1705 S Pierce · Little Rock, AR 72204

$89,900

2 bd · 1.0 ba · 968 sqft · SingleFamily public records · 16 Days on market

Built 1944 7,405 sqft lot Est $103k · 12% under

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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 +24.8/30.0
• ARV discount +13.1/15.0
• DSCR +8.0/10.0
• 1% rule +5.9/10.0
• 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

Priced to sell. 2 bedroom 1 bath with dining room, large living room and sunroom. Central heat and air. Original hardwood floors throughout. Large fenced backyard with drive thru gate. Gas range, refrigerator and stack washer/dryer convey. Low maintenance exterior with Certianteed Vinyl Siding and Alliance Windows. New tankless water heater - 2026. Owner occupied for last 20 years. No sign on property. Selling "as is".

Key facts

• Central heat and air
• Large living room
• Sunroom

Tags

• DINING ROOM
• LARGE LIVING ROOM
• SUNROOM
• CENTRAL HEAT AND AIR
• ORIGINAL HARDWOOD FLOORS
• LARGE FENCED BACKYARD

Property features AI

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Electric service (Entergy available); Natural gas; Cable TV
• Home design: Inside city limits
• Construction: Metal/vinyl siding; Composition roof; Crawl space foundation
• Exterior features: Front porch; Partially fenced yard; Wood fence; Level lot; Paved road access

Interior

• Kitchen: Gas range; Dishwasher; Garbage disposal; Refrigerator stays
• Flooring: Wood floors; Tile floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer stays; Dryer stays; Gas water heater; Sheetrock walls/ceilings; Insulated windows
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 fast (+4.9%/yr); 186 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 + 4.9% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1944 — 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: 1.09% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $102,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1321 S Fillmore	0.23mi	2/1.0	972 (+0%)	6mo	$130,000	$134	84
2119 S Harrison St	0.42mi	3/1.0 (+1)	930 (-4%)	1mo	$125,000	$134	68
2324 Fair Park Blvd	0.45mi	2/1.0	936 (-3%)	8mo	$95,000	$101	67
29 Barbara Cir	0.54mi	3/1.0 (+1)	962 (-1%)	3mo	$72,000	$75	66
1908 S Buchanan St	0.16mi	2/1.0	822 (-15%)	2mo	$100,000	$122	66
1520 S Taylor St	0.14mi	3/2.0 (+1)	1,050 (+8%)	6mo	$114,000	$109	66
17 Woodcliff Cir	0.53mi	3/1.0 (+1)	950 (-2%)	6mo	$129,900	$137	62
11 Barbara Cir	0.64mi	3/1.0 (+1)	988 (+2%)	5mo	$105,000	$106	58
1720 Green Meadow Dr	0.57mi	3/1.0 (+1)	1,020 (+5%)	4mo	$103,500	$101	56
16 Rosemont Dr	0.61mi	3/1.0 (+1)	1,080 (+12%)	2mo	$79,500	$74	45
70 Berkshire Dr	0.46mi	3/1.5 (+1)	1,107 (+14%)	3mo	$115,000	$104	45
1712 Pinewood Dr	0.62mi	2/1.5	1,106 (+14%)	4mo	$85,000	$77	42

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-607
• Equity at exit: $13,404

10-year hold

• IRR: 10.9%
• Equity multiple: 1.92×
• Total profit: $23,167
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.6×

Monthly cashflow live

• Estimated rent: $983 high
• Mortgage (P&I): −$471
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $189

Break-even live

Break-even rent $744

Max offer price $89,900

Occupancy floor 76%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	21d	1	0.07mi
1100 Fair Park Blvd Apt 7 Little Rock, AR	1.0	1.0	636	$550	$0.86	21d	1	0.44mi
1100 Fair Park Blvd Little Rock, AR	1.0	1.0	636	$550	$0.86	23d	2	0.44mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	21d	1	0.58mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	19d	1	0.64mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	43d	1	0.68mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	43d	1	0.75mi
4613 W 23rd St Unit B Little Rock, AR	2.0	1.0	650	$1,200	$1.85	23d	1	0.80mi
6408 Blue Bird Dr Unit A Little Rock, AR	2.0	1.0	1025	$1,000	$0.98	43d	1	0.84mi
607 Chickadee Dr Unit 2 Little Rock, AR	2.0	1.5	1000	$995	$0.99	23d	1	0.89mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	43d	1	0.90mi
517 Chickadee Dr Unit F Little Rock, AR	2.0	1.5	1100	$1,100	$1.00	19d	1	0.92mi
517 Chickadee Dr Unit A Little Rock, AR	2.0	1.5	1100	$1,400	$1.27	43d	1	0.92mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	43d	1	0.95mi
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	43d	1	1.01mi
3415 Town & Country Ave Little Rock, AR	2.0	1.0	645	$675	$1.05	43d	1	1.07mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	23d	1	1.13mi
200 N Fillmore St Apt 6 Little Rock, AR	1.0	1.0	600	$795	$1.32	43d	1	1.17mi
201 N Pierce St Little Rock, AR	1.0	1.0	540	$995	$1.84	21d	2	1.17mi
204 N Fillmore St Apt 1 Little Rock, AR	1.0	1.0	600	$795	$1.32	43d	1	1.18mi
214 N Fillmore St Unit 11 Little Rock, AR	1.0	1.0	600	$795	$1.32	43d	1	1.19mi
201 N Polk St Unit M Little Rock, AR	1.0	1.0	750	$775	$1.03	43d	1	1.21mi
1500 Parham Pointe Dr Little Rock, AR	1.0–2.0	1.0–2.0	941	$1,300	$1.38	19d	5	1.22mi
220 N Fillmore St Unit 12 Little Rock, AR	1.0	1.0	600	$795	$1.32	43d	1	1.22mi
5622 B St Little Rock, AR	1.0	1.0	600	$700	$1.17	23d	1	1.23mi
5700 B St #2 Little Rock, AR	2.0	2.0	800	$1,050	$1.31	43d	1	1.24mi
5700 B St #20 Little Rock, AR	1.0	1.0	550	$725	$1.32	43d	1	1.24mi
5618 B St Unit 1 Little Rock, AR	2.0	2.0	1100	$1,050	$0.95	43d	1	1.24mi
5618 B St Little Rock, AR	2.0	2.0	1100	$995	$0.90	21d	1	1.24mi
121 N Jackson St Little Rock, AR	1.0	1.0	700	$950	$1.36	43d	1	1.25mi
5709 C St Unit 5711 Little Rock, AR	2.0	1.5	948	$1,250	$1.32	23d	1	1.26mi
5815 C St Unit 1D Little Rock, AR	1.0	1.0	800	$695	$0.87	43d	1	1.27mi
5600 C St Little Rock, AR	3.0	1.0	1000	$2,700	$2.70	43d	1	1.29mi
3510 S Bryant St Unit 50 Little Rock, AR	2.0	1.0	807	$995	$1.23	43d	1	1.32mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	1.34mi
3705 W 12th St Unit B Little Rock, AR	1.0	1.0	598	$650	$1.09	43d	1	1.34mi
6301 C St Little Rock, AR	1.0	1.0	568	$799	$1.41	43d	1	1.35mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	43d	1	1.47mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	23d	1	1.50mi

Listing history 13 events

1. 2026-06-18
   days on market $89,900 Active 16 DOM
2. 2026-06-17
   days on market $89,900 Active 15 DOM
3. 2026-06-16
   days on market $89,900 Active 14 DOM
4. 2026-06-15
   days on market $89,900 Active 13 DOM
5. 2026-06-14
   days on market $89,900 Active 11 DOM
6. 2026-06-13
   days on market $89,900 Active 10 DOM
7. 2026-06-10
   days on market $89,900 Active 8 DOM
8. 2026-06-09
   statusdays on market $89,900 Active 7 DOM
9. 2026-06-08
   days on market $89,900 New Listing 6 DOM
10. 2026-06-07
    days on market $89,900 New Listing 5 DOM
11. 2026-06-05
    days on market $89,900 New Listing 2 DOM
12. 2026-06-03
    remarks 422-char remark
13. 2026-06-03
    listed $89,900 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: $944 · $79/mo
• Projected year-2 tax: $944 · $79/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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $11,796
• − Mortgage interest: −$5,036
• − Property taxes: −$944
• − Insurance: −$450
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$2,615
• Taxable income: $865
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $2,061/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

+119.5% since first listed

3 events — show timeline

• 2026-06-02 Listed $89,900 CARMLS
• 2006-04-20 Sold (Public Records) $70,000 Public Records
• 1998-12-29 Sold (Public Records) $40,964 Public Records

Property tax history

+1.8%/yr

Latest (2025): $944 · +4.3% YoY. Source: county tax records.