3211 Dartmouth Ct · Little Rock, AR 72204

$169,900

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 79 Days on market

Built 1973 9,583 sqft lot $95/sqft · 7% below area Est $183k · 7% 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 +22.5/30.0
• ARV discount +10.7/15.0
• DSCR +7.2/10.0
• 1% rule +5.4/10.0
• 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 MLS

Welcome home to this spacious and versatile 3 Bed, 2 bath property designed for both comfort and functionality. The inviting living room features vaulted ceilings, creating an open airy feel, while a separate den offers additional space for relaxing or entertaining. The open kitchen/dining area provides a great layout for everyday living and gatherings, complemented by a dedicated office, perfect for working from home or managing daily tasks. This home also includes a 2-car garage and a large fully fenced backyard ideal for pets, playtime or outdoor entertaining. Stay cozy year-round with a wood-burning fireplace and enjoy the added peace of mind of a gas heater in the den--perfect for keeping warm during winter power outages. Conveniently located near shopping, dining, library, freeway, this home offers comfort and accessibility. We have lenders that can assist in financing this home. Give us a call and we can start the process for you immediately.

Key facts

• Separate den
• Dedicated office
• Vaulted ceilings

Tags

• VAULTED CEILINGS
• SEPARATE DEN
• OPEN KITCHEN DINING AREA
• DEDICATED OFFICE
• LARGE FULLY FENCED BACKYARD
• WOOD BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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); 190 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $1,761/mo this rent would consume 52% 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 $1k of loan paydown is wiped out by about $5k 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 79 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.04% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (median comp): $183,066
• List price: $169,900
• Delta: -7.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9911 Regent Cir	0.36mi	3/2.0	1,890 (+6%)	10mo	$133,000	$70	65
7 Lehigh Ct	0.15mi	4/2.0 (+1)	1,575 (-12%)	10mo	$195,000	$124	60
2608 Tatum St	0.59mi	3/2.0	1,668 (-7%)	13mo	$98,000	$59	50
3919 Saint James Ct	0.68mi	3/3.0	1,788 (-0%)	17mo	$172,000	$96	50
2820 Zion St	0.69mi	3/2.0	1,523 (-15%)	10mo	$199,950	$131	34

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,884
• Equity at exit: $25,333

10-year hold

• IRR: 8.4%
• Equity multiple: 1.69×
• Total profit: $32,978
• Equity at exit: $14,690

Cash invested: $47,572 (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: 190
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$891
• Tax from tax record: −$143 /mo · $1,719/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $286

Break-even live

Break-even rent $1,399

Max offer price $169,900

Occupancy floor 79%

Sensitivity live

Price	-10% $382	-5% $334	+0% $286	+5% $238	+10% $190
Rent	-10% $147	-5% $216	+0% $286	+5% $356	+10% $425
Rate	-1.0pp $372	-0.5pp $329	base $286	+0.5pp $242	+1.0pp $197

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9401 Courtney Cv Little Rock, AR	3.0	2.0	1500	$2,029	$1.35	25d	1	0.18mi
2823 Covenant Cv Little Rock, AR	3.0	2.0	1500	$2,029	$1.35	25d	1	0.21mi
2900 Lehigh Dr Unit 2900 Little Rock, AR	3.0	2.0	1600	$2,029	$1.27	25d	1	0.24mi
3624 Bowers St Little Rock, AR	3.0	1.5	2004	$1,800	$0.90	45d	1	0.27mi
9416 Covenant Ln Little Rock, AR	3.0	2.0	1550	$2,029	$1.31	25d	1	0.29mi
3004 Walker St Little Rock, AR	4.0	1.0	1300	$995	$0.77	15d	1	0.72mi
2311 Nichols Rd Little Rock, AR	4.0	2.0	1480	$1,895	$1.28	45d	1	0.76mi
2101 Romine Rd Little Rock, AR	4.0	1.5	1380	$1,450	$1.05	45d	1	0.76mi
4421 Malloy St Unit B Little Rock, AR	3.0	1.5	1250	$1,300	$1.04	25d	1	0.80mi
10005 W 20th St Unit a Little Rock, AR	3.0	2.5	1545	$1,565	$1.01	45d	1	0.89mi
10103 W 20th St Unit A Little Rock, AR	3.0	2.0	1600	$1,575	$0.98	45d	1	0.92mi
9409 Cerelle Dr Little Rock, AR	3.0	1.5	1432	$1,375	$0.96	25d	1	1.03mi
1621 Wilson Rd Little Rock, AR	4.0	2.0	1632	$2,175	$1.33	45d	1	1.11mi
1420 Marlyn Dr Little Rock, AR	4.0	2.0	1450	$635	$0.44	45d	1	1.14mi
2221 Dorchester Dr Little Rock, AR	4.0	2.0	1660	$1,595	$0.96	45d	1	1.20mi
1310 Aldersgate Rd Little Rock, AR	2.0	2.0	1150	$1,352	$1.18	20d	7	1.35mi
10 Talmage Dr Little Rock, AR	3.0	2.0	1805	$1,500	$0.83	22d	1	1.44mi

Listing history 17 events

1. 2026-06-21
   days on market $169,900 Active 79 DOM
2. 2026-06-18
   days on market $169,900 Active 76 DOM
3. 2026-06-17
   days on market $169,900 Active 75 DOM
4. 2026-06-16
   days on market $169,900 Active 74 DOM
5. 2026-06-15
   days on market $169,900 Active 73 DOM
6. 2026-06-14
   days on market $169,900 Active 71 DOM
7. 2026-06-13
   days on market $169,900 Active 70 DOM
8. 2026-06-10
   days on market $169,900 Active 68 DOM
9. 2026-06-09
   days on market $169,900 Active 67 DOM
10. 2026-06-08
    days on market $169,900 Active 66 DOM
11. 2026-06-05
    days on market $169,900 Active 62 DOM
12. 2026-06-03
    days on market $169,900 Active 61 DOM
13. 2026-06-02
    days on market $169,900 Active 60 DOM
14. 2026-06-01
    days on market $169,900 Active 59 DOM
15. 2026-05-31
    days on market $169,900 Active 58 DOM
16. 2026-05-31
    days on market $169,900 Active 57 DOM
17. 2026-04-03
    listed $169,900 New Listing 963-char remark

    Show marketing remark (963 chars)

    Welcome home to this spacious and versatile 3 Bed, 2 bath property designed for both comfort and functionality. The inviting living room features vaulted ceilings, creating an open airy feel, while a separate den offers additional space for relaxing or entertaining. The open kitchen/dining area provides a great layout for everyday living and gatherings, complemented by a dedicated office, perfect for working from home or managing daily tasks. This home also includes a 2-car garage and a large fully fenced backyard ideal for pets, playtime or outdoor entertaining. Stay cozy year-round with a wood-burning fireplace and enjoy the added peace of mind of a gas heater in the den--perfect for keeping warm during winter power outages. Conveniently located near shopping, dining, library, freeway, this home offers comfort and accessibility. We have lenders that can assist in financing this home. Give us a call and we can start the process for you immediately.

ⓘ 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: $1,719 · $143/mo
• Projected year-2 tax: $1,719 · $143/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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,129
• − Mortgage interest: −$9,517
• − Property taxes: −$1,719
• − Insurance: −$850
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$4,943
• Taxable income: $720
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $3,259/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

• 2026-04-03 Listed $169,900 CARMLS

Property tax history

+1.1%/yr

Latest (2025): $1,719 · +4.3% YoY. Source: county tax records.