11 Painted Turtle Cv · Little Rock, AR 72211

$225,000

3 bd · 2.0 ba · 1,983 sqft · SingleFamily public records · 1 Days on market

Built 1981 9,583 sqft lot $113/sqft · 23% below area Est $255k · 12% 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).

• ARV discount +12.8/15.0
• Cash flow +11.9/30.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spotless and nicely updated 3 bedroom 2 bath home on a quiet street. This split level home features a large living room with vaulted ceiling and wood burning fireplace, large master suite, large back yard with huge deck, two car garage with a large heated and cooled work shop. So much to love!

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1981

Property features AI

Finance

• Financial info: Financing options: VA, FHA, conventional loans, or cash

Exterior

• Parking: Attached garage for 2 cars with automatic door opener
• Security: Video surveillance
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas; Cable TV available; Private telephone service
• Home design: Brick and frame combination exterior
• Construction: Crawl space foundation; 3-tab shingle roof
• Exterior features: Deck; Fully fenced yard with wood fence; Guttering; Sloped lot in a cul-de-sac with extra landscaping; Inside city limits; Paved road access

Interior

• Kitchen: Free-standing stove; Gas range; Microwave; Dishwasher; Disposal; Ice maker connection
• Flooring: Carpet; Tile; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heat; Central electric cooling; Wood-burning fireplace with gas starter
• Interior features: Washer connection and electric dryer connection; Gas water heater; Built-in cabinets/shelves; Ceiling fans; Video surveillance; Quartz kitchen countertops
• Laundry & utility: Laundry area (washer and electric dryer connections); Workshop/Craft area; Outside storage area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-58 ($-699/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (19.7% below list).
• Recommended offer: $181k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Zoned schools: Terry Elementary School (math 22% / reading 17%, grade F, #383 of 454 statewide, top 86%, 352 students, 86% FRL); Central High School (math 32% / reading 42%, grade F, #64 of 292 statewide, top 26%, 2,338 students, 53% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 88 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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

• 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 $180,654 (19.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.80% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 10.4

CMA / ARV

• ARV (median comp): $255,239
• List price: $225,000
• Delta: -11.85%
• 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
11922 Pleasant Tree Dr	0.16mi	3/2.0	1,967 (-1%)	2mo	$255,000	$130	90
11 Painted Turtle Cv	0.00mi	3/2.0	1,741 (-12%)	1mo	$250,000	$144	79
11808 Saint Charles Blvd	0.13mi	4/2.0 (+1)	2,080 (+5%)	3mo	$306,200	$147	78
15 Carrollton Ct	0.33mi	3/2.0	2,044 (+3%)	2mo	$360,000	$176	78
3 Point South Ct	0.12mi	3/2.5	2,147 (+8%)	3mo	$285,000	$133	76
101 Mergeron Ct	0.36mi	3/2.0	2,064 (+4%)	2mo	$414,900	$201	75
1116 Briar Creek Rd	0.44mi	3/2.0	1,922 (-3%)	3mo	$292,000	$152	72
1216 Briar Creek Dr	0.48mi	4/2.5 (+1)	1,976 (-0%)	2mo	$225,000	$114	68
1121 Briar Crk	0.47mi	3/2.5	1,894 (-4%)	3mo	$218,000	$115	66
107 Mergeron Ct	0.33mi	3/2.0	1,749 (-12%)	1mo	$423,000	$242	64
12110 Pleasant Tree Dr	0.19mi	4/3.0 (+1)	2,264 (+14%)	2mo	$280,000	$124	56
922 Kings Mountain Dr	0.74mi	4/2.5 (+1)	2,008 (+1%)	1mo	$150,000	$75	56

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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.44×
• Total profit: $-35,567
• Equity at exit: $33,548

10-year hold

• IRR: -3.4%
• Equity multiple: 0.75×
• Total profit: $-15,869
• Equity at exit: $19,454

Cash invested: $63,000 (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 72211

• Rents YoY: 5.5%
• Active inventory: 88
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$212 /mo · $2,541/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-58

Break-even live

Break-even rent $1,880

Max offer price $214,705

Occupancy floor 98%

Sensitivity live

Price	-10% $69	-5% $5	+0% $-58	+5% $-122	+10% $-186
Rent	-10% $-201	-5% $-130	+0% $-58	+5% $13	+10% $84
Rate	-1.0pp $55	-0.5pp $-1	base $-58	+0.5pp $-117	+1.0pp $-176

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Woodlore Ct Little Rock, AR	3.0	2.0	1614	$1,750	$1.08	25d	1	0.32mi
1203 Wild Turkey Ct Little Rock, AR	4.0	2.0	1985	$1,950	$0.98	25d	1	0.40mi
1912 Green Mountain Dr Little Rock, AR	1.0–2.0	1.0–2.5	923	$1,050	$1.14	16d	15	0.43mi
18 Cobble Hill Rd Little Rock, AR	3.0	2.0	1515	$2,500	$1.65	25d	1	0.52mi
10 Hampshire Cir Little Rock, AR	3.0	2.0	1600	$1,700	$1.06	25d	1	0.58mi
46 Morrison Ct Little Rock, AR	3.0	2.5	1800	$2,200	$1.22	23d	1	0.65mi
8 Lisa Ct Little Rock, AR	4.0	2.0	2072	$1,995	$0.96	25d	1	0.78mi
28 Pleasant Cv Little Rock, AR	3.0	2.0	1444	$1,500	$1.04	25d	1	0.79mi
11423 Birchwood Dr Little Rock, AR	3.0	2.0	1834	$1,911	$1.04	25d	1	0.98mi
11417 Birchwood Dr Little Rock, AR	3.0	2.0	2000	$1,700	$0.85	25d	1	0.99mi
13500 Chenal Pkwy Little Rock, AR	1.0–3.0	1.0–2.0	920	$1,527	$1.66	16d	61	1.00mi
220 Gamble Rd Little Rock, AR	3.0	2.5	1500	$1,650	$1.10	25d	1	1.02mi
13717 Napoleon Rd Little Rock, AR	3.0	2.0	1900	$2,650	$1.39	16d	1	1.03mi
222 Gamble Rd Little Rock, AR	3.0	2.5	1500	$1,650	$1.10	25d	1	1.04mi
311 Gamble Rd Little Rock, AR	4.0	2.0	1682	$3,200	$1.90	25d	1	1.07mi
13025 Lorena Ave Little Rock, AR	4.0	2.0	1800	$1,625	$0.90	45d	1	1.09mi
16 Warwick Rd Little Rock, AR	3.0	2.0	1580	$1,650	$1.04	45d	1	1.10mi
2221 Wentwood Valley Dr Little Rock, AR	3.0	2.0	1247	$1,372	$1.10	45d	2	1.21mi
2221 Wentwood Valley Dr Apt 48 Little Rock, AR	3.0	2.0	1226	$1,395	$1.14	21d	1	1.21mi
32 Kingsbridge Way Little Rock, AR	2.0	2.5	1430	$1,600	$1.12	25d	1	1.28mi
32 Kingsbridge Way Little Rock, AR	2.0	2.5	1430	$2,000	$1.40	45d	1	1.28mi
10006 Raymond Dr Little Rock, AR	3.0	1.5	1450	$1,400	$0.97	45d	1	1.32mi
1816 Breckenridge Dr Little Rock, AR	4.0	2.0	2300	$2,225	$0.97	25d	1	1.39mi
76 Kingspark Rd Little Rock, AR	4.0	3.0	2359	$2,750	$1.17	25d	1	1.39mi
10006 Charterhouse Rd Little Rock, AR	3.0	2.5	2125	$1,700	$0.80	25d	1	1.41mi
19 Burkwood Dr Little Rock, AR	3.0	2.0	1552	$2,200	$1.42	16d	1	1.43mi
1400 Old Forge Dr Little Rock, AR	1.0–3.0	1.0–2.5	995	$1,260	$1.27	23d	16	1.44mi

Listing history 16 events

1. 2026-05-08
   status Under Contract 433-char remark
2. 2026-05-06
   listed $225,000 New Listing 433-char remark
3. 2021-05-20
   historical 294-char remark

   Show marketing remark (294 chars)

   Spotless and nicely updated 3 bedroom 2 bath home on a quiet street. This split level home features a large living room with vaulted ceiling and wood burning fireplace, large master suite, large back yard with huge deck, two car garage with a large heated and cooled work shop. So much to love!

4. 2021-05-20
   soldstatus $183,000 Sold 294-char remark

   Show marketing remark (294 chars)

   Spotless and nicely updated 3 bedroom 2 bath home on a quiet street. This split level home features a large living room with vaulted ceiling and wood burning fireplace, large master suite, large back yard with huge deck, two car garage with a large heated and cooled work shop. So much to love!

5. 2021-05-20
   soldstatus $183,000

   Show marketing remark (294 chars)

   Spotless and nicely updated 3 bedroom 2 bath home on a quiet street. This split level home features a large living room with vaulted ceiling and wood burning fireplace, large master suite, large back yard with huge deck, two car garage with a large heated and cooled work shop. So much to love!

6. 2021-04-07
   historical Take Backups 294-char remark

   Show marketing remark (294 chars)

   Spotless and nicely updated 3 bedroom 2 bath home on a quiet street. This split level home features a large living room with vaulted ceiling and wood burning fireplace, large master suite, large back yard with huge deck, two car garage with a large heated and cooled work shop. So much to love!

7. 2021-04-06
   listed $179,900 New Listing 294-char remark

   Show marketing remark (294 chars)

   Spotless and nicely updated 3 bedroom 2 bath home on a quiet street. This split level home features a large living room with vaulted ceiling and wood burning fireplace, large master suite, large back yard with huge deck, two car garage with a large heated and cooled work shop. So much to love!

8. 2017-01-31
   soldstatus $157,000
9. 2017-01-26
   soldstatus $157,000 Sold

   Show marketing remark (530 chars)

   WLR home offers curb appeal & updates including: interior paint, lighting/fixtures, beautiful wood laminate flooring in living/dining area, 1 new HVAC unit & textured paint on bath vanity sinks. Large, bright living room anchored by cozy fireplace, sep. dining w/ dbl. french doors plus new extensive landscaping in front, side & back. Tiered deck overlooks large backyard w/ nice size storage building. Heated/cooled Man cave/media/game room off garage. * Agents please see Confidential remarks for more info. *

10. 2016-11-29
    historical Take Backups

    Show marketing remark (530 chars)

    WLR home offers curb appeal & updates including: interior paint, lighting/fixtures, beautiful wood laminate flooring in living/dining area, 1 new HVAC unit & textured paint on bath vanity sinks. Large, bright living room anchored by cozy fireplace, sep. dining w/ dbl. french doors plus new extensive landscaping in front, side & back. Tiered deck overlooks large backyard w/ nice size storage building. Heated/cooled Man cave/media/game room off garage. * Agents please see Confidential remarks for more info. *

11. 2016-11-09
    listed $169,900 New Listing

    Show marketing remark (530 chars)

    WLR home offers curb appeal & updates including: interior paint, lighting/fixtures, beautiful wood laminate flooring in living/dining area, 1 new HVAC unit & textured paint on bath vanity sinks. Large, bright living room anchored by cozy fireplace, sep. dining w/ dbl. french doors plus new extensive landscaping in front, side & back. Tiered deck overlooks large backyard w/ nice size storage building. Heated/cooled Man cave/media/game room off garage. * Agents please see Confidential remarks for more info. *

12. 2014-07-24
    soldstatus $163,000
13. 2014-07-18
    soldstatus $163,000
14. 2014-06-06
    historical
15. 2014-05-23
    listed $169,000
16. 2000-09-20
    soldstatus $114,254

ⓘ 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: $2,541 · $212/mo
• Projected year-2 tax: $2,541 · $212/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: $21,678
• − Mortgage interest: −$12,603
• − Property taxes: −$2,541
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$6,545
• Taxable loss: −$4,605
• Est. tax savings @ 24.0%: +$1,105
• After-tax cash flow: $406/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): 22,335
• Household income: $83,134
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 1062.0

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 19% Asian 8% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 4% Chinese 3% Other Indo-European 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: ▼ -122.88%
• Current HPI: 186.3947
• Rent YoY: ▲ 5.48%
• 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

+118.8% since first listed

18 events — show timeline

• 2026-06-04 Sold (Public Records) $250,000 Public Records
• 2026-05-29 Sold (MLS) $250,000 CARMLS
• 2026-05-08 Pending — CARMLS
• 2026-05-06 Listed $225,000 CARMLS
• 2021-05-20 Listing Removed — CARMLS
• 2021-05-20 Sold (Public Records) $183,000 Public Records
• 2021-05-20 Sold (MLS) $183,000 CARMLS
• 2021-04-07 Contingent — CARMLS
• 2021-04-06 Listed $179,900 CARMLS
• 2017-01-31 Sold (Public Records) $157,000 Public Records
• 2017-01-26 Sold (MLS) $157,000 CARMLS
• 2016-11-29 Contingent — CARMLS
• 2016-11-09 Listed $169,900 CARMLS
• 2014-07-24 Sold (Public Records) $163,000 Public Records
• 2014-07-18 Sold (MLS) $163,000 CARMLS
• 2014-06-06 Listing Removed — CARMLS
• 2014-05-23 Listed $169,000 CARMLS
• 2000-09-20 Sold (Public Records) $114,254 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,541 · +0.0% YoY. Source: county tax records.