57 Glenmere · Little Rock, AR 72204

$139,400

3 bd · 1.0 ba · 1,226 sqft · SingleFamily public records · 6 Days on market

Built 1957 7,840 sqft lot Est $129k · 8% over

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Why this score? — see what drove the D- 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 +15.2/30.0
• DSCR +4.7/10.0
• ARV discount +3.8/15.0
• 1% rule +3.7/10.0
• 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

Nice home with beautiful hardwood floors. All Brick home in great neighborhood close to UALR. New Roof July 2012. Seller is very motivated!

Key facts

• Remodeled
• Full brick
• Luxury vinyl

Tags

• REMODELED
• UPDATED
• FULL BRICK
• HARDWOOD FLOORS
• LUXURY VINYL
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $50 ($596/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (13.0% below list).
• Recommended offer: $121k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Bale Elementary School (math 17% / reading 8%, grade F, #417 of 454 statewide, top 92%, 403 students, 94% FRL) — zoned schools average 94% FRL vs 69% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 24% district-wide (-12 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); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $964 of loan paydown is wiped out by about $4k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $71k; list at $139k implies a 96% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,222 (13.0% 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. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $128,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68 Broadmoor Dr	0.09mi	3/1.0	1,215 (-1%)	2mo	$76,500	$63	92
15 Berkshire Dr	0.20mi	3/1.0	1,198 (-2%)	3mo	$145,000	$121	84
5 Roane Cir	0.14mi	3/2.0	1,254 (+2%)	2mo	$100,000	$80	84
52 Glenmere Dr	0.05mi	3/1.0	1,322 (+8%)	2mo	$175,000	$132	83
32 Rosemont Dr	0.33mi	3/2.0	1,292 (+5%)	2mo	$135,500	$105	70
6217 Boyle Park Rd	0.34mi	3/2.0	1,290 (+5%)	2mo	$154,000	$119	70
23 Point O Woods Dr	0.29mi	3/1.5	1,126 (-8%)	3mo	$108,000	$96	68
24 Broadmoor Dr	0.36mi	3/2.0	1,160 (-5%)	4mo	$151,000	$130	66
1 Glenmere Dr	0.35mi	3/1.0	1,080 (-12%)	1mo	$135,000	$125	63
70 Berkshire Dr	0.39mi	3/1.5	1,107 (-10%)	3mo	$115,000	$104	61
16 Rosemont Dr	0.46mi	3/1.0	1,080 (-12%)	2mo	$79,500	$74	57
73 Purdue Cir	0.73mi	3/1.0	1,073 (-12%)	3mo	$107,500	$100	43

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: -11.9%
• Equity multiple: 0.56×
• Total profit: $-17,066
• Equity at exit: $20,785

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-720
• Equity at exit: $12,053

Cash invested: $39,032 (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: 187
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$731
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $50

Break-even live

Break-even rent $1,149

Max offer price $139,400

Occupancy floor 91%

Sensitivity live

Price	-10% $129	-5% $89	+0% $50	+5% $10	+10% $-29
Rent	-10% $-46	-5% $2	+0% $50	+5% $98	+10% $145
Rate	-1.0pp $120	-0.5pp $85	base $50	+0.5pp $14	+1.0pp $-23

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: $34,850
• Closing costs: $4,182
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	45d	1	0.06mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	23d	1	0.11mi
32 Barbara Dr Little Rock, AR	3.0	2.0	1201	$1,195	$1.00	25d	1	0.20mi
99 Broadmoor Dr Little Rock, AR	3.0	1.5	1224	$1,195	$0.98	45d	1	0.22mi
107 Broadmoor Dr Little Rock, AR	3.0	1.0	1202	$1,025	$0.85	45d	1	0.28mi
58 Berkshire Dr Little Rock, AR	3.0	1.5	1304	$1,250	$0.96	25d	1	0.31mi
1511 S Cleveland St Little Rock, AR	3.0	2.0	1200	$1,295	$1.08	25d	1	0.52mi
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	45d	1	0.54mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	23d	1	0.61mi
1500 Parham Pointe Dr Little Rock, AR	1.0–2.0	1.0–2.0	941	$1,300	$1.38	21d	5	0.76mi
3510 S Bryant St Unit 50 Little Rock, AR	2.0	1.0	807	$995	$1.23	45d	1	0.82mi
2412 Vancouver Dr Little Rock, AR	3.0	1.5	1104	$1,200	$1.09	45d	1	0.84mi
1701 Fair Park Blvd Little Rock, AR	2.0	1.0	1170	$1,050	$0.90	45d	1	0.88mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	45d	1	0.92mi
8 Utica Ln Little Rock, AR	3.0	1.5	1006	$850	$0.84	45d	1	0.93mi
2017 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	45d	1	0.93mi
2015 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	45d	1	0.93mi
2001 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	45d	1	0.94mi
2011 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	45d	1	0.95mi
2009 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	45d	1	0.95mi
2007 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	45d	1	0.95mi
2005 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	45d	1	0.95mi
2003 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	45d	1	0.95mi
3000 S Tyler St Little Rock, AR	3.0	1.5	1258	$1,250	$0.99	25d	1	0.98mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	25d	1	0.99mi
6408 Blue Bird Dr Unit A Little Rock, AR	2.0	1.0	1025	$1,000	$0.98	45d	1	0.99mi
7204 Marguerite Ln Little Rock, AR	3.0	1.5	1192	$1,455	$1.22	45d	1	1.03mi
3219 Potter St Little Rock, AR	3.0	1.0	976	$895	$0.92	45d	1	1.04mi
607 Chickadee Dr Unit 2 Little Rock, AR	2.0	1.5	1000	$995	$0.99	25d	1	1.05mi
517 Chickadee Dr Unit F Little Rock, AR	2.0	1.5	1100	$1,100	$1.00	21d	1	1.09mi
517 Chickadee Dr Unit A Little Rock, AR	2.0	1.5	1100	$1,400	$1.27	45d	1	1.09mi
3004 Walker St Little Rock, AR	4.0	1.0	1300	$995	$0.77	16d	1	1.09mi
5005 W 31st St Little Rock, AR	3.0	2.0	1240	$1,215	$0.98	45d	1	1.22mi
605 Oak Park Dr Little Rock, AR	2.0	1.0	1164	$975	$0.84	45d	1	1.25mi
8700 Riley Dr Apt 626 Little Rock, AR	2.0	2.0	1114	$3,850	$3.46	45d	1	1.26mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	21d	1	1.27mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	45d	1	1.27mi
4816 W 30th St Little Rock, AR	2.0	1.0	1217	$1,150	$0.94	21d	1	1.27mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	25d	1	1.27mi
2706 Longcoy St Little Rock, AR	3.0	2.0	1200	$1,250	$1.04	45d	1	1.33mi

Listing history 7 events

1. 2026-03-27
   status Under Contract
2. 2026-03-17
   listed $139,400 New Listing
3. 2013-02-21
   soldstatus $71,000
4. 2013-02-19
   soldstatus $71,000 140-char remark

   Show marketing remark (140 chars)

   Nice home with beautiful hardwood floors. All Brick home in great neighborhood close to UALR. New Roof July 2012. Seller is very motivated!

5. 2013-02-11
   historical 140-char remark

   Show marketing remark (140 chars)

   Nice home with beautiful hardwood floors. All Brick home in great neighborhood close to UALR. New Roof July 2012. Seller is very motivated!

6. 2012-07-03
   listed $79,500 140-char remark

   Show marketing remark (140 chars)

   Nice home with beautiful hardwood floors. All Brick home in great neighborhood close to UALR. New Roof July 2012. Seller is very motivated!

7. 2000-08-14
   soldstatus $68,644

ⓘ 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: $1,426 · $119/mo
• Projected year-2 tax: $1,426 · $119/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $14,547
• − Mortgage interest: −$7,809
• − Property taxes: −$1,426
• − Insurance: −$697
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$4,055
• Taxable loss: −$1,768
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $1,021/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

+103.1% since first listed

7 events — show timeline

• 2026-03-27 Pending — CARMLS
• 2026-03-17 Listed $139,400 CARMLS
• 2013-02-21 Sold (Public Records) $71,000 Public Records
• 2013-02-19 Sold (MLS) $71,000 CARMLS
• 2013-02-11 Listing Removed — CARMLS
• 2012-07-03 Listed $79,500 CARMLS
• 2000-08-14 Sold (Public Records) $68,644 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,426 · +0.0% YoY. Source: county tax records.