5704 Chaucer Ln · Little Rock, AR 72209

$130,000

4 bd · 2.0 ba · 2,154 sqft · SingleFamily public records · 111 Days on market

Built 1968 $60/sqft · 7% below area Est $139k · 7% 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 +26.0/30.0
• ARV discount +10.5/15.0
• DSCR +8.7/10.0
• 1% rule +6.5/10.0
• 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

Large well maintained 2 story home has 4 bedrooms, 2 baths ( 1 bedroom and bath down). Formal living room which could be used as an office. huge den with fireplace nice sized kitchen/dining combo with breakfast bar. This home has room for the whole family. Lots of new updates have been done within the last year.

Key facts

• Listed 111 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 (+4.8%/yr); 81 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $70k; list at $130k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.15% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (median comp): $139,439
• List price: $130,000
• Delta: -6.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5203 Keats Dr	0.29mi	4/2.0	2,231 (+4%)	21mo	$131,250	$59	63
5401 Dreher Rd	0.28mi	3/3.0 (-1)	2,026 (-6%)	10mo	$65,100	$32	60
6105 Denham Dr	0.56mi	3/1.5 (-1)	2,228 (+3%)	12mo	$131,500	$59	51
8601 Dreher Ln	0.36mi	3/2.0 (-1)	2,045 (-5%)	23mo	$101,650	$50	50
8512 Dreher Ln	0.32mi	3/3.0 (-1)	2,452 (+14%)	18mo	$105,000	$43	38
8801 Verbena Dr	0.68mi	3/3.0 (-1)	1,853 (-14%)	23mo	$96,000	$52	17

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 · 4.78% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,131
• Equity at exit: $19,383

10-year hold

• IRR: 12.7%
• Equity multiple: 2.09×
• Total profit: $39,766
• Equity at exit: $11,240

Cash invested: $36,400 (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 72209

• Rents YoY: 4.8%
• Active inventory: 81
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,489 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $322

Break-even live

Break-even rent $1,082

Max offer price $130,000

Occupancy floor 73%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4013 Wooddale Dr Little Rock, AR	3.0	2.0	1442	$1,395	$0.97	21d	1	1.07mi
7212 Fairfield Dr Little Rock, AR	5.0	2.0	1866	$1,700	$0.91	23d	1	1.14mi
7409 Skylark Dr Little Rock, AR	4.0	1.5	1549	$1,300	$0.84	14d	1	1.40mi
6120 Butler Rd Little Rock, AR	3.0	1.5	1447	$1,050	$0.73	23d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $130,000 Active 111 DOM
2. 2026-06-17
   days on market $130,000 Active 110 DOM
3. 2026-06-16
   days on market $130,000 Active 109 DOM
4. 2026-06-15
   days on market $130,000 Active 108 DOM
5. 2026-06-14
   days on market $130,000 Active 106 DOM
6. 2026-06-13
   days on market $130,000 Active 105 DOM
7. 2026-06-10
   days on market $130,000 Active 103 DOM
8. 2026-06-09
   days on market $130,000 Active 102 DOM
9. 2026-06-08
   days on market $130,000 Active 101 DOM
10. 2026-06-05
    days on market $130,000 Active 97 DOM
11. 2026-06-03
    days on market $130,000 Active 96 DOM
12. 2026-06-02
    days on market $130,000 Active 95 DOM
13. 2026-06-01
    days on market $130,000 Active 94 DOM
14. 2026-05-31
    days on market $130,000 Active 93 DOM
15. 2026-05-31
    days on market $130,000 Active 92 DOM
16. 2026-02-27
    listed $130,000 Active 313-char remark

    Show marketing remark (313 chars)

    Large well maintained 2 story home has 4 bedrooms, 2 baths ( 1 bedroom and bath down). Formal living room which could be used as an office. huge den with fireplace nice sized kitchen/dining combo with breakfast bar. This home has room for the whole family. Lots of new updates have been done within the last year.

17. 2017-05-11
    soldstatus $70,000
18. 2015-08-29
    historical
19. 2015-06-03
    listed $85,000 Active
20. 2015-01-27
    historical
21. 2014-07-27
    listed $99,500
22. 2014-07-01
    historical
23. 2013-08-06
    listed $70,000

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,424 · $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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $17,867
• − Mortgage interest: −$7,282
• − Property taxes: −$1,424
• − Insurance: −$650
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$3,782
• Taxable income: $1,870
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $3,411/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): 31,607
• Household income: $40,231
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 1510.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 57% Hispanic / Latino 33% Two or more races 15% White 8%
• Hispanic origin (detail): Mexican 21%
• Foreign-born: 14% · Canada
• Languages at home: 70% English-only · Spanish 29%

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: ▼ -151.75%
• Current HPI: 176.4492
• Rent YoY: ▲ 4.78%
• 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

+85.7% since first listed

8 events — show timeline

• 2026-02-27 Listed $130,000 EARA
• 2017-05-11 Sold (Public Records) $70,000 Public Records
• 2015-08-29 Listing Removed — CARMLS
• 2015-06-03 Listed $85,000 CARMLS
• 2015-01-27 Listing Removed — CARMLS
• 2014-07-27 Listed $99,500 CARMLS
• 2014-07-01 Listing Removed — CARMLS
• 2013-08-06 Listed $70,000 CARMLS

Property tax history

+1.1%/yr

Latest (2025): $1,424 · +4.4% YoY. Source: county tax records.