3216 Potter St · Little Rock, AR 72204

$75,000

3 bd · 1.0 ba · 996 sqft · SingleFamily public records · 51 Days on market

Built 1958 6,534 sqft lot $75/sqft · 20% below area Est $94k · 20% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Charming 3 Bedroom, 2 bathroom established in John Barrow neighborhood. Perfect for investment property. City Utilities, no HOA. Near Bale Elementary.

Key facts

• City utilities
• Near bale elementary
• No hoa

Tags

• JOHN BARROW NEIGHBORHOOD
• CITY UTILITIES
• NO HOA
• NEAR BALE ELEMENTARY
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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); 186 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 31% 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 $519 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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: 1.40% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.11%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

• ARV (median comp): $94,322
• List price: $75,000
• Delta: -20.49%
• 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
3417 Wynne St	0.21mi	3/1.0	1,120 (+12%)	5mo	$52,000	$46	65
3703 Boyd St	0.41mi	3/1.5	1,064 (+7%)	5mo	$68,000	$64	64
3500 Whitfield St	0.25mi	2/1.0 (-1)	876 (-12%)	1mo	$84,900	$97	63
8212 W 24th St	0.56mi	3/1.5	1,024 (+3%)	7mo	$143,000	$140	62
2901 Walker St	0.24mi	3/2.0	1,131 (+14%)	6mo	$138,000	$122	57
2701 Dorchester Dr	0.42mi	3/2.0	1,081 (+8%)	8mo	$150,000	$139	56
4105 Zion St	0.57mi	2/1.0 (-1)	918 (-8%)	3mo	$29,000	$32	53
3700 Malloy St	0.68mi	3/1.5	1,064 (+7%)	4mo	$88,000	$83	51
6815 W 34 St	0.71mi	3/1.0	1,066 (+7%)	6mo	$104,000	$98	50
4007 Ludwig St	0.73mi	3/1.0	876 (-12%)	2mo	$65,000	$74	44
3308 Holt St	0.75mi	3/2.0	1,080 (+8%)	4mo	$85,000	$79	43
2112 Singleton Ct	0.70mi	3/1.0	1,136 (+14%)	4mo	$132,000	$116	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 · 4.91% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.44×
• Total profit: $9,224
• Equity at exit: $11,183

10-year hold

• IRR: 21.4%
• Equity multiple: 2.99×
• Total profit: $41,760
• Equity at exit: $6,485

Cash invested: $21,000 (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: 186
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,052 high
• Mortgage (P&I): −$393
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $303

Break-even live

Break-even rent $669

Max offer price $75,000

Occupancy floor 66%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3219 Potter St Little Rock, AR	3.0	1.0	976	$895	$0.92	43d	1	0.05mi
8 Utica Ln Little Rock, AR	3.0	1.5	1006	$850	$0.84	43d	1	0.11mi
3324 Tatum St Little Rock, AR	2.0	1.0	800	$795	$0.99	43d	1	0.41mi
2412 Vancouver Dr Little Rock, AR	3.0	1.5	1104	$1,200	$1.09	43d	1	0.48mi
2017 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	0.72mi
2015 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	0.72mi
2011 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	0.73mi
2009 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	0.73mi
2007 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	0.73mi
2005 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	0.73mi
2003 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	0.73mi
2001 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	43d	1	0.73mi
9024 W 37th St Little Rock, AR	2.0	1.0	800	$1,075	$1.34	23d	1	0.74mi
3219 Holt St Little Rock, AR	2.0	2.0	816	$950	$1.16	43d	1	0.74mi
3510 S Bryant St Unit 50 Little Rock, AR	2.0	1.0	807	$995	$1.23	43d	1	0.76mi
8901 Tanya Dr Little Rock, AR	2.0	1.0	784	$850	$1.08	23d	1	0.77mi
8900 Tanya Dr Unit A Little Rock, AR	2.0	1.0	814	$750	$0.92	43d	1	0.79mi
8906 Morris Manor Dr Apt 6 Little Rock, AR	2.0	1.5	864	$825	$0.95	23d	1	0.85mi
8906 Morris Manor Dr Little Rock, AR	2.0	1.5	846	$850	$1.00	14d	1	0.85mi
9012 Tanya Dr Little Rock, AR	2.0	1.5	1036	$1,045	$1.01	23d	1	0.87mi
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	43d	1	0.88mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	43d	1	1.01mi
1500 Parham Pointe Dr Little Rock, AR	1.0–2.0	1.0–2.0	941	$1,300	$1.38	19d	5	1.09mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	21d	1	1.11mi
1801 Labette Manor Dr Unit 1 Little Rock, AR	3.0	1.5	1000	$995	$0.99	14d	1	1.11mi
1801 Labette Manor Dr Unit 7 Little Rock, AR	3.0	1.5	991	$995	$1.00	43d	1	1.11mi
3415 Town & Country Ave Little Rock, AR	2.0	1.0	645	$675	$1.05	43d	1	1.20mi
8700 Riley Dr Apt 626 Little Rock, AR	2.0	2.0	1114	$3,850	$3.46	43d	1	1.44mi

Listing history 8 events

1. 2026-06-08
   statusdays on market $75,000 Under Contract 51 DOM
2. 2026-06-05
   days on market $75,000 Active 50 DOM
3. 2026-06-03
   days on market $75,000 Active 49 DOM
4. 2026-06-02
   days on market $75,000 Active 48 DOM
5. 2026-06-01
   days on market $75,000 Active 47 DOM
6. 2026-05-31
   days on market $75,000 Active 46 DOM
7. 2026-05-31
   days on market $75,000 Active 45 DOM
8. 2026-04-15
   listed $75,000 New Listing 150-char remark

   Show marketing remark (150 chars)

   Charming 3 Bedroom, 2 bathroom established in John Barrow neighborhood. Perfect for investment property. City Utilities, no HOA. Near Bale Elementary.

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $480 · $40/mo
• Expected delta: +$31/yr (+$3/mo · 6.8%)

ⓘ 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 (unshaded) · 99% 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 12% 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: $12,629
• − Mortgage interest: −$4,201
• − Property taxes: −$449
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$2,182
• Taxable income: $2,603
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $3,010/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

1 event — show timeline

• 2026-04-15 Listed $75,000 CARMLS

Property tax history

+4.1%/yr

Latest (2025): $449 · +8.3% YoY. Source: county tax records.