7 Inlet St · Little Rock, AR 72204

$66,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 10 Days on market

Built 1955 10,454 sqft lot ↓ 4% 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

This is a sweet home that has a lot to offer! Beautiful hardwood floors, tile in bathrooms, separate laundry room, new roof 2007, HVAC system installed 07/08, Royal windows and siding. Large family room great for entertaining. The deck overlooks the large backyard which includes a koi pond and storage building. New 2nd FULL Bathroom just completed! Great location on a quiet street yet close to Parkview School, shopping and UALR. Tax credit may be available to 1st time home buyers.

Key facts

• One story
• Level lot
• Deck

Tags

• ONE STORY
• LEVEL LOT
• FENCED REAR YARD
• DECK
• DETACHED

Property features AI

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas; Cable TV available; Private telephone service; Insulated windows and doors; Attic vent (turbo)
• Home design: Single-family property
• Construction: Slab/crawl space combination foundation; Composition roof with 3-tab shingles
• Exterior features: Brick and metal/vinyl siding exterior; Deck; Fully fenced yard with chain link fencing; Paved road access; Level lot in a subdivision

Interior

• Kitchen: Free-standing stove; Gas range; Dishwasher; Garbage disposal; Refrigerator stays
• Flooring: Wood flooring; Vinyl flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central electric cooling
• Interior features: Sheet rock walls and ceilings with some paneling; Wood, vinyl, and tile flooring; Formal living room and den/family room; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Cap rate 17.2% 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); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 39% of the median local income ($41k/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 $456 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $66,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.02% ✓
• Cap rate: 17.19%
• Cash-on-cash: 38.93%
• DSCR: 2.73
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $179,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8824 W 30th St	0.39mi	4/1.0 (+1)	1,354 (+0%)	2mo	$45,000	$33	75
3124 Boyd St	0.29mi	3/1.0	1,448 (+7%)	2mo	$38,921	$27	72
2601 Longcoy St	0.25mi	3/2.0	1,435 (+6%)	2mo	$193,000	$134	72
2918 Vancouver Dr	0.23mi	3/1.5	1,197 (-11%)	4mo	$160,000	$134	65
2208 Singleton Cv	0.35mi	3/2.0	1,229 (-9%)	2mo	$185,000	$151	63
8904 Sage Meadows Dr	0.42mi	3/2.0	1,265 (-6%)	5mo	$167,775	$133	61
3003 Vancouver Dr	0.27mi	3/1.5	1,176 (-13%)	5mo	$148,000	$126	60
7800 W 29th St	0.35mi	3/2.0	1,229 (-9%)	8mo	$158,300	$129	58
2204 Singleton Cv	0.36mi	3/2.0	1,204 (-11%)	6mo	$160,000	$133	57
9320 Tanya	0.74mi	3/2.0	1,375 (+2%)	5mo	$189,900	$138	54
3013 Tatum St	0.25mi	4/2.0 (+1)	1,152 (-15%)	1mo	$168,500	$146	54
9318 Monique Dr	0.74mi	3/2.0	1,400 (+4%)	7mo	$164,900	$118	50

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: 37.3%
• Equity multiple: 2.63×
• Total profit: $30,118
• Equity at exit: $9,841

10-year hold

• IRR: 44.8%
• Equity multiple: 5.69×
• Total profit: $86,592
• Equity at exit: $5,706

Cash invested: $18,480 (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: 187
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$346
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $600

Break-even live

Break-even rent $572

Max offer price $66,000

Occupancy floor 50%

Sensitivity live

Price	-10% $637	-5% $618	+0% $600	+5% $581	+10% $562
Rent	-10% $494	-5% $547	+0% $600	+5% $652	+10% $705
Rate	-1.0pp $633	-0.5pp $616	base $600	+0.5pp $582	+1.0pp $565

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3004 Walker St Little Rock, AR	4.0	1.0	1300	$995	$0.77	16d	1	0.16mi
2412 Vancouver Dr Little Rock, AR	3.0	1.5	1104	$1,200	$1.09	45d	1	0.28mi
8 Utica Ln Little Rock, AR	3.0	1.5	1006	$850	$0.84	45d	1	0.28mi
2706 Longcoy St Little Rock, AR	3.0	2.0	1200	$1,250	$1.04	45d	1	0.28mi
3219 Potter St Little Rock, AR	3.0	1.0	976	$895	$0.92	45d	1	0.37mi
2221 Dorchester Dr Little Rock, AR	4.0	2.0	1660	$1,595	$0.96	45d	1	0.48mi
9012 Tanya Dr Little Rock, AR	2.0	1.5	1036	$1,045	$1.01	25d	1	0.56mi
2900 Lehigh Dr Unit 2900 Little Rock, AR	3.0	2.0	1600	$2,029	$1.27	25d	1	0.72mi
9105 W 36th St Little Rock, AR	3.0	2.0	1200	$1,295	$1.08	16d	1	0.75mi
9401 Courtney Cv Little Rock, AR	3.0	2.0	1500	$2,029	$1.35	25d	1	0.76mi
2823 Covenant Cv Little Rock, AR	3.0	2.0	1500	$2,029	$1.35	25d	1	0.76mi
9416 Covenant Ln Little Rock, AR	3.0	2.0	1550	$2,029	$1.31	25d	1	0.78mi
10 Talmage Dr Little Rock, AR	3.0	2.0	1805	$1,500	$0.83	23d	1	0.78mi
1801 Labette Manor Dr Unit 7 Little Rock, AR	3.0	1.5	991	$995	$1.00	45d	1	0.79mi
1801 Labette Manor Dr Unit 1 Little Rock, AR	3.0	1.5	1000	$995	$0.99	16d	1	0.79mi
3724 Holt St Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	25d	1	0.86mi
4108 Longcoy St Little Rock, AR	4.0	2.0	1148	$1,600	$1.39	16d	1	0.90mi
1500 Parham Pointe Dr Little Rock, AR	1.0–2.0	1.0–2.0	941	$1,300	$1.38	20d	5	0.90mi
2101 Romine Rd Little Rock, AR	4.0	1.5	1380	$1,450	$1.05	45d	1	0.94mi
9409 Cerelle Dr Little Rock, AR	3.0	1.5	1432	$1,375	$0.96	25d	1	0.99mi
4112 Elam St Little Rock, AR	3.0	1.0	1188	$1,145	$0.96	25d	1	1.01mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	45d	1	1.07mi
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	45d	1	1.09mi
4421 Malloy St Unit B Little Rock, AR	3.0	1.5	1250	$1,300	$1.04	25d	1	1.14mi
8700 Riley Dr Apt 610 Little Rock, AR	2.0	2.5	1600	$4,500	$2.81	45d	1	1.17mi
8700 Riley Dr Apt 626 Little Rock, AR	2.0	2.0	1114	$3,850	$3.46	45d	1	1.17mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	23d	1	1.17mi
2311 Nichols Rd Little Rock, AR	4.0	2.0	1480	$1,895	$1.28	45d	1	1.19mi
99 Broadmoor Dr Little Rock, AR	3.0	1.5	1224	$1,195	$0.98	45d	1	1.20mi
10005 W 20th St Unit a Little Rock, AR	3.0	2.5	1545	$1,565	$1.01	45d	1	1.21mi
605 Oak Park Dr Little Rock, AR	2.0	1.0	1164	$975	$0.84	45d	1	1.22mi
32 Barbara Dr Little Rock, AR	3.0	2.0	1201	$1,195	$1.00	25d	1	1.24mi
10101 W 20th St Unit B Little Rock, AR	3.0	2.0	1104	$1,395	$1.26	45d	1	1.26mi
107 Broadmoor Dr Little Rock, AR	3.0	1.0	1202	$1,025	$0.85	45d	1	1.26mi
10103 W 20th St Unit A Little Rock, AR	3.0	2.0	1600	$1,575	$0.98	45d	1	1.27mi
1420 Marlyn Dr Little Rock, AR	4.0	2.0	1450	$635	$0.44	45d	1	1.27mi
58 Berkshire Dr Little Rock, AR	3.0	1.5	1304	$1,250	$0.96	25d	1	1.34mi
1621 Wilson Rd Little Rock, AR	4.0	2.0	1632	$2,175	$1.33	45d	1	1.37mi
801 S Rodney Parham Rd Little Rock, AR	1.0–2.0	1.0–2.0	886	$900	$1.02	16d	10	1.45mi
7204 Marguerite Ln Little Rock, AR	3.0	1.5	1192	$1,455	$1.22	45d	1	1.45mi

Listing history 9 events

1. 2026-06-13
   statusdays on market $66,000 Under Contract 10 DOM
2. 2026-06-10
   days on market $66,000 Active 9 DOM
3. 2026-06-09
   days on market $66,000 Active 8 DOM
4. 2026-06-08
   statusdays on market $66,000 Active 7 DOM
5. 2026-06-07
   days on market $66,000 New Listing 6 DOM
6. 2026-06-05
   days on market $66,000 New Listing 3 DOM
7. 2026-06-03
   days on market $66,000 New Listing 2 DOM
8. 2026-06-02
   remarks 492-char remark
9. 2026-06-02
   listed $66,000 New Listing 1 DOM

ⓘ 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: $939 · $78/mo
• Projected year-2 tax: $939 · $78/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 11% 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: $15,972
• − Mortgage interest: −$3,697
• − Property taxes: −$939
• − Insurance: −$330
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$1,920
• Taxable income: $6,530
• Est. tax owed @ 24.0%: −$1,567
• After-tax cash flow: $5,628/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

-4.1% since first listed

7 events — show timeline

• 2026-06-01 Listed $66,000 CARMLS
• 2024-06-10 Listing Removed — CARMLS
• 2024-06-05 Listed $110,000 CARMLS
• 2012-07-31 Sold (Public Records) $68,000 Public Records
• 2012-07-25 Sold (MLS) $68,000 CARMLS
• 2012-06-15 Listing Removed — CARMLS
• 2012-03-15 Listed $68,800 CARMLS

Property tax history

-0.6%/yr

Latest (2025): $939 · +4.4% YoY. Source: county tax records.