5 Home Investor Package · Little Rock, AR 72207

$599,000

17 bd · 8.0 ba · 6,632 sqft · MultiFamily · 149 Days on market

Fair condition $90/sqft · 12% above area Est $537k · 12% over ↓ 20% since listing

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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).

• Livability +3.7/5.0
• Rent growth +2.5/5.0
• ARV discount +2.3/15.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Cash flow +0.8/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

INVESTORS! Six single family detached homes. (4)Little Rock/(2)NLR. See agent remarks for addresses, rents, sq footage, beds, baths, etc. Information is deemed accurate but up to buyer to verify. To be sold as-is; buyers free to inspect.

Key facts

• Listed 149 days

What this means for you Summary

Snapshot

• This is a 17-bed/8.0-bath multifamily listed at $599k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-3k ($-30k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (61.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (66.2% below list).
• Recommended offer: $202k (66.2% below list) — sets the bar for 1% rule.
• Cap rate 1.2% vs local median 4.1% in Little Rock — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 92 active listings in the ZIP; solid renter incomes; 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 $4k of loan paydown is wiped out by about $18k 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 149 days — a 12% lower offer ($527k) is reasonable based on typical stale-listing flexibility.

Recommended offer $202,401 (66.2% 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. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 66% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.34% ✗
• Cap rate: 1.20%
• Cash-on-cash: -18.18%
• DSCR: 0.19
• GRM: 24.7

CMA / ARV

• ARV (median comp): $537,110
• List price: $599,000
• Delta: 11.52%
• Verdict: OVERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -52.9%
• Equity multiple: -0.54×
• Total profit: $-258,844
• Equity at exit: $89,313

10-year hold

• IRR: —
• Equity multiple: -1.59×
• Total profit: $-433,631
• Equity at exit: $51,791

Cash invested: $167,720 (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 72207

• Active inventory: 92
• Price-to-rent: 24.7×

Monthly cashflow live

• Estimated rent: $2,024 medium
• Mortgage (P&I): −$3,141
• Tax est. 1.5%: −$749 /mo · $8,985/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-2,541

Break-even live

Break-even rent $5,240

Max offer price $231,373

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $599,000 Active 149 DOM
2. 2026-06-17
   days on market $599,000 Active 148 DOM
3. 2026-06-16
   days on market $599,000 Active 147 DOM
4. 2026-06-15
   days on market $599,000 Active 146 DOM
5. 2026-06-14
   days on market $599,000 Active 144 DOM
6. 2026-06-13
   days on market $599,000 Active 143 DOM
7. 2026-06-10
   days on market $599,000 Active 141 DOM
8. 2026-06-09
   days on market $599,000 Active 140 DOM
9. 2026-06-08
   days on market $599,000 Active 139 DOM
10. 2026-06-05
    days on market $599,000 Active 135 DOM
11. 2026-06-03
    days on market $599,000 Active 134 DOM
12. 2026-06-02
    days on market $599,000 Active 133 DOM
13. 2026-06-01
    days on market $599,000 Active 132 DOM
14. 2026-05-31
    days on market $599,000 Active 131 DOM
15. 2026-05-31
    days on market $599,000 Active 130 DOM
16. 2026-04-17
    price $599,000 237-char remark

    Show marketing remark (237 chars)

    INVESTORS! Six single family detached homes. (4)Little Rock/(2)NLR. See agent remarks for addresses, rents, sq footage, beds, baths, etc. Information is deemed accurate but up to buyer to verify. To be sold as-is; buyers free to inspect.

17. 2026-01-20
    listed $749,000 New Listing 237-char remark

    Show marketing remark (237 chars)

    INVESTORS! Six single family detached homes. (4)Little Rock/(2)NLR. See agent remarks for addresses, rents, sq footage, beds, baths, etc. Information is deemed accurate but up to buyer to verify. To be sold as-is; buyers free to inspect.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,288
• − Mortgage interest: −$33,553
• − Property taxes: −$8,985
• − Insurance: −$2,995
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$17,425
• Taxable loss: −$42,557
• Est. tax savings @ 24.0%: +$10,214
• After-tax cash flow: $-20,273/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate rehabilitation, focusing on exterior repairs and landscaping to improve its resale and rental value.

Repairs flagged

• Major roof — Signs of wear and potential leaks
• Major siding — Worn and peeling
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both paint exterior — Fresh paint can significantly improve curb appeal and value
• Both landscaping — Well-maintained landscaping enhances curb appeal and property value
• Both roof inspection — Ensures no structural damage and prevents future costly repairs

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and potential leaks	Major	$15,000–50,000
siding · Worn and peeling	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Fresh paint can significantly improve curb appeal and value ↑
• Both landscaping — Well-maintained landscaping enhances curb appeal and property value ↑
• Both roof inspection — Ensures no structural damage and prevents future costly repairs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 10,631
• Household income: $96,343
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 260.0

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 White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -420.06%
• Current HPI: 261.6948
• Rent YoY: —
• 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

-20.0% since first listed

2 events — show timeline

• 2026-04-17 Price Changed $599,000 CARMLS
• 2026-01-20 Listed $749,000 CARMLS