6101 Ridgecrest Dr · Little Rock, AR 72205

$180,000

3 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 141 Days on market

Built 1957 8,276 sqft lot $120/sqft · 24% below area Est $238k · 24% 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in downtown Little Rock. See agent remarks.

Key facts

• 8,276 sq ft lot
• Built 1957
• Listed 141 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $76 ($908/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 $160k (10.9% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 (+2.4%/yr); 116 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 141 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.89% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (median comp): $238,374
• List price: $180,000
• Delta: -24.49%
• 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
805 N Hughes St	0.47mi	3/2.0	1,500 (+0%)	2mo	$220,000	$147	76
904 N Polk St	0.40mi	3/2.0	1,556 (+4%)	2mo	$305,000	$196	73
5224 Lee Ave	0.55mi	3/2.0	1,455 (-3%)	2mo	$335,000	$230	69
108 Del Rio Dr	0.49mi	2/2.0 (-1)	1,526 (+2%)	3mo	$389,000	$255	66
706 N Polk	0.37mi	4/2.0 (+1)	1,597 (+7%)	3mo	$345,000	$216	64
4909 Lee Ave	0.74mi	3/2.0	1,458 (-2%)	1mo	$350,000	$240	61
324 N Jackson St	0.70mi	3/2.0	1,428 (-4%)	1mo	$247,500	$173	59
921 N Bryan St	0.68mi	3/2.0	1,424 (-5%)	2mo	$225,000	$158	58
6909 Briarwood	0.73mi	3/2.0	1,410 (-6%)	3mo	$220,500	$156	54
1020 N Coolidge	0.61mi	3/2.0	1,326 (-11%)	2mo	$205,000	$155	51
5101 Lee Ave	0.64mi	3/2.0	1,682 (+12%)	1mo	$327,000	$194	48
5316 B St	0.55mi	2/1.0 (-1)	1,273 (-15%)	2mo	$239,000	$188	39

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 · 2.4% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-25,317
• Equity at exit: $26,839

10-year hold

• IRR: -6.3%
• Equity multiple: 0.61×
• Total profit: $-19,773
• Equity at exit: $15,563

Cash invested: $50,400 (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 72205

• Rents YoY: 2.4%
• Active inventory: 116
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,605 high
• Mortgage (P&I): −$944
• Tax from tax record: −$173 /mo · $2,076/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $76

Break-even live

Break-even rent $1,509

Max offer price $180,000

Occupancy floor 90%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 N Buchanan St Little Rock, AR	3.0	2.0	1154	$1,595	$1.38	43d	1	0.12mi
5709 C St Unit 5711 Little Rock, AR	2.0	1.5	948	$1,250	$1.32	23d	1	0.31mi
5608 C St Little Rock, AR	3.0	2.0	1231	$1,975	$1.60	23d	1	0.34mi
5600 C St Little Rock, AR	3.0	1.0	1000	$2,700	$2.70	43d	1	0.35mi
5618 B St Little Rock, AR	2.0	2.0	1100	$995	$0.90	21d	1	0.36mi
5618 B St Unit 1 Little Rock, AR	2.0	2.0	1100	$1,050	$0.95	43d	1	0.36mi
1000 N Polk St Little Rock, AR	2.0	2.0	1606	$2,200	$1.37	43d	1	0.39mi
1201 N Pierce St Little Rock, AR	2.0	2.0	1061	$1,550	$1.46	21d	1	0.39mi
1120 N Taylor St Little Rock, AR	2.0	1.0	1329	$1,600	$1.20	14d	1	0.39mi
5123 Lee Ave Little Rock, AR	3.0	2.0	1600	$2,125	$1.33	43d	1	0.58mi
5110 Lee Ave Little Rock, AR	3.0	1.0	1268	$1,895	$1.49	14d	1	0.60mi
1014 N Coolidge St Little Rock, AR	3.0	2.0	1163	$1,478	$1.27	23d	1	0.62mi
3209 Kavanaugh Blvd Little Rock, AR	2.0	1.0	1310	$1,595	$1.22	23d	1	0.67mi
404 N Jackson St Little Rock, AR	3.0	2.0	1400	$1,900	$1.36	43d	1	0.68mi
4905 Lee Ave Little Rock, AR	2.0	2.0	1152	$2,050	$1.78	23d	1	0.74mi
517 Chickadee Dr Unit A Little Rock, AR	2.0	1.5	1100	$1,400	$1.27	43d	1	0.77mi
517 Chickadee Dr Unit F Little Rock, AR	2.0	1.5	1100	$1,100	$1.00	18d	1	0.77mi
4815 Lee Ave Little Rock, AR	3.0	2.0	1459	$2,950	$2.02	43d	1	0.77mi
607 Chickadee Dr Unit 2 Little Rock, AR	2.0	1.5	1000	$995	$0.99	23d	1	0.81mi
4816 Kenyon Dr Little Rock, AR	3.0	2.0	1425	$4,500	$3.16	14d	1	0.83mi
6408 Blue Bird Dr Unit A Little Rock, AR	2.0	1.0	1025	$1,000	$0.98	43d	1	0.86mi
119 N Monroe St Little Rock, AR	3.0	2.0	1490	$1,850	$1.24	43d	1	0.88mi
7001 Bluebird Dr Little Rock, AR	3.0	2.0	1572	$3,000	$1.91	43d	1	0.88mi
7318 L St Little Rock, AR	3.0	2.0	1396	$1,595	$1.14	23d	1	0.93mi
7111 Indiana Ave Little Rock, AR	2.0	2.0	980	$882	$0.90	14d	9	0.96mi
6838 Cantrell Rd Little Rock, AR	1.0–2.0	1.0–1.5	777	$890	$1.14	14d	3	0.99mi
13 Gregory Ln Little Rock, AR	4.0	2.0	1784	$1,650	$0.92	18d	1	1.09mi
1 Fair Hill Cir Little Rock, AR	2.0	2.0	1100	$1,500	$1.36	43d	1	1.11mi
7204 Marguerite Ln Little Rock, AR	3.0	1.5	1192	$1,455	$1.22	43d	1	1.11mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	18d	1	1.11mi
7420 Illinois St Little Rock, AR	3.0	1.0	1275	$1,495	$1.17	23d	1	1.11mi
322 Rose St Little Rock, AR	3.0	2.0	1200	$1,850	$1.54	14d	1	1.18mi
101 Hiawatha Dr Little Rock, AR	3.0	1.5	1251	$1,250	$1.00	43d	1	1.18mi
7575 Cantrell Rd Little Rock, AR	1.0–3.0	1.0–2.5	907	$1,050	$1.16	14d	8	1.21mi
2308 Blackwood Rd Little Rock, AR	2.0	2.5	1375	$1,250	$0.91	23d	1	1.22mi
7701 Illinois St Little Rock, AR	3.0	1.0	1000	$1,450	$1.45	43d	1	1.24mi
225 Keightley Dr Little Rock, AR	2.0	2.0	930	$1,100	$1.18	43d	1	1.34mi
1511 S Cleveland St Little Rock, AR	3.0	2.0	1200	$1,295	$1.08	23d	1	1.35mi
801 S Rodney Parham Rd Little Rock, AR	1.0–2.0	1.0–2.0	886	$900	$1.02	14d	10	1.40mi
8120 W Markham St Unit 2 Little Rock, AR	2.0	1.5	950	$950	$1.00	23d	1	1.41mi

Listing history 19 events

1. 2026-06-18
   days on market $180,000 Active 141 DOM
2. 2026-06-17
   days on market $180,000 Active 140 DOM
3. 2026-06-16
   days on market $180,000 Active 139 DOM
4. 2026-06-15
   days on market $180,000 Active 138 DOM
5. 2026-06-14
   days on market $180,000 Active 136 DOM
6. 2026-06-13
   days on market $180,000 Active 135 DOM
7. 2026-06-10
   days on market $180,000 Active 133 DOM
8. 2026-06-09
   days on market $180,000 Active 132 DOM
9. 2026-06-08
   days on market $180,000 Active 131 DOM
10. 2026-06-05
    days on market $180,000 Active 127 DOM
11. 2026-06-03
    days on market $180,000 Active 126 DOM
12. 2026-06-02
    days on market $180,000 Active 125 DOM
13. 2026-06-01
    days on market $180,000 Active 124 DOM
14. 2026-05-31
    days on market $180,000 Active 123 DOM
15. 2026-05-31
    days on market $180,000 Active 122 DOM
16. 2026-02-25
    price $180,000 72-char remark

    Show marketing remark (72 chars)

    Great investment opportunity in downtown Little Rock. See agent remarks.

17. 2026-01-28
    listed $210,000 New Listing 72-char remark

    Show marketing remark (72 chars)

    Great investment opportunity in downtown Little Rock. See agent remarks.

18. 2022-04-14
    soldstatus $130,000
19. 2008-01-18
    soldstatus $136,000

ⓘ 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: $2,076 · $173/mo
• Projected year-2 tax: $2,076 · $173/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $19,256
• − Mortgage interest: −$10,083
• − Property taxes: −$2,076
• − Insurance: −$900
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$5,236
• Taxable loss: −$2,121
• Est. tax savings @ 24.0%: +$509
• After-tax cash flow: $1,417/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): 23,043
• Household income: $68,415
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1073.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Tagalog/Filipino 1% Other Indo-European 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: ▼ -243.61%
• Current HPI: 215.0083
• Rent YoY: ▲ 2.40%
• 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

+32.4% since first listed

4 events — show timeline

• 2026-02-25 Price Changed $180,000 CARMLS
• 2026-01-28 Listed $210,000 CARMLS
• 2022-04-14 Sold (Public Records) $130,000 Public Records
• 2008-01-18 Sold (Public Records) $136,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,076 · +0.0% YoY. Source: county tax records.