2906 Richland Dr · Little Rock, AR 72206

$109,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 76 Days on market

Built 1962 6,969 sqft lot $93/sqft · at area comps Est $105k · at est.

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +6.8/10.0
• ARV discount +5.7/15.0
• 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

Welcome to Richland Subdivision! This well-maintained 3-bedroom home offers a versatile bonus room that can easily serve as a den, home office, or even a 4th bedroom. Move-in ready and situated on a quiet street, this property provides both comfort and convenience with easy access to downtown Little Rock, major interstates, and is just minutes from the airport. Key updates include a roof approximately 5 years old, a stove and refrigerator purchased last year, and recent HVAC improvements in 2024. Flooring was also updated around 2024, and a new storm door adds to the home’s appeal. Step outside to a spacious backyard featuring a shed with electricity—perfect for storage, hobbies, or a workshop.

Key facts

• Quiet street
• Spacious backyard
• Bonus room

Tags

• BONUS ROOM
• QUIET STREET
• EASY ACCESS TO DOWNTOWN
• SPACIOUS BACKYARD
• SHED WITH ELECTRICITY
• RECENT HVAC IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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.
• Market conditions: Rents rising (+3.4%/yr); 125 active listings in the ZIP; 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 $754 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 76 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.18% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (median comp): $104,914
• List price: $109,000
• Delta: 3.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3006 Bermuda Ln	0.07mi	3/1.0	1,196 (+2%)	12mo	$105,000	$88	84
6507 Heather Ln	0.17mi	3/1.0	1,107 (-6%)	3mo	$65,000	$59	80
2 Plantation Dr	0.55mi	3/2.0	1,319 (+12%)	11mo	$176,000	$133	40

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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,163
• Equity at exit: $16,252

10-year hold

• IRR: 9.1%
• Equity multiple: 1.71×
• Total profit: $21,639
• Equity at exit: $9,424

Cash invested: $30,520 (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 72206

• Rents YoY: 3.4%
• Active inventory: 125
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$45
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $251

Break-even live

Break-even rent $969

Max offer price $109,000

Occupancy floor 75%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $109,000 Active 76 DOM
2. 2026-06-17
   days on market $109,000 Active 75 DOM
3. 2026-06-16
   days on market $109,000 Active 74 DOM
4. 2026-06-15
   days on market $109,000 Active 73 DOM
5. 2026-06-14
   days on market $109,000 Active 71 DOM
6. 2026-06-13
   days on market $109,000 Active 70 DOM
7. 2026-06-10
   days on market $109,000 Active 68 DOM
8. 2026-06-09
   days on market $109,000 Active 67 DOM
9. 2026-06-08
   days on market $109,000 Active 66 DOM
10. 2026-06-05
    days on market $109,000 Active 62 DOM
11. 2026-06-03
    days on market $109,000 Active 61 DOM
12. 2026-06-02
    days on market $109,000 Active 60 DOM
13. 2026-06-01
    days on market $109,000 Active 59 DOM
14. 2026-05-31
    days on market $109,000 Active 58 DOM
15. 2026-05-31
    days on market $109,000 Active 57 DOM
16. 2026-05-11
    price $109,000 715-char remark

    Show marketing remark (715 chars)

    Welcome to Richland Subdivision! This well-maintained 3-bedroom home offers a versatile bonus room that can easily serve as a den, home office, or even a 4th bedroom. Move-in ready and situated on a quiet street, this property provides both comfort and convenience with easy access to downtown Little Rock, major interstates, and is just minutes from the airport. Key updates include a roof approximately 5 years old, a stove and refrigerator purchased last year, and recent HVAC improvements in 2024. Flooring was also updated around 2024, and a new storm door adds to the home’s appeal. Step outside to a spacious backyard featuring a shed with electricity—perfect for storage, hobbies, or a workshop.

17. 2026-04-22
    price $119,900 715-char remark

    Show marketing remark (715 chars)

    Welcome to Richland Subdivision! This well-maintained 3-bedroom home offers a versatile bonus room that can easily serve as a den, home office, or even a 4th bedroom. Move-in ready and situated on a quiet street, this property provides both comfort and convenience with easy access to downtown Little Rock, major interstates, and is just minutes from the airport. Key updates include a roof approximately 5 years old, a stove and refrigerator purchased last year, and recent HVAC improvements in 2024. Flooring was also updated around 2024, and a new storm door adds to the home’s appeal. Step outside to a spacious backyard featuring a shed with electricity—perfect for storage, hobbies, or a workshop.

18. 2026-04-04
    listed $123,900 New Listing 715-char remark

    Show marketing remark (715 chars)

    Welcome to Richland Subdivision! This well-maintained 3-bedroom home offers a versatile bonus room that can easily serve as a den, home office, or even a 4th bedroom. Move-in ready and situated on a quiet street, this property provides both comfort and convenience with easy access to downtown Little Rock, major interstates, and is just minutes from the airport. Key updates include a roof approximately 5 years old, a stove and refrigerator purchased last year, and recent HVAC improvements in 2024. Flooring was also updated around 2024, and a new storm door adds to the home’s appeal. Step outside to a spacious backyard featuring a shed with electricity—perfect for storage, hobbies, or a workshop.

19. 2022-06-30
    soldstatus $85,000 Sold 22-char remark

    Show marketing remark (22 chars)

    New Listing Going Fast

20. 2022-06-02
    status Under Contract 22-char remark

    Show marketing remark (22 chars)

    New Listing Going Fast

21. 2022-05-19
    price $89,900 22-char remark

    Show marketing remark (22 chars)

    New Listing Going Fast

22. 2022-05-03
    listed $94,900 New Listing 22-char remark

    Show marketing remark (22 chars)

    New Listing Going Fast

23. 2010-10-07
    soldstatus $228,000
24. 2003-07-03
    soldstatus $354,939

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $980 · $82/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 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $15,439
• − Mortgage interest: −$6,106
• − Property taxes: −$980
• − Insurance: −$1,342
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$3,171
• Taxable income: $1,370
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $2,687/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): 22,667
• Household income: $52,132
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 623.0

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 0.59)
• Race & ethnicity: Black 48% White 43% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -88.64%
• Current HPI: 158.3601
• Rent YoY: ▲ 3.36%
• 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

-69.3% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $109,000 CARMLS
• 2026-04-22 Price Changed $119,900 CARMLS
• 2026-04-04 Listed $123,900 CARMLS
• 2022-06-30 Sold (MLS) $85,000 CARMLS
• 2022-06-02 Pending — CARMLS
• 2022-05-19 Price Changed $89,900 CARMLS
• 2022-05-03 Listed $94,900 CARMLS
• 2010-10-07 Sold (Public Records) $228,000 Public Records
• 2003-07-03 Sold (Public Records) $354,939 Public Records

Property tax history

+2.9%/yr

Latest (2025): $980 · +0.0% YoY. Source: county tax records.