1403 Daisy L Gatson Bates Dr · Little Rock, AR 72202

$150,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 13 Days on market

Built 1976 6,969 sqft lot Est $163k · 8% 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 +20.0/30.0
• ARV discount +11.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

First time homebuyer or an investor searching for your next project, this 3 Bedroom 2 bath home deserves a closer look. Conveniently located near Arkansas Baptist College, Children's Hospital, downtown and major employment centers, this property offers outstanding opportunity. Features include a spacious primary suite with a bath and large fenced yard with plenty room for outdoor living, gardening, play or future improvements. Storge unit in back. Seller has limited knowledge of the homes condition, and it's being sold "as-is". Inspections are welcomed. Check out this affordable opportunity with upside potential. Brick exterior, single car garage and extra parking space.

Key facts

• Brick exterior
• Extra parking space
• Large fenced yard

Tags

• SPACIOUS PRIMARY SUITE
• LARGE FENCED YARD
• OUTDOOR LIVING
• STORAGE UNIT
• BRICK EXTERIOR
• EXTRA PARKING SPACE

Property features AI

Finance

• Financial info: Accepts VA, FHA, conventional loans and cash

Exterior

• Parking: 1-car garage
• Utilities: Public sewer; Public water; Electric (municipal/Entergy); Natural gas; Private telephone
• Home design: Brick exterior; Inside city limits
• Construction: Composition roof; Crawl space foundation
• Exterior features: Patio; Porch; Fully fenced yard; Outside storage area; Chain link fence; Level lot; Near bus stop; Paved road

Interior

• Kitchen: Free-standing stove; Gas range; Dishwasher; Pantry; Breakfast bar
• Bedrooms: Walk-in closet(s)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central electric cooling
• Interior features: Washer connection; Gas dryer connection; Gas water heater; Walk-in closets; Built-in shelving; Ceiling fans; Breakfast bar; Sheetrock walls/ceilings
• Laundry & utility: Washer connection; Dryer connection (gas)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $140k (6.5% below list).
• Recommended offer: $140k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 (+3.2%/yr); 88 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 33% of the median local income ($51k/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 $1k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $140,237 (6.5% below list)

Questions for the listing agent

1. Built in 1976 — 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. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $162,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 Wolfe St	0.25mi	2/1.0 (-1)	1,374 (-5%)	2mo	$155,000	$113	74
1806 S State St	0.49mi	3/1.0	1,464 (+2%)	3mo	$105,000	$72	72
1517 W 15th St	0.13mi	3/2.5	1,292 (-10%)	4mo	$229,500	$178	67
1608 S Cross St	0.20mi	2/2.5 (-1)	1,581 (+10%)	5mo	$172,000	$109	59
1509 W 19th St	0.45mi	2/1.0 (-1)	1,352 (-6%)	7mo	$50,000	$37	58
1504 Bishop St	0.16mi	3/2.5	1,254 (-13%)	10mo	$225,000	$179	57
1502 Bishop St	0.15mi	3/2.5	1,254 (-13%)	10mo	$225,000	$179	57
1872 S Gaines St	0.59mi	2/2.0 (-1)	1,410 (-2%)	5mo	$64,500	$46	56
1609 W Charles Bussey Ave	0.53mi	3/2.0	1,562 (+8%)	6mo	$30,000	$19	52
2405 W 13th St	0.71mi	3/1.0	1,331 (-8%)	3mo	$106,000	$80	52
2210 W Tenth St	0.64mi	3/2.0	1,305 (-9%)	10mo	$279,000	$214	42
1908 S Gaines St	0.62mi	2/2.0 (-1)	1,605 (+12%)	9mo	$320,000	$199	36

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-12,335
• Equity at exit: $22,365

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $5,545
• Equity at exit: $12,969

Cash invested: $42,000 (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 72202

• Home prices YoY: -25.6%
• Rents YoY: 3.2%
• Active inventory: 88
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$787
• Tax from tax record: −$76 /mo · $907/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $183

Break-even live

Break-even rent $1,171

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $268	-5% $226	+0% $183	+5% $141	+10% $98
Rent	-10% $72	-5% $128	+0% $183	+5% $239	+10% $294
Rate	-1.0pp $259	-0.5pp $221	base $183	+0.5pp $144	+1.0pp $105

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	24d	1	0.28mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	24d	1	0.48mi
1921 Wolfe St Unit A Little Rock, AR	2.0	2.0	875	$875	$1.00	24d	1	0.53mi
1906 S State St Little Rock, AR	2.0	2.0	1160	$1,895	$1.63	44d	1	0.55mi
1908 S State St Little Rock, AR	2.0	2.0	1160	$1,650	$1.42	44d	1	0.55mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	44d	1	0.63mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	24d	1	0.65mi
2113 W 19th St Little Rock, AR	2.0	1.0	1703	$1,300	$0.76	44d	1	0.65mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	24d	1	0.68mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	44d	1	0.68mi
1500 Center St Unit 5 Little Rock, AR	2.0	1.5	1100	$1,295	$1.18	44d	1	0.71mi
1212 Center St Little Rock, AR	2.0	2.0	1200	$1,750	$1.46	24d	1	0.73mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	24d	1	0.76mi
324 S Schiller St Little Rock, AR	3.0	2.0	1352	$1,995	$1.48	24d	1	0.87mi
306 S Schiller St Little Rock, AR	3.0	2.0	1037	$1,795	$1.73	44d	1	0.88mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	44d	1	0.89mi
2014 S Louisiana St Unit 3 Little Rock, AR	2.0	1.0	900	$1,350	$1.50	44d	1	0.90mi
201 E 17th St Little Rock, AR	2.0	1.5	1124	$1,550	$1.38	15d	1	0.96mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	44d	1	0.96mi
1004 Scott St Unit 1 Little Rock, AR	2.0	1.0	1398	$1,395	$1.00	24d	1	0.96mi
313 W 23rd St Little Rock, AR	3.0	2.0	1134	$925	$0.82	24d	1	0.97mi
2610 S Izard St Little Rock, AR	3.0	2.0	1136	$1,150	$1.01	44d	1	0.97mi
2616 S Izard St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.98mi
2323 S Spring St Little Rock, AR	3.0	2.0	1070	$1,100	$1.03	44d	1	1.00mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,250	$0.80	44d	1	1.02mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,295	$0.83	15d	1	1.02mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	44d	1	1.03mi
109 Barton St Little Rock, AR	2.0	1.0	880	$750	$0.85	24d	1	1.03mi
2604 Broadway St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	24d	1	1.07mi
212 Rice St Little Rock, AR	3.0	2.0	1442	$1,795	$1.24	19d	1	1.07mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	24d	1	1.13mi
724 North St #62 Little Rock, AR	2.0	2.0	905	$1,600	$1.77	15d	1	1.13mi
926 W 29th St Little Rock, AR	3.0	1.0	1229	$1,050	$0.85	24d	1	1.13mi
621 Cumberland St Unit 1/2 Little Rock, AR	2.0	1.0	1000	$1,100	$1.10	19d	1	1.14mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	1.18mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	44d	1	1.20mi
106 Fountain Ave Little Rock, AR	3.0	2.0	1600	$1,600	$1.00	44d	1	1.24mi
2318 Rock St Little Rock, AR	2.0	2.0	1358	$2,300	$1.69	44d	1	1.25mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	44d	1	1.26mi
115 E Markham St Little Rock, AR	1.0–2.0	1.0	863	$1,480	$1.71	15d	11	1.26mi

Listing history 11 events

1. 2026-06-18
   days on market $150,000 Active 13 DOM
2. 2026-06-17
   days on market $150,000 Active 12 DOM
3. 2026-06-16
   days on market $150,000 Active 11 DOM
4. 2026-06-15
   days on market $150,000 Active 10 DOM
5. 2026-06-14
   days on market $150,000 Active 8 DOM
6. 2026-06-13
   statusdays on market $150,000 Active 7 DOM
7. 2026-06-10
   days on market $150,000 New Listing 5 DOM
8. 2026-06-09
   days on market $150,000 New Listing 4 DOM
9. 2026-06-08
   days on market $150,000 New Listing 3 DOM
10. 2026-06-07
    remarks 679-char remark
11. 2026-06-07
    listed $150,000 New Listing 2 DOM

ⓘ 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: $907 · $76/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$53/yr (+$4/mo · 5.8%)

ⓘ 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 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $16,828
• − Mortgage interest: −$8,402
• − Property taxes: −$907
• − Insurance: −$750
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$4,364
• Taxable loss: −$287
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $2,267/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): 9,704
• Household income: $50,899
• Rent vs Own: 75.7% rent · 24.3% own
• Severe rent burden: 789.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 46% Black 45% Hispanic / Latino 3% Asian 3% Two or more races 3%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 2% 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: ▼ -68.75%
• Current HPI: 199.3103
• Rent YoY: ▲ 3.25%
• 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

1 event — show timeline

• 2026-06-05 Listed $150,000 CARMLS

Property tax history

+2.9%/yr

Latest (2025): $907 · +4.3% YoY. Source: county tax records.