7325 Knollwood Dr · Little Rock, AR 72209

$89,000

3 bd · 1.0 ba · 884 sqft · SingleFamily public records · 13 Days on market

Built 1963 7,405 sqft lot $101/sqft · 18% below area Est $109k · 18% under ↓ 15% since listing

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Why this score? — see what drove the B 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

Great opportunity for first-time home buyers or investors plus a full lot for expansion!! Move-in ready with refrigerator and clothes washer and dryer to convey, too. Three spacious sized bedrooms with nice closet space. All floors are wood. Updated electric, roof around five years old. Large flat, fenced backyard. The extra lot the same flat, level nice size to build on, too. Photos, Virtual staging in use.

Key facts

• Updated electric
• Extra lot to build
• Move in ready

Tags

• FULL LOT FOR EXPANSION
• MOVE IN READY
• UPDATED ELECTRIC
• LARGE FLAT FENCED BACKYARD
• EXTRA LOT TO BUILD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 10.7% 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); 81 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 33% of the median local income ($40k/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 $615 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $89,000

Questions for the listing agent

1. Built in 1963 — 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: 1.23% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.74%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

• ARV (median comp): $109,193
• List price: $89,000
• Delta: -18.49%
• 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
7406 S Twin Oaks St	0.09mi	3/1.0	884 (0%)	11mo	$74,000	$84	87
7025 Fairfield Dr	0.20mi	3/1.0	910 (+3%)	1mo	$142,600	$157	85
7324 Knollwood Rd	0.03mi	2/1.0 (-1)	912 (+3%)	5mo	$35,000	$38	85
7819 Nolen Dr	0.35mi	3/1.0	875 (-1%)	14mo	$120,000	$137	70
9704 Collie Dr	0.41mi	3/1.0	912 (+3%)	10mo	$47,000	$52	67
7017 Fairfield Dr	0.22mi	3/1.0	946 (+7%)	19mo	$97,750	$103	62
9115 Merrivale Dr	0.74mi	3/1.0	882 (-0%)	4mo	$103,000	$117	62
9110 Woodford Dr	0.70mi	3/1.0	942 (+7%)	4mo	$89,250	$95	53
9407 Southwest Dr	0.51mi	3/1.0	989 (+12%)	14mo	$125,000	$126	45
9715 Southwest Dr	0.55mi	2/1.0 (-1)	988 (+12%)	8mo	$50,000	$51	43
9308 Westward Rd	0.54mi	3/1.0	1,012 (+14%)	11mo	$85,500	$84	42
9615 Stardust Trl	0.47mi	3/1.0	1,012 (+14%)	19mo	$80,000	$79	38

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 · 4.78% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.34×
• Total profit: $8,373
• Equity at exit: $13,270

10-year hold

• IRR: 19.0%
• Equity multiple: 2.71×
• Total profit: $42,503
• Equity at exit: $7,695

Cash invested: $24,920 (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 72209

• Rents YoY: 4.8%
• Active inventory: 81
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,098 high
• Mortgage (P&I): −$467
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $327

Break-even live

Break-even rent $684

Max offer price $89,000

Occupancy floor 65%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7124 Twin Oaks Rd Little Rock, AR	3.0	1.0	912	$975	$1.07	23d	1	0.12mi
9615 Comstock Rd Little Rock, AR	3.0	1.5	1084	$1,195	$1.10	23d	1	0.43mi
7326 Milford Dr Little Rock, AR	3.0	1.5	989	$1,100	$1.11	14d	1	0.44mi
10224 Jana Dr Little Rock, AR	3.0	1.0	1000	$1,100	$1.10	14d	1	0.58mi
9404 Westward Rd Little Rock, AR	3.0	1.5	1052	$1,050	$1.00	14d	1	0.59mi
9500 Wilderness Rd Little Rock, AR	3.0	1.5	988	$1,100	$1.11	43d	1	0.64mi
8419 Baseline Rd Little Rock, AR	2.0	1.0–1.5	782	$912	$1.17	43d	9	0.72mi
9110 Woodford Dr Little Rock, AR	3.0	1.0	942	$995	$1.06	23d	1	0.73mi
6111 Queensboro Dr Unit D Little Rock, AR	3.0	1.5	1100	$825	$0.75	23d	1	0.79mi
10112 Palo Alto Dr Little Rock, AR	3.0	2.0	1062	$1,095	$1.03	43d	1	0.81mi
5806 Southwick Dr Little Rock, AR	3.0	1.5	1116	$1,295	$1.16	14d	1	1.02mi
5703 Valley Dr Unit B Little Rock, AR	2.0	1.0	860	$1,095	$1.27	43d	1	1.07mi
5306 McClellan Dr Little Rock, AR	3.0	1.5	1044	$1,215	$1.16	43d	1	1.24mi
5301 Southboro Ct Little Rock, AR	2.0	1.5	992	$750	$0.76	23d	1	1.25mi
5701 Dreher Ln Unit 100 Little Rock, AR	2.0	1.5	900	$905	$1.01	23d	1	1.29mi
5701 Dreher Ln Unit 11 Little Rock, AR	2.0	1.5	900	$905	$1.01	14d	1	1.29mi
5701 Dreher Ln Unit 30 Little Rock, AR	2.0	1.5	900	$905	$1.01	43d	1	1.29mi
11603 Warren Rd Little Rock, AR	2.0	1.0	724	$1,050	$1.45	43d	1	1.34mi
7414 Mabelvale Pike Unit 20 Little Rock, AR	2.0	1.0	675	$750	$1.11	43d	1	1.44mi

Listing history 29 events

1. 2026-06-18
   days on market $89,000 Active 13 DOM
2. 2026-06-17
   days on market $89,000 Active 12 DOM
3. 2026-06-16
   days on market $89,000 Active 11 DOM
4. 2026-06-15
   days on market $89,000 Active 10 DOM
5. 2026-06-14
   days on market $89,000 Active 8 DOM
6. 2026-06-13
   statusdays on market $89,000 Active 7 DOM
7. 2026-06-10
   days on market $89,000 New Listing 5 DOM
8. 2026-06-09
   days on market $89,000 New Listing 4 DOM
9. 2026-06-08
   days on market $89,000 New Listing 3 DOM
10. 2026-06-07
    statusdays on marketlisting id $89,000 New Listing 2 DOM
11. 2026-06-02
    days on market $89,000 Price Change 182 DOM
12. 2026-06-01
    days on market $89,000 Price Change 181 DOM
13. 2026-05-31
    days on market $89,000 Price Change 180 DOM
14. 2026-05-31
    days on market $89,000 Price Change 179 DOM
15. 2026-05-11
    status Back on Market 411-char remark

    Show marketing remark (411 chars)

    Great opportunity for first-time home buyers or investors plus a full lot for expansion!! Move-in ready with refrigerator and clothes washer and dryer to convey, too. Three spacious sized bedrooms with nice closet space. All floors are wood. Updated electric, roof around five years old. Large flat, fenced backyard. The extra lot the same flat, level nice size to build on, too. Photos, Virtual staging in use.

16. 2026-03-31
    historical Take Backups 411-char remark

    Show marketing remark (411 chars)

    Great opportunity for first-time home buyers or investors plus a full lot for expansion!! Move-in ready with refrigerator and clothes washer and dryer to convey, too. Three spacious sized bedrooms with nice closet space. All floors are wood. Updated electric, roof around five years old. Large flat, fenced backyard. The extra lot the same flat, level nice size to build on, too. Photos, Virtual staging in use.

17. 2026-03-02
    price $92,200 411-char remark

    Show marketing remark (411 chars)

    Great opportunity for first-time home buyers or investors plus a full lot for expansion!! Move-in ready with refrigerator and clothes washer and dryer to convey, too. Three spacious sized bedrooms with nice closet space. All floors are wood. Updated electric, roof around five years old. Large flat, fenced backyard. The extra lot the same flat, level nice size to build on, too. Photos, Virtual staging in use.

18. 2025-12-02
    listed $99,000 New Listing 411-char remark

    Show marketing remark (411 chars)

    Great opportunity for first-time home buyers or investors plus a full lot for expansion!! Move-in ready with refrigerator and clothes washer and dryer to convey, too. Three spacious sized bedrooms with nice closet space. All floors are wood. Updated electric, roof around five years old. Large flat, fenced backyard. The extra lot the same flat, level nice size to build on, too. Photos, Virtual staging in use.

19. 2025-11-10
    historical $900
20. 2025-09-23
    price $900
21. 2025-09-09
    price $950
22. 2025-08-23
    listed $985
23. 2025-06-27
    soldstatus $72,500 Sold 607-char remark

    Show marketing remark (607 chars)

    This charming 3-bedroom bungalow is an ideal opportunity for first-time homebuyers or savvy investors. Featuring allergy-friendly flooring throughout, the home offers a cozy and functional kitchen equipped with all essential appliances, including a washer, dryer, and refrigerator. Recent upgrades include a new 30-year architectural roof, installed within the last five years, ensuring long-term durability. Plus, the property comes with an additional vacant lot, offering the perfect space to build your dream home or expand in the future. A rare find with incredible potential—don’t miss out!

24. 2025-06-08
    status Under Contract 607-char remark

    Show marketing remark (607 chars)

    This charming 3-bedroom bungalow is an ideal opportunity for first-time homebuyers or savvy investors. Featuring allergy-friendly flooring throughout, the home offers a cozy and functional kitchen equipped with all essential appliances, including a washer, dryer, and refrigerator. Recent upgrades include a new 30-year architectural roof, installed within the last five years, ensuring long-term durability. Plus, the property comes with an additional vacant lot, offering the perfect space to build your dream home or expand in the future. A rare find with incredible potential—don’t miss out!

25. 2025-05-15
    price $89,900 607-char remark

    Show marketing remark (607 chars)

    This charming 3-bedroom bungalow is an ideal opportunity for first-time homebuyers or savvy investors. Featuring allergy-friendly flooring throughout, the home offers a cozy and functional kitchen equipped with all essential appliances, including a washer, dryer, and refrigerator. Recent upgrades include a new 30-year architectural roof, installed within the last five years, ensuring long-term durability. Plus, the property comes with an additional vacant lot, offering the perfect space to build your dream home or expand in the future. A rare find with incredible potential—don’t miss out!

26. 2025-03-12
    listed $99,000 New Listing 607-char remark

    Show marketing remark (607 chars)

    This charming 3-bedroom bungalow is an ideal opportunity for first-time homebuyers or savvy investors. Featuring allergy-friendly flooring throughout, the home offers a cozy and functional kitchen equipped with all essential appliances, including a washer, dryer, and refrigerator. Recent upgrades include a new 30-year architectural roof, installed within the last five years, ensuring long-term durability. Plus, the property comes with an additional vacant lot, offering the perfect space to build your dream home or expand in the future. A rare find with incredible potential—don’t miss out!

27. 2025-03-12
    historical

    Show marketing remark (607 chars)

    This charming 3-bedroom bungalow is an ideal opportunity for first-time homebuyers or savvy investors. Featuring allergy-friendly flooring throughout, the home offers a cozy and functional kitchen equipped with all essential appliances, including a washer, dryer, and refrigerator. Recent upgrades include a new 30-year architectural roof, installed within the last five years, ensuring long-term durability. Plus, the property comes with an additional vacant lot, offering the perfect space to build your dream home or expand in the future. A rare find with incredible potential—don’t miss out!

28. 2025-02-13
    price $104,000
29. 2024-12-11
    listed $109,000 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: $441 · $37/mo
• Projected year-2 tax: $570 · $47/mo
• Expected delta: +$129/yr (+$11/mo · 29.2%)

ⓘ 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 3/10 Moderate
• 🌡 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: $13,177
• − Mortgage interest: −$4,985
• − Property taxes: −$441
• − Insurance: −$445
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$2,589
• Taxable income: $2,608
• Est. tax owed @ 24.0%: −$626
• After-tax cash flow: $3,297/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): 31,607
• Household income: $40,231
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 1510.0

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 0.56)
• Race & ethnicity: Black 57% Hispanic / Latino 33% Two or more races 15% White 8%
• Hispanic origin (detail): Mexican 21%
• Foreign-born: 14% · Canada
• Languages at home: 70% English-only · Spanish 29%

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: ▼ -151.75%
• Current HPI: 176.4492
• Rent YoY: ▲ 4.78%
• 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

-15.4% since first listed

15 events — show timeline

• 2026-05-11 Relisted — CARMLS
• 2026-03-31 Contingent — CARMLS
• 2026-03-02 Price Changed $92,200 CARMLS
• 2025-12-02 Listed $99,000 CARMLS
• 2025-11-10 Rental Removed $900 SHOWMOJO
• 2025-09-23 Price Changed $900 SHOWMOJO
• 2025-09-09 Price Changed $950 SHOWMOJO
• 2025-08-23 Listed for Rent $985 SHOWMOJO
• 2025-06-27 Sold (MLS) $72,500 CARMLS
• 2025-06-08 Pending — CARMLS
• 2025-05-15 Price Changed $89,900 CARMLS
• 2025-03-12 Listing Removed — CARMLS
• 2025-03-12 Listed $99,000 CARMLS
• 2025-02-13 Price Changed $104,000 CARMLS
• 2024-12-11 Listed $109,000 CARMLS

Property tax history

+1.2%/yr

Latest (2025): $441 · +7.7% YoY. Source: county tax records.