    days on market $100,000 Active 124 DOM
14. 2026-05-31
    days on market $100,000 Active 123 DOM
15. 2026-05-31
    days on market $100,000 Active 122 DOM
16. 2026-02-25
    price $100,000 72-char remark

    Show marketing remark (72 chars)

    Great investment opportunity in downtown Little Rock. See agents remark.

17. 2026-01-28
    listed $135,000 New Listing 72-char remark

    Show marketing remark (72 chars)

    Great investment opportunity in downtown Little Rock. See agents remark.

18. 2023-10-27
    historical $1,050
19. 2023-10-21
    price $1,050
20. 2023-10-14
    listed $1,025
21. 2021-06-03
    soldstatus $120,000

ⓘ 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: $1,164 · $97/mo
• Projected year-2 tax: $1,164 · $97/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 18 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: $19,410
• − Mortgage interest: −$5,602
• − Property taxes: −$1,164
• − Insurance: −$500
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$2,909
• Taxable income: $6,130
• Est. tax owed @ 24.0%: −$1,471
• After-tax cash flow: $5,906/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

-16.7% since first listed

6 events — show timeline

• 2026-02-25 Price Changed $100,000 CARMLS
• 2026-01-28 Listed $135,000 CARMLS
• 2023-10-27 Rental Removed $1,050 APPFOLIO
• 2023-10-21 Price Changed $1,050 APPFOLIO
• 2023-10-14 Listed for Rent $1,025 APPFOLIO
• 2021-06-03 Sold (Public Records) $120,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,164 · +0.0% YoY. Source: county tax records.