5303 Westminister Dr · Little Rock, AR 72209

$89,000

3 bd · 1.5 ba · 988 sqft · SingleFamily public records · 197 Days on market

Built 1964 8,276 sqft lot $90/sqft · 18% below area Est $108k · 18% under

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.0/10.0
• 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

Unlock the potential in this solid 3-bedroom, 1.5 home that’s ready for its next chapter. If you’re an investor searching for your next flip or a strong addition to your rental portfolio, this property checks all the right boxes. With strong bones, a functional layout, and tons of room for improvement, this home is the perfect canvas for your vision. A little TLC will go a long way in transforming this into a high-value property. Whether you choose to renovate and resell or create a long-term income-producing rental. This is the kind of opportunity that doesn’t come around often. Bring your tools, creativity, and investment strategy! The upside is undeniable.

Key facts

• Tons of room
• Strong bones
• Functional layout

Tags

• STRONG BONES
• FUNCTIONAL LAYOUT
• TONS OF ROOM
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+4.8%/yr); 81 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 32% 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 $615 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 + 4.8% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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 1964 — 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: 1.20% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.74%
• DSCR: 1.57
• GRM: 6.9

CMA / ARV

• ARV (median comp): $107,974
• List price: $89,000
• Delta: -17.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Westminister Dr	0.32mi	3/1.0	950 (-4%)	2mo	$41,882	$44	75
22 Harrow Dr	0.45mi	3/1.0	970 (-2%)	2mo	$44,677	$46	72
7604 Sandra Dr	0.42mi	3/2.0	1,002 (+1%)	9mo	$70,000	$70	69
48 S Wakefield Dr	0.27mi	3/1.5	900 (-9%)	9mo	$89,059	$99	65
9 Southern Oaks Dr	0.46mi	2/1.0 (-1)	962 (-3%)	10mo	$65,000	$68	59
6614 E Wakefield Dr	0.55mi	3/1.0	1,000 (+1%)	15mo	$81,000	$81	58
54 Southern Oaks Dr	0.50mi	3/1.0	925 (-6%)	10mo	$97,000	$105	56
6610 E Wakefield Dr	0.54mi	3/1.0	1,036 (+5%)	12mo	$101,000	$97	54
19 Harrow Dr	0.45mi	3/1.0	875 (-11%)	6mo	$47,000	$54	53
35 Clifton	0.51mi	2/1.5 (-1)	875 (-11%)	2mo	$65,000	$74	50
7 Linkay Ct	0.63mi	3/2.0	1,075 (+9%)	6mo	$138,000	$128	49
5901 Lyndell Dr	0.71mi	3/1.5	1,116 (+13%)	14mo	$60,000	$54	33

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: 4.5%
• Equity multiple: 1.18×
• Total profit: $4,374
• Equity at exit: $13,270

10-year hold

• IRR: 15.5%
• Equity multiple: 2.36×
• Total profit: $33,772
• Equity at exit: $7,695

Cash invested: $24,920 (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: 81
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,068 high
• Mortgage (P&I): −$467
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $265

Break-even live

Break-even rent $733

Max offer price $89,000

Occupancy floor 70%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6320 Butler Rd Apt 3E Little Rock, AR	2.0	1.0	609	$750	$1.23	43d	1	0.41mi
15 Timber Ln Little Rock, AR	3.0	1.5	925	$975	$1.05	43d	1	0.44mi
21 Harrow Dr Little Rock, AR	3.0	1.0	875	$800	$0.91	14d	1	0.46mi
7 Harrow Dr Little Rock, AR	3.0	1.0	875	$1,095	$1.25	19d	1	0.53mi
7305 E Wakefield Dr Little Rock, AR	3.0	1.5	1056	$1,150	$1.09	43d	1	0.60mi
5801 W 59th St Little Rock, AR	3.0	1.0	973	$1,173	$1.21	43d	1	0.74mi
5701 Dreher Ln Unit 100 Little Rock, AR	2.0	1.5	900	$905	$1.01	23d	1	0.81mi
5701 Dreher Ln Unit 30 Little Rock, AR	2.0	1.5	900	$905	$1.01	43d	1	0.81mi
5701 Dreher Ln Unit 11 Little Rock, AR	2.0	1.5	900	$905	$1.01	14d	1	0.81mi
15 Rolling Ln Little Rock, AR	3.0	1.0	1100	$1,000	$0.91	43d	1	1.00mi
1 W Windsor Dr Little Rock, AR	4.0	2.0	1100	$1,250	$1.14	43d	1	1.31mi
7414 Mabelvale Pike Unit 20 Little Rock, AR	2.0	1.0	675	$750	$1.11	43d	1	1.31mi
24 Edgemont Dr Little Rock, AR	3.0	1.5	1008	$1,150	$1.14	23d	1	1.32mi
5806 Southwick Dr Little Rock, AR	3.0	1.5	1116	$1,295	$1.16	14d	1	1.43mi
5301 Southboro Ct Little Rock, AR	2.0	1.5	992	$750	$0.76	23d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $89,000 Active 197 DOM
2. 2026-06-17
   days on market $89,000 Active 196 DOM
3. 2026-06-16
   days on market $89,000 Active 195 DOM
4. 2026-06-15
   days on market $89,000 Active 194 DOM
5. 2026-06-14
   days on market $89,000 Active 192 DOM
6. 2026-06-13
   days on market $89,000 Active 191 DOM
7. 2026-06-10
   days on market $89,000 Active 189 DOM
8. 2026-06-09
   days on market $89,000 Active 188 DOM
9. 2026-06-08
   statusdays on market $89,000 Active 187 DOM
10. 2026-06-05
    days on market $89,000 Price Change 183 DOM
11. 2026-06-03
    days on market $89,000 Price Change 182 DOM
12. 2026-06-02
    days on market $89,000 Price Change 181 DOM
13. 2026-06-01
    days on market $89,000 Price Change 180 DOM
14. 2026-05-31
    days on market $89,000 Price Change 179 DOM
15. 2026-05-31
    pricestatusdays on market $89,000 Price Change 178 DOM
16. 2025-12-03
    listed $99,000 New Listing 685-char remark

    Show marketing remark (685 chars)

    Unlock the potential in this solid 3-bedroom, 1.5 home that’s ready for its next chapter. If you’re an investor searching for your next flip or a strong addition to your rental portfolio, this property checks all the right boxes. With strong bones, a functional layout, and tons of room for improvement, this home is the perfect canvas for your vision. A little TLC will go a long way in transforming this into a high-value property. Whether you choose to renovate and resell or create a long-term income-producing rental. This is the kind of opportunity that doesn’t come around often. Bring your tools, creativity, and investment strategy! The upside is undeniable.

17. 2022-02-02
    soldstatus $1,730,000

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $903 · $75/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 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $12,815
• − Mortgage interest: −$4,985
• − Property taxes: −$903
• − Insurance: −$445
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,589
• Taxable income: $1,843
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $2,734/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

-94.3% since first listed

2 events — show timeline

• 2025-12-03 Listed $99,000 CARMLS
• 2022-02-02 Sold (Public Records) $1,730,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $903 · +0.0% YoY. Source: county tax records.