1912 Clapboard Hill Rd · Little Rock, AR 72227

$249,000

3 bd · 2.0 ba · 3,299 sqft · SingleFamily public records · 204 Days on market

Built 1968 10,454 sqft lot $75/sqft · 32% below area Est $270k · 8% under

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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 +14.5/30.0
• ARV discount +11.0/15.0
• DSCR +4.4/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover comfort, convenience and space in this inviting three bed, two and a half bath home in the heart of Little Rock. Enjoy generous parking and a spacious, fully fenced backyard - perfect for kids, pets, and outdoor entertaining. Inside, the home offers two separate living area plus a versatile downstairs bonus room that can serve as a playroom, office, gym, or media space. The back deck provides a peaceful spot to relax and and soak in those beautiful Arkansas days. Home owners also have access to a community pool and park; and you are just minutes from dining, shopping, and everyday conveniences.

Key facts

• Back deck
• 0.24 acre lot
• Built 1968

Tags

• FULLY FENCED BACKYARD
• TWO LIVING ROOM SPACES
• DOWNSTAIRS BONUS ROOM
• BACK DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $56 ($677/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 $215k (13.8% below list).
• Recommended offer: $215k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); 46 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 35% of the median local income ($74k/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 $2k of loan paydown is wiped out by about $7k 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 204 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 2 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 $142k; list at $249k implies a 75% 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 $214,701 (13.8% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (median comp): $269,822
• List price: $249,000
• Delta: -7.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2304 Breckenridge Dr	0.36mi	3/2.5	2,900 (-12%)	4mo	$428,000	$148	58
2507 Arkansas Valley Dr	0.74mi	4/3.0 (+1)	3,298 (-0%)	3mo	$441,950	$134	54
7 Big Stone Ct	0.67mi	3/3.0	3,156 (-4%)	5mo	$325,500	$103	53
10606 San Joaquin Vly	0.59mi	3/3.0	3,096 (-6%)	15mo	$462,500	$149	46
10815 San Joaquin Valley Dr	0.70mi	4/2.5 (+1)	3,381 (+2%)	12mo	$495,000	$146	46
14 Chaparral Ln	0.71mi	4/3.0 (+1)	3,075 (-7%)	3mo	$549,999	$179	44
2709 Grist Mill Rd	0.33mi	4/3.0 (+1)	2,886 (-12%)	13mo	$290,000	$100	44
1617 Mountain	0.73mi	3/3.5	3,197 (-3%)	14mo	$380,000	$119	43
82 Kingspark Rd	0.52mi	4/2.5 (+1)	2,928 (-11%)	13mo	$335,000	$114	39
2704 Wentwood Valley Dr	0.74mi	3/2.5	2,904 (-12%)	6mo	$400,000	$138	38
2717 Charter Oak	0.49mi	4/3.5 (+1)	3,031 (-8%)	22mo	$310,000	$102	34
101 Claremore Ct	0.69mi	4/3.5 (+1)	2,827 (-14%)	12mo	$325,000	$115	23

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 · 4.84% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-32,725
• Equity at exit: $37,127

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-6,694
• Equity at exit: $21,529

Cash invested: $69,720 (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 72227

• Rents YoY: 4.8%
• Active inventory: 46
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$230 /mo · $2,762/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $56

Break-even live

Break-even rent $2,076

Max offer price $249,000

Occupancy floor 92%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1816 Breckenridge Dr Little Rock, AR	4.0	2.0	2300	$2,225	$0.97	23d	1	0.14mi
76 Kingspark Rd Little Rock, AR	4.0	3.0	2359	$2,750	$1.17	23d	1	0.49mi
1304 Biscayne Dr Little Rock, AR	3.0	2.5	2421	$1,850	$0.76	44d	1	1.12mi
9 Oak Glen Ln Little Rock, AR	4.0	3.0	2780	$4,500	$1.62	44d	1	1.18mi
7902 Harmon Dr Little Rock, AR	4.0	3.0	2500	$2,320	$0.93	44d	1	1.25mi

Listing history 13 events

1. 2026-06-08
   statusdays on market $249,000 Under Contract 204 DOM
2. 2026-06-05
   days on market $249,000 Active 203 DOM
3. 2026-06-03
   days on market $249,000 Active 202 DOM
4. 2026-06-02
   days on market $249,000 Active 201 DOM
5. 2026-06-01
   days on market $249,000 Active 200 DOM
6. 2026-05-31
   days on market $249,000 Active 199 DOM
7. 2026-05-31
   days on market $249,000 Active 198 DOM
8. 2026-04-21
   price $249,000 610-char remark

   Show marketing remark (610 chars)

   Discover comfort, convenience and space in this inviting three bed, two and a half bath home in the heart of Little Rock. Enjoy generous parking and a spacious, fully fenced backyard - perfect for kids, pets, and outdoor entertaining. Inside, the home offers two separate living area plus a versatile downstairs bonus room that can serve as a playroom, office, gym, or media space. The back deck provides a peaceful spot to relax and and soak in those beautiful Arkansas days. Home owners also have access to a community pool and park; and you are just minutes from dining, shopping, and everyday conveniences.

9. 2025-11-13
   listed $259,000 New Listing 610-char remark

   Show marketing remark (610 chars)

   Discover comfort, convenience and space in this inviting three bed, two and a half bath home in the heart of Little Rock. Enjoy generous parking and a spacious, fully fenced backyard - perfect for kids, pets, and outdoor entertaining. Inside, the home offers two separate living area plus a versatile downstairs bonus room that can serve as a playroom, office, gym, or media space. The back deck provides a peaceful spot to relax and and soak in those beautiful Arkansas days. Home owners also have access to a community pool and park; and you are just minutes from dining, shopping, and everyday conveniences.

10. 2013-12-23
    soldstatus $142,000
11. 2013-12-20
    soldstatus $142,000 101-char remark

    Show marketing remark (101 chars)

    Wonderful taken care of inside and out! Large rooms lots of storage. Workshop/Game room a bonus room.

12. 2013-08-29
    historical 101-char remark

    Show marketing remark (101 chars)

    Wonderful taken care of inside and out! Large rooms lots of storage. Workshop/Game room a bonus room.

13. 2013-06-20
    listed $149,000 101-char remark

    Show marketing remark (101 chars)

    Wonderful taken care of inside and out! Large rooms lots of storage. Workshop/Game room a bonus room.

ⓘ 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: $2,762 · $230/mo
• Projected year-2 tax: $2,762 · $230/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 ≥111°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,764
• − Mortgage interest: −$13,948
• − Property taxes: −$2,762
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$7,244
• Taxable loss: −$3,557
• Est. tax savings @ 24.0%: +$854
• After-tax cash flow: $1,531/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): 11,284
• Household income: $73,879
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 488.0

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 (62%)
• Race & ethnicity: White 62% Black 26% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -176.00%
• Current HPI: 194.5483
• Rent YoY: ▲ 4.84%
• 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

+67.1% since first listed

6 events — show timeline

• 2026-04-21 Price Changed $249,000 CARMLS
• 2025-11-13 Listed $259,000 CARMLS
• 2013-12-23 Sold (Public Records) $142,000 Public Records
• 2013-12-20 Sold (MLS) $142,000 CARMLS
• 2013-08-29 Listing Removed — CARMLS
• 2013-06-20 Listed $149,000 CARMLS

Property tax history

+1.6%/yr

Latest (2025): $2,762 · +4.3% YoY. Source: county tax records.