127 N Schiller · Little Rock, AR 72205

$106,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 48 Days on market

Built 1950 5,227 sqft lot $158/sqft · 38% below area Est $171k · 38% 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.5/10.0
• 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

Bring your vision! Two homes side by side- offered @ $106k, each! Location, potential, and opportunity all in one package! Positioned on a desirable corner lot in the heart of Little Rock’s Capital View area. This home is being sold as-is and offers incredible upside for the right buyer. Just off Markham Street, you’re minutes from downtown, midtown, Hillcrest, and the Kavanaugh corridor—perfect for anyone wanting convenience and charm in one of Little Rock’s most walkable neighborhoods. The home is in need of some TLC, but the potential is undeniable. With ample lot space and the possibility to expand or redevelop, this is a unique opportunity to bring your vision t

Key facts

• Expand or redevelop
• Prime location
• Corner lot

Tags

• CORNER LOT
• AMPLE LOT SPACE
• EXPAND OR REDEVELOP
• SIDE-BY-SIDE PROPERTIES
• PRIME LOCATION

Property features AI

Exterior

• Parking: Parking for 3 cars
• Utilities: Public sewer; Public water; Electric service (municipal, Entergy)
• Home design: Frame construction
• Construction: Composition roof; Slab/crawlspace combination foundation
• Exterior features: Paved road access; Sloped lot; Not in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central electric cooling; Window air conditioning units
• Interior features: Den/Family room; Floors: Other (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $103k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $733 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 48 days — a 3% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,820 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.05% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (median comp): $170,915
• List price: $106,000
• Delta: -37.98%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.4% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-3,872
• Equity at exit: $15,805

10-year hold

• IRR: 5.5%
• Equity multiple: 1.40×
• Total profit: $11,834
• Equity at exit: $9,165

Cash invested: $29,680 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,114 high
• Mortgage (P&I): −$556
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $220

Break-even live

Break-even rent $836

Max offer price $106,000

Occupancy floor 75%

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 S Park St Apt A Little Rock, AR	1.0	1.0	600	$1,095	$1.82	18d	1	0.23mi
1 Coolwood Dr #14 Little Rock, AR	1.0	1.0	588	$825	$1.40	43d	1	0.25mi
214 S Park St Unit A Little Rock, AR	1.0	1.0	480	$945	$1.97	14d	1	0.25mi
214 S Park St Apt B Little Rock, AR	1.0	1.0	480	$895	$1.86	43d	1	0.25mi
217 Thayer St Apt B Little Rock, AR	1.0	1.0	750	$1,500	$2.00	23d	1	0.39mi
502 Rice St Little Rock, AR	2.0	1.0	648	$925	$1.43	23d	1	0.47mi
1008 Kavanaugh Blvd Little Rock, AR	1.0	1.0	738	$795	$1.08	21d	1	0.65mi
1008 Kavanaugh Blvd Unit 3 Little Rock, AR	1.0	1.0	738	$795	$1.08	43d	1	0.65mi
408 S Booker St Unit B Little Rock, AR	1.0	1.0	675	$850	$1.26	43d	1	0.73mi
1120 Rockwater Blvd North Little Rock, AR	2.0	1.0–2.0	955	$2,175	$2.28	43d	1	0.83mi
915 North St Little Rock, AR	1.0	1.0	510	$970	$1.90	43d	1	0.84mi
1011 W 6th St Ste 2 Little Rock, AR	1.0	1.0	560	$1,550	$2.77	43d	1	0.88mi
1201 W 4th St North Little Rock, AR	1.0	1.0	740	$1,350	$1.82	43d	1	0.88mi
1200 Riverfront Dr Little Rock, AR	1.0–2.0	1.0–2.0	923	$2,274	$2.46	21d	12	0.89mi
422 S Brown St Little Rock, AR	1.0	1.0	550	$725	$1.32	23d	1	0.91mi
1320 S Battery St Unit C Little Rock, AR	1.0	1.0	400	$550	$1.38	14d	1	0.97mi
300 S Valentine St Ste 3 Little Rock, AR	1.0	1.0	605	$1,095	$1.81	43d	1	1.06mi
306 S Valentine St Little Rock, AR	1.0	1.0	650	$825	$1.27	43d	1	1.06mi
1200 Brookwood Dr Little Rock, AR	1.0–2.0	1.0–2.0	983	$2,279	$2.32	21d	8	1.12mi
4000 Woodlawn Dr Unit B Little Rock, AR	1.0	1.0	540	$900	$1.67	23d	1	1.34mi
3705 W 12th St Unit B Little Rock, AR	1.0	1.0	598	$650	$1.09	43d	1	1.40mi
2021a W Short 17th St North Little Rock, AR	2.0	1.0	672	$750	$1.12	43d	1	1.40mi
115 E Markham St Little Rock, AR	1.0–2.0	1.0	863	$1,480	$1.71	14d	11	1.46mi
523 N Orange St North Little Rock, AR	1.0	1.0	600	$1,075	$1.79	43d	1	1.49mi
523 N Orange St North Little Rock, AR	1.0	1.0	600	$1,075	$1.79	18d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $106,000 Active 48 DOM
2. 2026-06-17
   days on market $106,000 Active 47 DOM
3. 2026-06-16
   days on market $106,000 Active 46 DOM
4. 2026-06-15
   days on market $106,000 Active 45 DOM
5. 2026-06-14
   days on market $106,000 Active 43 DOM
6. 2026-06-13
   days on market $106,000 Active 42 DOM
7. 2026-06-10
   days on market $106,000 Active 40 DOM
8. 2026-06-09
   days on market $106,000 Active 39 DOM
9. 2026-06-08
   days on market $106,000 Active 38 DOM
10. 2026-06-05
    days on market $106,000 Active 34 DOM
11. 2026-06-03
    days on market $106,000 Active 33 DOM
12. 2026-06-02
    days on market $106,000 Active 32 DOM
13. 2026-06-01
    days on market $106,000 Active 31 DOM
14. 2026-05-31
    days on market $106,000 Active 30 DOM
15. 2026-05-31
    days on market $106,000 Active 29 DOM
16. 2026-05-01
    listed $106,000 New Listing 1075-char remark
17. 2026-05-01
    historical
18. 2026-02-04
    listed $106,000 New Listing
19. 2026-02-01
    historical
20. 2025-12-01
    listed $106,000 New Listing
21. 2025-12-01
    historical
22. 2025-11-02
    listed $106,000 New Listing
23. 2025-11-01
    historical
24. 2025-09-11
    listed $106,000 New Listing
25. 2025-09-01
    historical
26. 2025-07-21
    listed $106,000 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: $723 · $60/mo
• Projected year-2 tax: $723 · $60/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 7/10 Severe 6 d/yr ≥110°F today · 16 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: $13,369
• − Mortgage interest: −$5,938
• − Property taxes: −$723
• − Insurance: −$530
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$3,084
• Taxable income: $956
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $2,409/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

+0.0% since first listed

11 events — show timeline

• 2026-05-01 Listed $106,000 CARMLS
• 2026-05-01 Listing Removed — CARMLS
• 2026-02-04 Listed $106,000 CARMLS
• 2026-02-01 Listing Removed — CARMLS
• 2025-12-01 Listing Removed — CARMLS
• 2025-12-01 Listed $106,000 CARMLS
• 2025-11-02 Listed $106,000 CARMLS
• 2025-11-01 Listing Removed — CARMLS
• 2025-09-11 Listed $106,000 CARMLS
• 2025-09-01 Listing Removed — CARMLS
• 2025-07-21 Listed $106,000 CARMLS

Property tax history

+8.4%/yr

Latest (2025): $723 · +7.7% YoY. Source: county tax records.