700 E 9th St 7a · Little Rock, AR 72202

$97,280

3 bd · 2.0 ba · 1,198 sqft · SingleFamily public records · 142 Days on market

Built 1967 $81/sqft · 41% below area Est $164k · 41% under $492/mo HOA · 33% of rent ↓ 24% since listing

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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 +16.3/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.1/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3br/2ba condo on the 7th floor of the beautiful Quapaw Towers. This unit has so much to offer with close proximity to all that downtown Little Rock has to offer. Amenities include gated parking, secured entrance, pool, common areas. No pets. POA dues cover water, sewer, trash, and insurance. HUD Case# 031-345681. HUD Homes are sold As-Is with no representations, warranties or disclosures. Ask your agent for details and submit offers on www. HUDHomeStore. gov. IE - Insured Escrow. SEE AGENT REMARKS for additional information and check HUDHomeStore.com for property availability. Managed by www. ateamrealtyinc.com.

Key facts

• Common areas
• Secured entrance
• Pool

Tags

• GATED PARKING
• SECURED ENTRANCE
• COMMON AREAS
• POOL

🏷️ Possibly a rental listed for sale. The $97,280 price doesn't fit this home's estimated sale value (~$164,396) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $54 ($645/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 (+3.2%/yr); 88 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($51k/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 $673 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 142 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $31k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,606 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1967 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.54% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 5.4

CMA / ARV

• ARV (median comp): $164,396
• List price: $97,280
• Delta: -40.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1500 Hanger St	0.62mi	2/2.0 (-1)	1,204 (+0%)	1mo	$220,000	$183	65
1518 Welch St	0.58mi	3/2.0	1,312 (+10%)	2mo	$215,000	$164	56
614 E 17th	0.60mi	2/1.0 (-1)	1,135 (-5%)	1mo	$235,000	$207	54
1518 Rock St	0.58mi	2/2.0 (-1)	1,276 (+6%)	5mo	$340,000	$266	52
1509 Geyer St	0.69mi	3/1.0	1,240 (+4%)	10mo	$26,500	$21	49
1303 College	0.49mi	2/1.0 (-1)	1,190 (-1%)	23mo	$64,900	$55	48
517 E 15th St	0.51mi	3/1.5	1,302 (+9%)	21mo	$285,000	$219	43
1618 Welch St	0.64mi	2/2.0 (-1)	1,372 (+14%)	23mo	$120,000	$87	21
1417 Louisiana St	0.68mi	2/1.0 (-1)	1,348 (+12%)	21mo	$222,000	$165	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-11,662
• Equity at exit: $14,505

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-2,966
• Equity at exit: $8,411

Cash invested: $27,238 (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 72202

• Home prices YoY: -25.6%
• Rents YoY: 3.2%
• Active inventory: 88
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$510
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$41
• HOA: −$492
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $54

Break-even live

Break-even rent $1,427

Max offer price $97,280

Occupancy floor 91%

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: $24,320
• Closing costs: $2,918
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 Cumberland St Unit 1/2 Little Rock, AR	2.0	1.0	1000	$1,100	$1.10	19d	1	0.31mi
315 Rock St Unit 1 Little Rock, AR	2.0	2.0	1358	$2,900	$2.14	23d	1	0.40mi
308 Rock St Little Rock, AR	1.0–2.0	1.0–2.0	770	$1,565	$2.03	14d	4	0.42mi
1004 Scott St Unit 1 Little Rock, AR	2.0	1.0	1398	$1,395	$1.00	23d	1	0.42mi
1215 College St Unit B Little Rock, AR	2.0	1.5	950	$1,150	$1.21	44d	1	0.44mi
115 E Markham St Little Rock, AR	1.0–2.0	1.0	863	$1,480	$1.71	14d	11	0.62mi
1212 Center St Little Rock, AR	2.0	2.0	1200	$1,750	$1.46	23d	1	0.67mi
201 E 17th St Little Rock, AR	2.0	1.5	1124	$1,550	$1.38	14d	1	0.71mi
1500 Center St Unit 5 Little Rock, AR	2.0	1.5	1100	$1,295	$1.18	44d	1	0.77mi
75 Riverfront Dr Little Rock, AR	1.0–2.0	1.0–2.0	1089	$1,546	$1.42	14d	24	0.94mi
2014 S Louisiana St Unit 3 Little Rock, AR	2.0	1.0	900	$1,350	$1.50	44d	1	0.98mi
2201 Scott St Little Rock, AR	2.0	1.5	850	$995	$1.17	44d	1	0.99mi
2318 Rock St Little Rock, AR	2.0	2.0	1358	$2,300	$1.69	44d	1	1.03mi
724 North St #62 Little Rock, AR	2.0	2.0	905	$1,600	$1.77	14d	1	1.10mi
2318 Louisiana St Little Rock, AR	2.0	1.0	791	$1,175	$1.49	44d	1	1.16mi
313 W 23rd St Little Rock, AR	3.0	2.0	1134	$925	$0.82	23d	1	1.19mi
111 E 4th St North Little Rock, AR	1.0–2.0	1.0–2.0	883	$1,320	$1.49	14d	6	1.21mi
1909 S State St Little Rock, AR	2.0	1.0	850	$1,200	$1.41	14d	1	1.22mi
1202 W 11th St Unit A & B Little Rock, AR	2.0	1.0	763	$1,050	$1.38	44d	1	1.22mi
2323 S Spring St Little Rock, AR	3.0	2.0	1070	$1,100	$1.03	44d	1	1.23mi
1908 S State St Little Rock, AR	2.0	2.0	1160	$1,650	$1.42	44d	1	1.25mi
1906 S State St Little Rock, AR	2.0	2.0	1160	$1,895	$1.63	44d	1	1.25mi
2708 Rock St Little Rock, AR	3.0	1.0	1114	$875	$0.79	21d	1	1.28mi
408 W 4th St North Little Rock, AR	2.0	1.5	1360	$1,395	$1.03	44d	1	1.28mi
306 W 6th St North Little Rock, AR	2.0	2.0	1100	$1,750	$1.59	44d	1	1.35mi
2604 Broadway St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	23d	1	1.45mi
800 N Olive St North Little Rock, AR	2.0	1.5	1142	$1,500	$1.31	44d	1	1.45mi

HOA detail

• Monthly dues: $492 · $5,904/yr
• Likely covers: watersewertrashpoolsecurity

Listing history 16 events

1. 2026-06-17
   status $97,280 Under Contract 142 DOM
2. 2026-06-08
   statusdays on market $97,280 Pending (FC, SS, REO) 142 DOM
3. 2026-06-05
   days on market $97,280 Active 141 DOM
4. 2026-06-03
   days on market $97,280 Active 140 DOM
5. 2026-06-02
   days on market $97,280 Active 139 DOM
6. 2026-06-01
   days on market $97,280 Active 138 DOM
7. 2026-05-31
   days on market $97,280 Active 137 DOM
8. 2026-05-31
   days on market $97,280 Active 136 DOM
9. 2026-05-09
   price $97,280 619-char remark

   Show marketing remark (619 chars)

   3br/2ba condo on the 7th floor of the beautiful Quapaw Towers. This unit has so much to offer with close proximity to all that downtown Little Rock has to offer. Amenities include gated parking, secured entrance, pool, common areas. No pets. POA dues cover water, sewer, trash, and insurance. HUD Case# 031-345681. HUD Homes are sold As-Is with no representations, warranties or disclosures. Ask your agent for details and submit offers on www. HUDHomeStore. gov. IE - Insured Escrow. SEE AGENT REMARKS for additional information and check HUDHomeStore.com for property availability. Managed by www. ateamrealtyinc.com.

10. 2026-04-09
    price $107,520 619-char remark

    Show marketing remark (619 chars)

    3br/2ba condo on the 7th floor of the beautiful Quapaw Towers. This unit has so much to offer with close proximity to all that downtown Little Rock has to offer. Amenities include gated parking, secured entrance, pool, common areas. No pets. POA dues cover water, sewer, trash, and insurance. HUD Case# 031-345681. HUD Homes are sold As-Is with no representations, warranties or disclosures. Ask your agent for details and submit offers on www. HUDHomeStore. gov. IE - Insured Escrow. SEE AGENT REMARKS for additional information and check HUDHomeStore.com for property availability. Managed by www. ateamrealtyinc.com.

11. 2026-03-03
    price $117,760 619-char remark

    Show marketing remark (619 chars)

    3br/2ba condo on the 7th floor of the beautiful Quapaw Towers. This unit has so much to offer with close proximity to all that downtown Little Rock has to offer. Amenities include gated parking, secured entrance, pool, common areas. No pets. POA dues cover water, sewer, trash, and insurance. HUD Case# 031-345681. HUD Homes are sold As-Is with no representations, warranties or disclosures. Ask your agent for details and submit offers on www. HUDHomeStore. gov. IE - Insured Escrow. SEE AGENT REMARKS for additional information and check HUDHomeStore.com for property availability. Managed by www. ateamrealtyinc.com.

12. 2026-02-22
    status Back on Market 619-char remark

    Show marketing remark (619 chars)

    3br/2ba condo on the 7th floor of the beautiful Quapaw Towers. This unit has so much to offer with close proximity to all that downtown Little Rock has to offer. Amenities include gated parking, secured entrance, pool, common areas. No pets. POA dues cover water, sewer, trash, and insurance. HUD Case# 031-345681. HUD Homes are sold As-Is with no representations, warranties or disclosures. Ask your agent for details and submit offers on www. HUDHomeStore. gov. IE - Insured Escrow. SEE AGENT REMARKS for additional information and check HUDHomeStore.com for property availability. Managed by www. ateamrealtyinc.com.

13. 2026-02-14
    status Pending (FC, SS, REO) 619-char remark

    Show marketing remark (619 chars)

    3br/2ba condo on the 7th floor of the beautiful Quapaw Towers. This unit has so much to offer with close proximity to all that downtown Little Rock has to offer. Amenities include gated parking, secured entrance, pool, common areas. No pets. POA dues cover water, sewer, trash, and insurance. HUD Case# 031-345681. HUD Homes are sold As-Is with no representations, warranties or disclosures. Ask your agent for details and submit offers on www. HUDHomeStore. gov. IE - Insured Escrow. SEE AGENT REMARKS for additional information and check HUDHomeStore.com for property availability. Managed by www. ateamrealtyinc.com.

14. 2026-02-03
    status Back on Market 619-char remark

    Show marketing remark (619 chars)

    3br/2ba condo on the 7th floor of the beautiful Quapaw Towers. This unit has so much to offer with close proximity to all that downtown Little Rock has to offer. Amenities include gated parking, secured entrance, pool, common areas. No pets. POA dues cover water, sewer, trash, and insurance. HUD Case# 031-345681. HUD Homes are sold As-Is with no representations, warranties or disclosures. Ask your agent for details and submit offers on www. HUDHomeStore. gov. IE - Insured Escrow. SEE AGENT REMARKS for additional information and check HUDHomeStore.com for property availability. Managed by www. ateamrealtyinc.com.

15. 2025-12-22
    status Under Contract 619-char remark

    Show marketing remark (619 chars)

    3br/2ba condo on the 7th floor of the beautiful Quapaw Towers. This unit has so much to offer with close proximity to all that downtown Little Rock has to offer. Amenities include gated parking, secured entrance, pool, common areas. No pets. POA dues cover water, sewer, trash, and insurance. HUD Case# 031-345681. HUD Homes are sold As-Is with no representations, warranties or disclosures. Ask your agent for details and submit offers on www. HUDHomeStore. gov. IE - Insured Escrow. SEE AGENT REMARKS for additional information and check HUDHomeStore.com for property availability. Managed by www. ateamrealtyinc.com.

16. 2025-11-25
    listed $128,000 New Listing 619-char remark

    Show marketing remark (619 chars)

    3br/2ba condo on the 7th floor of the beautiful Quapaw Towers. This unit has so much to offer with close proximity to all that downtown Little Rock has to offer. Amenities include gated parking, secured entrance, pool, common areas. No pets. POA dues cover water, sewer, trash, and insurance. HUD Case# 031-345681. HUD Homes are sold As-Is with no representations, warranties or disclosures. Ask your agent for details and submit offers on www. HUDHomeStore. gov. IE - Insured Escrow. SEE AGENT REMARKS for additional information and check HUDHomeStore.com for property availability. Managed by www. ateamrealtyinc.com.

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $1,011 · $84/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 7/10 Severe 7 d/yr ≥111°F today · 20 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: $17,935
• − Mortgage interest: −$5,449
• − Property taxes: −$1,011
• − Insurance: −$486
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − HOA: −$5,904
• − Depreciation: −$2,830
• Taxable loss: −$616
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $793/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): 9,704
• Household income: $50,899
• Rent vs Own: 75.7% rent · 24.3% own
• Severe rent burden: 789.0

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 0.58)
• Race & ethnicity: White 46% Black 45% Hispanic / Latino 3% Asian 3% Two or more races 3%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 2% Other Indo-European 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: ▼ -68.75%
• Current HPI: 199.3103
• Rent YoY: ▲ 3.25%
• 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

-24.0% since first listed

8 events — show timeline

• 2026-05-09 Price Changed $97,280 CARMLS
• 2026-04-09 Price Changed $107,520 CARMLS
• 2026-03-03 Price Changed $117,760 CARMLS
• 2026-02-22 Relisted — CARMLS
• 2026-02-14 Pending — CARMLS
• 2026-02-03 Relisted — CARMLS
• 2025-12-22 Pending — CARMLS
• 2025-11-25 Listed $128,000 CARMLS

Property tax history

+0.8%/yr

Latest (2025): $1,011 · +10.0% YoY. Source: county tax records.