24 Bellemeade Dr · Little Rock, AR 72204

$129,900

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 21 Days on market

Built 1958 9,147 sqft lot Est $102k · 27% over

---

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).

• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this charming 2 bedroom 1 bath home located blocks from UALR, schools, parks, and Park Plaza Mall. This property would be great for a first time home buyer or it would make a perfect investment property! Schedule your showing today!

Key facts

• Near little rock zoo
• Large level backyard
• Near park plaza mall

Tags

• NEAR PARK PLAZA MALL
• NEAR LITTLE ROCK ZOO
• LARGE LEVEL BACKYARD
• CHAIN LINKED FENCE
• SMALL STORAGE SHED
• INCLUDES ALL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $20 ($243/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 $109k (16.4% below list).
• Recommended offer: $109k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 (+4.9%/yr); 186 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 74% 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).
• This rent runs 32% of the median local income ($41k/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 $898 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

• It's been on market 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $108,550 (16.4% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.84% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $101,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Purdue Cir	0.21mi	3/1.0 (+1)	1,014 (+4%)	2mo	$139,900	$138	78
3107 Alameda Dr	0.06mi	3/1.0 (+1)	1,042 (+6%)	5mo	$80,000	$77	78
50 Purdue Cir	0.31mi	3/1.0 (+1)	1,014 (+4%)	1mo	$116,000	$114	74
1 Glenmere Dr	0.23mi	3/1.0 (+1)	1,080 (+10%)	1mo	$135,000	$125	67
73 Purdue Cir	0.23mi	3/1.0 (+1)	1,073 (+10%)	3mo	$107,500	$100	66
17 Woodcliff Cir	0.45mi	3/1.0 (+1)	950 (-3%)	6mo	$129,900	$137	64
6815 W 34 St	0.32mi	3/1.0 (+1)	1,066 (+9%)	6mo	$104,000	$98	60
16 Rosemont Dr	0.39mi	3/1.0 (+1)	1,080 (+10%)	2mo	$79,500	$74	58
11 Barbara Cir	0.72mi	3/1.0 (+1)	988 (+1%)	5mo	$105,000	$106	56
29 Barbara Cir	0.74mi	3/1.0 (+1)	962 (-2%)	3mo	$72,000	$75	55
70 Berkshire Dr	0.52mi	3/1.5 (+1)	1,107 (+13%)	3mo	$115,000	$104	44
23 Point O Woods Dr	0.53mi	3/1.5 (+1)	1,126 (+15%)	3mo	$108,000	$96	41

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: -13.3%
• Equity multiple: 0.51×
• Total profit: $-17,653
• Equity at exit: $19,369

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-4,724
• Equity at exit: $11,231

Cash invested: $36,372 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,086 high
• Mortgage (P&I): −$681
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $20

Break-even live

Break-even rent $1,060

Max offer price $129,900

Occupancy floor 93%

Sensitivity live

Price	-10% $94	-5% $57	+0% $20	+5% $-16	+10% $-53
Rent	-10% $-65	-5% $-23	+0% $20	+5% $63	+10% $106
Rate	-1.0pp $86	-0.5pp $53	base $20	+0.5pp $-13	+1.0pp $-48

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	44d	1	0.06mi
3510 S Bryant St Unit 50 Little Rock, AR	2.0	1.0	807	$995	$1.23	44d	1	0.37mi
3415 Town & Country Ave Little Rock, AR	2.0	1.0	645	$675	$1.05	44d	1	0.38mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	44d	1	0.43mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	22d	1	0.48mi
8 Utica Ln Little Rock, AR	3.0	1.5	1006	$850	$0.84	44d	1	0.87mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	22d	1	0.88mi
3219 Potter St Little Rock, AR	3.0	1.0	976	$895	$0.92	44d	1	0.92mi
2412 Vancouver Dr Little Rock, AR	3.0	1.5	1104	$1,200	$1.09	44d	1	0.98mi
1500 Parham Pointe Dr Little Rock, AR	1.0–2.0	1.0–2.0	941	$1,300	$1.38	20d	5	1.17mi
2017 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.17mi
2015 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.17mi
2001 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.18mi
2011 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.19mi
2009 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.19mi
2007 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.19mi
2005 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.19mi
2003 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.19mi
3324 Tatum St Little Rock, AR	2.0	1.0	800	$795	$0.99	44d	1	1.32mi
4613 W 23rd St Unit B Little Rock, AR	2.0	1.0	650	$1,200	$1.85	24d	1	1.33mi
1100 Fair Park Blvd Apt 7 Little Rock, AR	1.0	1.0	636	$550	$0.86	22d	1	1.37mi
1100 Fair Park Blvd Little Rock, AR	1.0	1.0	636	$550	$0.86	24d	2	1.38mi
6408 Blue Bird Dr Unit A Little Rock, AR	2.0	1.0	1025	$1,000	$0.98	44d	1	1.47mi

Listing history 24 events

1. 2026-04-08
   historical $1,200
2. 2026-04-04
   status Under Contract
3. 2026-03-31
   price $129,900
4. 2026-03-26
   price $1,200
5. 2026-03-13
   listed $132,500 New Listing
6. 2026-02-21
   listed $1,300
7. 2025-11-21
   historical $1,300
8. 2025-10-08
   listed $1,300
9. 2025-10-08
   historical $1,300
10. 2025-10-07
    listed $1,300
11. 2024-09-19
    status Under Contract 247-char remark

    Show marketing remark (247 chars)

    Come check out this charming 2 bedroom 1 bath home located blocks from UALR, schools, parks, and Park Plaza Mall. This property would be great for a first time home buyer or it would make a perfect investment property! Schedule your showing today!

12. 2024-09-17
    soldstatus $120,000 Sold 247-char remark

    Show marketing remark (247 chars)

    Come check out this charming 2 bedroom 1 bath home located blocks from UALR, schools, parks, and Park Plaza Mall. This property would be great for a first time home buyer or it would make a perfect investment property! Schedule your showing today!

13. 2024-08-18
    historical Take Backups 247-char remark

    Show marketing remark (247 chars)

    Come check out this charming 2 bedroom 1 bath home located blocks from UALR, schools, parks, and Park Plaza Mall. This property would be great for a first time home buyer or it would make a perfect investment property! Schedule your showing today!

14. 2024-08-16
    listed $130,000 New Listing 247-char remark

    Show marketing remark (247 chars)

    Come check out this charming 2 bedroom 1 bath home located blocks from UALR, schools, parks, and Park Plaza Mall. This property would be great for a first time home buyer or it would make a perfect investment property! Schedule your showing today!

15. 2021-12-29
    soldstatus $89,000
16. 2021-12-17
    soldstatus $89,000 Sold 134-char remark

    Show marketing remark (134 chars)

    Come see this freshly updated charming one level 2 bedroom 1 bath home located in the desirable Broadmoor area, just blocks from UALR.

17. 2021-10-26
    historical Take Backups 134-char remark

    Show marketing remark (134 chars)

    Come see this freshly updated charming one level 2 bedroom 1 bath home located in the desirable Broadmoor area, just blocks from UALR.

18. 2021-10-09
    status Back on Market 134-char remark

    Show marketing remark (134 chars)

    Come see this freshly updated charming one level 2 bedroom 1 bath home located in the desirable Broadmoor area, just blocks from UALR.

19. 2021-09-29
    historical 134-char remark

    Show marketing remark (134 chars)

    Come see this freshly updated charming one level 2 bedroom 1 bath home located in the desirable Broadmoor area, just blocks from UALR.

20. 2021-09-18
    historical Take Backups 134-char remark

    Show marketing remark (134 chars)

    Come see this freshly updated charming one level 2 bedroom 1 bath home located in the desirable Broadmoor area, just blocks from UALR.

21. 2021-09-17
    status Back on Market 134-char remark

    Show marketing remark (134 chars)

    Come see this freshly updated charming one level 2 bedroom 1 bath home located in the desirable Broadmoor area, just blocks from UALR.

22. 2021-08-30
    historical Take Backups 134-char remark

    Show marketing remark (134 chars)

    Come see this freshly updated charming one level 2 bedroom 1 bath home located in the desirable Broadmoor area, just blocks from UALR.

23. 2021-08-25
    listed $89,000 New Listing 134-char remark

    Show marketing remark (134 chars)

    Come see this freshly updated charming one level 2 bedroom 1 bath home located in the desirable Broadmoor area, just blocks from UALR.

24. 2021-02-22
    soldstatus $50,000

ⓘ 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: $1,223 · $102/mo
• Projected year-2 tax: $1,223 · $102/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: $13,026
• − Mortgage interest: −$7,276
• − Property taxes: −$1,223
• − Insurance: −$650
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$3,779
• Taxable loss: −$1,986
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $720/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

-97.6% since first listed

24 events — show timeline

• 2026-04-08 Rental Removed $1,200 APPFOLIO
• 2026-04-04 Pending — CARMLS
• 2026-03-31 Price Changed $129,900 CARMLS
• 2026-03-26 Price Changed $1,200 APPFOLIO
• 2026-03-13 Listed $132,500 CARMLS
• 2026-02-21 Listed for Rent $1,300 APPFOLIO
• 2025-11-21 Rental Removed $1,300 CARMLS
• 2025-10-08 Listed for Rent $1,300 CARMLS
• 2025-10-08 Rental Removed $1,300 APPFOLIO
• 2025-10-07 Listed for Rent $1,300 APPFOLIO
• 2024-09-19 Pending — CARMLS
• 2024-09-17 Sold (MLS) $120,000 CARMLS
• 2024-08-18 Contingent — CARMLS
• 2024-08-16 Listed $130,000 CARMLS
• 2021-12-29 Sold (Public Records) $89,000 Public Records
• 2021-12-17 Sold (MLS) $89,000 CARMLS
• 2021-10-26 Contingent — CARMLS
• 2021-10-09 Relisted — CARMLS
• 2021-09-29 Listing Removed — CARMLS
• 2021-09-18 Contingent — CARMLS
• 2021-09-17 Relisted — CARMLS
• 2021-08-30 Contingent — CARMLS
• 2021-08-25 Listed $89,000 CARMLS
• 2021-02-22 Sold (Public Records) $50,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,223 · +0.0% YoY. Source: county tax records.