314 Shady Ln Ln · Little Rock, AR 72204

$99,900

3 bd · 1.0 ba · 1,186 sqft · SingleFamily public records · 16 Days on market

Built 1957 9,583 sqft lot $84/sqft · 8% below area Est $108k · 8% 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 +26.8/30.0
• ARV discount +11.1/15.0
• DSCR +9.2/10.0
• 1% rule +6.7/10.0
• 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

Great Investment Property!! Updates include New HVAC 2017. True hardwoods in most of the home, new laminate was installed in Den, Wood burning fireplace, separate dining area, plenty of cabinet's in the kitchen, large fenced in backyard, nice patio. See Agent Remarks

Key facts

• Quiet street
• Sizable yard
• Ample cabinet space

Tags

• SINGLE-STORY HOME
• QUIET STREET
• ESTABLISHED NEIGHBORHOOD
• SPACIOUS LIVING AREAS
• AMPLE CABINET SPACE
• SIZABLE YARD

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Brick exterior
• Construction: Composition roof; Slab foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Electric range; Refrigerator stays; Kitchen 9 x 12
• Bedrooms: Master bedroom 13 x 11; Bedroom 2 10 x 11; Bedroom 3 13 x 11
• Flooring: Wood; Tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas cooling
• Interior features: Wood, tile, and laminate floors; Living room (12 x 18); Dining room (9 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

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.
• Zoned schools: Watson Elementary School (math 4% / reading 3%, grade F, #451 of 454 statewide, top 99%, 416 students, 93% FRL); Little Rock Southwest High School (math 2% / reading 9%, grade F, #286 of 292 statewide, top 98%, 2,014 students, 78% FRL) — zoned schools average 86% FRL vs 69% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 4% at this address vs 24% district-wide (-20 pts) — the specific schools serving this property underperform the Little Rock School District average; the district grade overstates school quality for this exact location.
• 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); 57% 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 $691 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.
• Current owner paid $48k; list at $100k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.17% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (median comp): $108,462
• List price: $99,900
• Delta: -7.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Fairmont	0.73mi	3/1.0	1,210 (+2%)	7mo	$125,000	$103	57
6815 W 34 St	0.46mi	3/1.0	1,066 (-10%)	6mo	$104,000	$98	57
19 Fairmont Dr	0.67mi	3/1.0	1,175 (-1%)	14mo	$113,300	$96	56
111 Greenland Cv	0.24mi	3/1.5	1,350 (+14%)	11mo	$154,500	$114	55
73 Purdue Cir	0.60mi	3/1.0	1,073 (-10%)	3mo	$107,500	$100	54
3417 Wynne St	0.74mi	3/1.0	1,120 (-6%)	5mo	$52,000	$46	52
50 Purdue Cir	0.50mi	3/1.0	1,014 (-14%)	1mo	$116,000	$114	51
69 Purdue Cir	0.58mi	3/1.0	1,014 (-14%)	2mo	$139,900	$138	47
3107 Alameda Dr	0.65mi	3/1.0	1,042 (-12%)	5mo	$80,000	$77	45
22 Bellemeade Dr	0.72mi	3/2.0	1,334 (+12%)	12mo	$133,000	$100	32
7001 Burton Dr	0.74mi	3/1.5	1,028 (-13%)	11mo	$125,000	$122	32
6600 W 30th St	0.74mi	2/1.0 (-1)	1,022 (-14%)	9mo	$23,500	$23	30

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: 3.2%
• Equity multiple: 1.13×
• Total profit: $3,546
• Equity at exit: $14,895

10-year hold

• IRR: 14.4%
• Equity multiple: 2.26×
• Total profit: $35,330
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$524
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $274

Break-even live

Break-even rent $827

Max offer price $99,900

Occupancy floor 72%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Oak Park Dr Little Rock, AR	2.0	1.0	1164	$975	$0.84	44d	1	0.15mi
3510 S Bryant St Unit 50 Little Rock, AR	2.0	1.0	807	$995	$1.23	44d	1	0.37mi
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	44d	1	0.65mi
3219 Potter St Little Rock, AR	3.0	1.0	976	$895	$0.92	44d	1	0.93mi
65 Lakeside Dr Little Rock, AR	3.0	2.0	1205	$1,275	$1.06	19d	1	0.98mi
8 Utica Ln Little Rock, AR	3.0	1.5	1006	$850	$0.84	44d	1	1.00mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	44d	1	1.13mi
3004 Walker St Little Rock, AR	4.0	1.0	1300	$995	$0.77	14d	1	1.15mi
3000 S Tyler St Little Rock, AR	3.0	1.5	1258	$1,250	$0.99	23d	1	1.16mi
58 Berkshire Dr Little Rock, AR	3.0	1.5	1304	$1,250	$0.96	23d	1	1.17mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	21d	1	1.19mi
4108 Longcoy St Little Rock, AR	4.0	2.0	1148	$1,600	$1.39	14d	1	1.22mi
3324 Tatum St Little Rock, AR	2.0	1.0	800	$795	$0.99	44d	1	1.25mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	44d	1	1.31mi
2412 Vancouver Dr Little Rock, AR	3.0	1.5	1104	$1,200	$1.09	44d	1	1.32mi
15 Rolling Ln Little Rock, AR	3.0	1.0	1100	$1,000	$0.91	44d	1	1.33mi
5005 W 31st St Little Rock, AR	3.0	2.0	1240	$1,215	$0.98	44d	1	1.33mi
5216 Gum Springs Rd Little Rock, AR	3.0	1.0	1128	$1,050	$0.93	44d	1	1.33mi
32 Barbara Dr Little Rock, AR	3.0	2.0	1201	$1,195	$1.00	23d	1	1.33mi
24 Edgemont Dr Little Rock, AR	3.0	1.5	1008	$1,150	$1.14	23d	1	1.37mi
4421 Malloy St Unit B Little Rock, AR	3.0	1.5	1250	$1,300	$1.04	23d	1	1.38mi
99 Broadmoor Dr Little Rock, AR	3.0	1.5	1224	$1,195	$0.98	44d	1	1.39mi
5801 W 59th St Little Rock, AR	3.0	1.0	973	$1,173	$1.21	44d	1	1.44mi
107 Broadmoor Dr Little Rock, AR	3.0	1.0	1202	$1,025	$0.85	44d	1	1.44mi
4816 W 30th St Little Rock, AR	2.0	1.0	1217	$1,150	$0.94	19d	1	1.45mi
4112 Elam St Little Rock, AR	3.0	1.0	1188	$1,145	$0.96	23d	1	1.46mi
1 W Windsor Dr Little Rock, AR	4.0	2.0	1100	$1,250	$1.14	44d	1	1.47mi
9024 W 37th St Little Rock, AR	2.0	1.0	800	$1,075	$1.34	23d	1	1.47mi

Listing history 11 events

1. 2026-05-06
   listed $99,900 New Listing 656-char remark
2. 2019-12-09
   soldstatus $48,450
3. 2019-12-04
   status Under Contract 268-char remark

   Show marketing remark (268 chars)

   Great Investment Property!! Updates include New HVAC 2017. True hardwoods in most of the home, new laminate was installed in Den, Wood burning fireplace, separate dining area, plenty of cabinet's in the kitchen, large fenced in backyard, nice patio. See Agent Remarks

4. 2019-12-04
   soldstatus $48,450 Sold 268-char remark

   Show marketing remark (268 chars)

   Great Investment Property!! Updates include New HVAC 2017. True hardwoods in most of the home, new laminate was installed in Den, Wood burning fireplace, separate dining area, plenty of cabinet's in the kitchen, large fenced in backyard, nice patio. See Agent Remarks

5. 2019-11-04
   historical Take Backups 268-char remark

   Show marketing remark (268 chars)

   Great Investment Property!! Updates include New HVAC 2017. True hardwoods in most of the home, new laminate was installed in Den, Wood burning fireplace, separate dining area, plenty of cabinet's in the kitchen, large fenced in backyard, nice patio. See Agent Remarks

6. 2019-11-01
   listed $53,000 New Listing 268-char remark

   Show marketing remark (268 chars)

   Great Investment Property!! Updates include New HVAC 2017. True hardwoods in most of the home, new laminate was installed in Den, Wood burning fireplace, separate dining area, plenty of cabinet's in the kitchen, large fenced in backyard, nice patio. See Agent Remarks

7. 2017-11-09
   soldstatus $52,000
8. 2017-11-07
   soldstatus $52,000 Sold

   Show marketing remark (508 chars)

   Super nice home ready for new owner. Great for first time homebuyers. Large yard with plenty of shade for those family get togethers. Updates include new HVAC March 2017, paint interior September 2017, bathroom renovated May 2016 with rainhead showerhead and body jets. Gorgeous hardwood floors. Open concept kitchen/dining/greatroom. Additional space off the greatroom that could be used as an office, formal dining or second living area. Washer, dryer, refrigerator, gazebo and hammock stays with property!

9. 2017-11-01
   status Under Contract

   Show marketing remark (508 chars)

   Super nice home ready for new owner. Great for first time homebuyers. Large yard with plenty of shade for those family get togethers. Updates include new HVAC March 2017, paint interior September 2017, bathroom renovated May 2016 with rainhead showerhead and body jets. Gorgeous hardwood floors. Open concept kitchen/dining/greatroom. Additional space off the greatroom that could be used as an office, formal dining or second living area. Washer, dryer, refrigerator, gazebo and hammock stays with property!

10. 2017-09-28
    historical Take Backups

    Show marketing remark (508 chars)

    Super nice home ready for new owner. Great for first time homebuyers. Large yard with plenty of shade for those family get togethers. Updates include new HVAC March 2017, paint interior September 2017, bathroom renovated May 2016 with rainhead showerhead and body jets. Gorgeous hardwood floors. Open concept kitchen/dining/greatroom. Additional space off the greatroom that could be used as an office, formal dining or second living area. Washer, dryer, refrigerator, gazebo and hammock stays with property!

11. 2017-09-26
    listed $52,000 New Listing

    Show marketing remark (508 chars)

    Super nice home ready for new owner. Great for first time homebuyers. Large yard with plenty of shade for those family get togethers. Updates include new HVAC March 2017, paint interior September 2017, bathroom renovated May 2016 with rainhead showerhead and body jets. Gorgeous hardwood floors. Open concept kitchen/dining/greatroom. Additional space off the greatroom that could be used as an office, formal dining or second living area. Washer, dryer, refrigerator, gazebo and hammock stays with property!

ⓘ 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: $1,052 · $88/mo
• Projected year-2 tax: $1,052 · $88/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 7/10 Severe 7 d/yr ≥110°F today · 19 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: $14,081
• − Mortgage interest: −$5,596
• − Property taxes: −$1,052
• − Insurance: −$500
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,906
• Taxable income: $1,775
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $2,860/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

+92.1% since first listed

12 events — show timeline

• 2026-05-22 Pending — CARMLS
• 2026-05-06 Listed $99,900 CARMLS
• 2019-12-09 Sold (Public Records) $48,450 Public Records
• 2019-12-04 Pending — CARMLS
• 2019-12-04 Sold (MLS) $48,450 CARMLS
• 2019-11-04 Contingent — CARMLS
• 2019-11-01 Listed $53,000 CARMLS
• 2017-11-09 Sold (Public Records) $52,000 Public Records
• 2017-11-07 Sold (MLS) $52,000 CARMLS
• 2017-11-01 Pending — CARMLS
• 2017-09-28 Contingent — CARMLS
• 2017-09-26 Listed $52,000 CARMLS

Property tax history

+0.6%/yr

Latest (2025): $1,052 · +0.0% YoY. Source: county tax records.