10019 Republic Ln · Little Rock, AR 72209

$179,000

4 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 23 Days on market

Built 1970 0.25 ac lot Est $167k · 7% over

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Why this score? — see what drove the F 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 +10.5/30.0
• ARV discount +4.2/15.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautiful home is in a great area and a must see. This large and spacious home is 1837 sqft with 4 Bedrooms and 2 Baths, plus a fireplace. This property also has also been renovated and comes with a new roof and new appliances. Schedule a tour asap because it won't last long.

Key facts

• Renovated
• New appliances
• New roof

Tags

• FIREPLACE
• NEW ROOF
• NEW APPLIANCES
• RENOVATED
• DETACHED

Property features AI

Finance

• HOA & community: Annual HOA fee frequency

Exterior

• Parking: Parking pads
• Utilities: Public water; Public sewer
• Home design: Brick and metal/vinyl siding exterior
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Fully fenced yard; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove; Gas range; Microwave
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Walk-in shower; Wood-burning fireplace with gas starter

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (27.4% below list).
• Recommended offer: $130k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ($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 $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 23 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $96k; list at $179k implies a 86% gain — meaningful room to come down on a strong offer.

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 $130,023 (27.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $166,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10420 Independence Ln	0.26mi	3/2.0 (-1)	1,653 (-5%)	1mo	$190,000	$115	74
5817 Drexel Ave	0.16mi	4/2.0	1,536 (-12%)	2mo	$130,000	$85	72
10018 Republic Ln	0.03mi	4/3.0	1,604 (-8%)	18mo	$183,000	$114	67
10407 Republic Ln	0.23mi	4/2.0	1,528 (-12%)	3mo	$180,000	$118	67
4 Regency Ct	0.48mi	4/2.0	1,744 (+0%)	21mo	$115,000	$66	59
6611 Fairfield Dr	0.75mi	4/2.0	1,829 (+5%)	1mo	$160,000	$87	56
9608 Susanne Dr	0.64mi	3/2.0 (-1)	1,623 (-6%)	13mo	$155,000	$96	43
5019 Esser Dr	0.43mi	3/2.5 (-1)	1,872 (+8%)	22mo	$190,000	$101	41
10509 Diamond Dr	0.71mi	3/2.0 (-1)	1,838 (+6%)	14mo	$86,500	$47	40
22 Wemberly	0.54mi	3/2.0 (-1)	1,510 (-13%)	10mo	$175,000	$116	40
9105 Sunset Ln	0.65mi	3/1.0 (-1)	1,584 (-9%)	11mo	$80,000	$51	37
5015 Ackerman	0.47mi	3/2.0 (-1)	1,964 (+13%)	22mo	$120,000	$61	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: -18.2%
• Equity multiple: 0.35×
• Total profit: $-32,502
• Equity at exit: $26,689

10-year hold

• IRR: -7.7%
• Equity multiple: 0.48×
• Total profit: $-25,919
• Equity at exit: $15,477

Cash invested: $50,120 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$939
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-91

Break-even live

Break-even rent $1,416

Max offer price $162,877

Occupancy floor —

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10112 Palo Alto Dr Little Rock, AR	3.0	2.0	1062	$1,095	$1.03	43d	1	0.39mi
6111 Queensboro Dr Unit D Little Rock, AR	3.0	1.5	1100	$825	$0.75	23d	1	0.45mi
5806 Southwick Dr Little Rock, AR	3.0	1.5	1116	$1,295	$1.16	14d	1	0.48mi
3 Regency Cir Little Rock, AR	3.0	1.5	1347	$1,175	$0.87	14d	1	0.52mi
9115 Ricky Ln Little Rock, AR	3.0	1.5	1160	$1,100	$0.95	14d	1	0.85mi
6921 Knollwood Rd Little Rock, AR	3.0	2.0	1196	$1,195	$1.00	14d	1	0.92mi
4013 Wooddale Dr Little Rock, AR	3.0	2.0	1442	$1,395	$0.97	21d	1	0.97mi
5709 Windamere Dr Little Rock, AR	3.0	1.5	1213	$1,075	$0.89	23d	1	1.05mi
7212 Fairfield Dr Little Rock, AR	5.0	2.0	1866	$1,700	$0.91	23d	1	1.12mi
3717 Pine Cone Dr Little Rock, AR	4.0	1.5	1357	$1,195	$0.88	43d	1	1.12mi
7409 Skylark Dr Little Rock, AR	4.0	1.5	1549	$1,300	$0.84	14d	1	1.15mi
7 Austin Ct Little Rock, AR	3.0	2.0	1300	$1,595	$1.23	43d	1	1.19mi
7711 Woodhaven Dr Little Rock, AR	3.0	1.0	1204	$1,000	$0.83	23d	1	1.37mi
7720 Bradley Dr Little Rock, AR	4.0	1.5	1178	$1,250	$1.06	43d	1	1.38mi

Listing history 12 events

1. 2026-06-09
   status $179,000 Under Contract 23 DOM
2. 2026-06-08
   days on market $179,000 Active 23 DOM
3. 2026-06-07
   days on market $179,000 Active 22 DOM
4. 2026-06-05
   days on market $179,000 Active 19 DOM
5. 2026-06-03
   days on market $179,000 Active 18 DOM
6. 2026-06-02
   days on market $179,000 Active 17 DOM
7. 2026-06-01
   days on market $179,000 Active 16 DOM
8. 2026-05-31
   days on market $179,000 Active 15 DOM
9. 2026-05-31
   days on market $179,000 Active 14 DOM
10. 2026-05-15
    listed $179,000 New Listing
11. 2006-03-29
    soldstatus $96,000
12. 1999-03-12
    soldstatus $55,236

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $1,262 · $105/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 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: $15,603
• − Mortgage interest: −$10,027
• − Property taxes: −$1,262
• − Insurance: −$895
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$5,207
• Taxable loss: −$4,285
• Est. tax savings @ 24.0%: +$1,028
• After-tax cash flow: $-67/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

+224.1% since first listed

3 events — show timeline

• 2026-05-15 Listed $179,000 CARMLS
• 2006-03-29 Sold (Public Records) $96,000 Public Records
• 1999-03-12 Sold (Public Records) $55,236 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,262 · +7.7% YoY. Source: county tax records.