6803 W 34th St · Little Rock, AR 72204

$114,900

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 62 Days on market

Built 1959 8,712 sqft lot $96/sqft · 19% below area Est $141k · 19% 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.2/10.0
• 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

Charming 3BR/1.5BA brick home in Interurban Heights! This 1,200 sq. ft. residence features original hardwoods, a fireplace, and an open kitchen/dining layout. Highlights include a covered carport, storage shed, and a large 0.20-acre lot. Located within walking distance of Bale Elementary and less than a mile from UA Little Rock and Boyle Park. Quick access to I-630 and Midtown dining.

Key facts

• Original hardwoods
• Covered carport
• Storage shed

Tags

• BRICK HOME
• ORIGINAL HARDWOODS
• FIREPLACE
• OPEN KITCHEN DINING LAYOUT
• COVERED CARPORT
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 34% 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 $794 of loan paydown is wiped out by about $3k 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 62 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $108,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 1.02% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (median comp): $141,469
• List price: $114,900
• Delta: -18.78%
• 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
15 Berkshire Dr	0.55mi	3/1.0	1,198 (-0%)	3mo	$145,000	$121	69
73 Purdue Cir	0.34mi	3/1.0	1,073 (-11%)	3mo	$107,500	$100	62
1 Glenmere Dr	0.40mi	3/1.0	1,080 (-10%)	1mo	$135,000	$125	62
68 Broadmoor Dr	0.74mi	3/1.0	1,215 (+1%)	2mo	$76,500	$63	59
24 Broadmoor Dr	0.64mi	3/2.0	1,160 (-3%)	4mo	$151,000	$130	59
3003 Vancouver Dr	0.73mi	3/1.5	1,176 (-2%)	5mo	$148,000	$126	59
3417 Wynne St	0.59mi	3/1.0	1,120 (-7%)	5mo	$52,000	$46	56
32 Rosemont Dr	0.70mi	3/2.0	1,292 (+8%)	2mo	$135,500	$105	51
16 Rosemont Dr	0.68mi	3/1.0	1,080 (-10%)	2mo	$79,500	$74	48
52 Glenmere Dr	0.72mi	3/1.0	1,322 (+10%)	2mo	$175,000	$132	46
9 Rosemont Dr	0.66mi	3/2.0	1,328 (+11%)	5mo	$70,500	$53	46
20 Rosemont	0.69mi	3/2.0	1,360 (+13%)	5mo	$126,500	$93	40

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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-5,651
• Equity at exit: $17,132

10-year hold

• IRR: 7.1%
• Equity multiple: 1.58×
• Total profit: $18,590
• Equity at exit: $9,934

Cash invested: $32,172 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,170 high
• Mortgage (P&I): −$603
• Tax from tax record: −$106 /mo · $1,278/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $168

Break-even live

Break-even rent $958

Max offer price $114,900

Occupancy floor 81%

Sensitivity live

Price	-10% $233	-5% $200	+0% $168	+5% $135	+10% $103
Rent	-10% $75	-5% $121	+0% $168	+5% $214	+10% $260
Rate	-1.0pp $226	-0.5pp $197	base $168	+0.5pp $138	+1.0pp $108

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3510 S Bryant St Unit 50 Little Rock, AR	2.0	1.0	807	$995	$1.23	44d	1	0.12mi
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	44d	1	0.25mi
605 Oak Park Dr Little Rock, AR	2.0	1.0	1164	$975	$0.84	44d	1	0.54mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	44d	1	0.67mi
8 Utica Ln Little Rock, AR	3.0	1.5	1006	$850	$0.84	44d	1	0.68mi
3219 Potter St Little Rock, AR	3.0	1.0	976	$895	$0.92	44d	1	0.69mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	22d	1	0.74mi
58 Berkshire Dr Little Rock, AR	3.0	1.5	1304	$1,250	$0.96	24d	1	0.77mi
3004 Walker St Little Rock, AR	4.0	1.0	1300	$995	$0.77	15d	1	0.87mi
32 Barbara Dr Little Rock, AR	3.0	2.0	1201	$1,195	$1.00	24d	1	0.88mi
2412 Vancouver Dr Little Rock, AR	3.0	1.5	1104	$1,200	$1.09	44d	1	0.91mi
99 Broadmoor Dr Little Rock, AR	3.0	1.5	1224	$1,195	$0.98	44d	1	0.93mi
107 Broadmoor Dr Little Rock, AR	3.0	1.0	1202	$1,025	$0.85	44d	1	0.99mi
3000 S Tyler St Little Rock, AR	3.0	1.5	1258	$1,250	$0.99	24d	1	1.02mi
3324 Tatum St Little Rock, AR	2.0	1.0	800	$795	$0.99	44d	1	1.08mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	44d	1	1.11mi
2017 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.14mi
2015 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.14mi
2001 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.15mi
2011 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.15mi
2009 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.15mi
2007 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.15mi
2005 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.15mi
2003 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	44d	1	1.15mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	22d	1	1.18mi
1511 S Cleveland St Little Rock, AR	3.0	2.0	1200	$1,295	$1.08	24d	1	1.22mi
2706 Longcoy St Little Rock, AR	3.0	2.0	1200	$1,250	$1.04	44d	1	1.22mi
4108 Longcoy St Little Rock, AR	4.0	2.0	1148	$1,600	$1.39	15d	1	1.24mi
5005 W 31st St Little Rock, AR	3.0	2.0	1240	$1,215	$0.98	44d	1	1.25mi
1500 Parham Pointe Dr Little Rock, AR	1.0–2.0	1.0–2.0	941	$1,300	$1.38	19d	5	1.26mi
4816 W 30th St Little Rock, AR	2.0	1.0	1217	$1,150	$0.94	19d	1	1.36mi
9024 W 37th St Little Rock, AR	2.0	1.0	800	$1,075	$1.34	24d	1	1.38mi
65 Lakeside Dr Little Rock, AR	3.0	2.0	1205	$1,275	$1.06	19d	1	1.40mi
9105 W 36th St Little Rock, AR	3.0	2.0	1200	$1,295	$1.08	15d	1	1.41mi
8901 Tanya Dr Little Rock, AR	2.0	1.0	784	$850	$1.08	24d	1	1.41mi
1701 Fair Park Blvd Little Rock, AR	2.0	1.0	1170	$1,050	$0.90	44d	1	1.41mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	24d	1	1.42mi
8900 Tanya Dr Unit A Little Rock, AR	2.0	1.0	814	$750	$0.92	44d	1	1.42mi
3219 Holt St Little Rock, AR	2.0	2.0	816	$950	$1.16	44d	1	1.43mi
4421 Malloy St Unit B Little Rock, AR	3.0	1.5	1250	$1,300	$1.04	24d	1	1.46mi

Listing history 26 events

1. 2026-06-18
   days on market $114,900 Active 62 DOM
2. 2026-06-17
   days on market $114,900 Active 61 DOM
3. 2026-06-16
   days on market $114,900 Active 60 DOM
4. 2026-06-15
   days on market $114,900 Active 59 DOM
5. 2026-06-14
   days on market $114,900 Active 57 DOM
6. 2026-06-13
   statusdays on market $114,900 Active 56 DOM
7. 2026-06-10
   days on market $114,900 Price Change 54 DOM
8. 2026-06-09
   days on market $114,900 Price Change 53 DOM
9. 2026-06-08
   pricestatusdays on market $114,900 Price Change 52 DOM
10. 2026-06-05
    days on market $124,900 Active 48 DOM
11. 2026-06-03
    days on market $124,900 Active 47 DOM
12. 2026-06-02
    days on market $124,900 Active 46 DOM
13. 2026-06-01
    days on market $124,900 Active 45 DOM
14. 2026-05-31
    days on market $124,900 Active 44 DOM
15. 2026-05-31
    days on market $124,900 Active 43 DOM
16. 2026-05-18
    price $124,900 387-char remark

    Show marketing remark (387 chars)

    Charming 3BR/1.5BA brick home in Interurban Heights! This 1,200 sq. ft. residence features original hardwoods, a fireplace, and an open kitchen/dining layout. Highlights include a covered carport, storage shed, and a large 0.20-acre lot. Located within walking distance of Bale Elementary and less than a mile from UA Little Rock and Boyle Park. Quick access to I-630 and Midtown dining.

17. 2026-04-17
    listed $134,900 New Listing 387-char remark

    Show marketing remark (387 chars)

    Charming 3BR/1.5BA brick home in Interurban Heights! This 1,200 sq. ft. residence features original hardwoods, a fireplace, and an open kitchen/dining layout. Highlights include a covered carport, storage shed, and a large 0.20-acre lot. Located within walking distance of Bale Elementary and less than a mile from UA Little Rock and Boyle Park. Quick access to I-630 and Midtown dining.

18. 2022-05-23
    soldstatus $77,000 Sold 465-char remark

    Show marketing remark (465 chars)

    Come see this mainly all brick home centrally located in the heart of Little Rock. it features hardwood floors throughout and a large partially fenced back yard great for entertaining. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link below. A technology fee will apply to the buyer’s broker upon consummation of a sale. . Offer link to property: http://www. spsreo.com/?c=ARLF

19. 2022-04-26
    status Under Contract 465-char remark

    Show marketing remark (465 chars)

    Come see this mainly all brick home centrally located in the heart of Little Rock. it features hardwood floors throughout and a large partially fenced back yard great for entertaining. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link below. A technology fee will apply to the buyer’s broker upon consummation of a sale. . Offer link to property: http://www. spsreo.com/?c=ARLF

20. 2022-03-30
    listed $75,900 New Listing 465-char remark

    Show marketing remark (465 chars)

    Come see this mainly all brick home centrally located in the heart of Little Rock. it features hardwood floors throughout and a large partially fenced back yard great for entertaining. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link below. A technology fee will apply to the buyer’s broker upon consummation of a sale. . Offer link to property: http://www. spsreo.com/?c=ARLF

21. 2020-07-29
    historical
22. 2020-07-06
    status Back on Market
23. 2020-01-21
    historical Take Backups
24. 2020-01-17
    listed $65,000 New Listing
25. 2019-05-19
    historical
26. 2018-09-17
    listed $82,900 New Listing

ⓘ 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: $1,278 · $106/mo
• Projected year-2 tax: $1,278 · $106/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 ≥110°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,044
• − Mortgage interest: −$6,436
• − Property taxes: −$1,278
• − Insurance: −$574
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$3,343
• Taxable income: $166
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $1,972/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

+50.7% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $124,900 CARMLS
• 2026-04-17 Listed $134,900 CARMLS
• 2022-05-23 Sold (MLS) $77,000 CARMLS
• 2022-04-26 Pending — CARMLS
• 2022-03-30 Listed $75,900 CARMLS
• 2020-07-29 Listing Removed — CARMLS
• 2020-07-06 Relisted — CARMLS
• 2020-01-21 Contingent — CARMLS
• 2020-01-17 Listed $65,000 CARMLS
• 2019-05-19 Listing Removed — CARMLS
• 2018-09-17 Listed $82,900 CARMLS

Property tax history

+2.5%/yr

Latest (2025): $1,278 · +0.0% YoY. Source: county tax records.