40 Regency Cir Cir · Little Rock, AR 72209

$104,900

3 bd · 2.0 ba · 1,134 sqft · SingleFamily public records · 8 Days on market

Built 1967 7,840 sqft lot Est $118k · 11% 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 +25.3/30.0
• ARV discount +12.5/15.0
• DSCR +8.3/10.0
• 1% rule +6.1/10.0
• 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

Investment property or First time home buyer! Cute 3 bedroom 2 full bath. Rent $850 a month. DO NOT CONTACT TENANT

Key facts

• Level backyard
• Breakfast bar
• Quick access to i-30

Tags

• DESIGNATED DINING AREA
• BREAKFAST BAR
• LEVEL BACKYARD
• QUICK ACCESS TO I-30

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Carport
• Security:
• Utilities: Public water; Cable TV available
• Home design:
• Construction: Composition roof; Slab foundation
• Exterior features: Brick exterior; Level lot; Paved road access; No area amenities listed

Interior

• Kitchen: Other kitchen equipment (see remarks)
• Bedrooms:
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet floors; Kitchen equipment: Other (see remarks)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 9.0% 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 (+4.8%/yr); 81 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $725 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 $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.
• Current owner paid $64k; list at $105k implies a 64% gain — meaningful room to come down on a strong offer.

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 $104,900

Questions for the listing agent

1. Built in 1967 — 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: 1.11% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.73%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $117,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Regency Cir	0.03mi	3/2.0	1,134 (0%)	18mo	$149,000	$131	83
5606 Southboro Dr	0.34mi	3/1.5	1,142 (+1%)	3mo	$76,500	$67	79
9202 Malabri Dr	0.29mi	3/1.5	1,091 (-4%)	7mo	$62,900	$58	72
5419 Southboro Dr	0.28mi	3/2.0	1,120 (-1%)	16mo	$56,000	$50	72
4410 Arehart Dr	0.42mi	3/1.5	1,102 (-3%)	8mo	$149,900	$136	67
9220 Reck Rd	0.37mi	4/1.5 (+1)	1,200 (+6%)	7mo	$125,000	$104	60
8616 Dreher Ln	0.51mi	3/2.0	1,233 (+9%)	3mo	$156,000	$127	60
10200 Geyer Springs Rd	0.74mi	3/2.0	1,229 (+8%)	2mo	$144,000	$117	50
8301 Stanton Rd	0.73mi	3/1.0	1,080 (-5%)	6mo	$66,000	$61	49
5713 Liberty Cv	0.54mi	2/1.0 (-1)	1,198 (+6%)	9mo	$88,089	$74	49
8600 Dreher	0.52mi	2/1.0 (-1)	983 (-13%)	4mo	$110,000	$112	41
3804 Arapaho Trl	0.73mi	3/1.0	1,012 (-11%)	12mo	$87,500	$86	34

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $285
• Equity at exit: $15,641

10-year hold

• IRR: 11.6%
• Equity multiple: 1.98×
• Total profit: $28,773
• Equity at exit: $9,070

Cash invested: $29,372 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,164 high
• Mortgage (P&I): −$550
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $238

Break-even live

Break-even rent $862

Max offer price $104,900

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Regency Cir Little Rock, AR	3.0	1.5	1347	$1,175	$0.87	14d	1	0.08mi
5306 McClellan Dr Little Rock, AR	3.0	1.5	1044	$1,215	$1.16	44d	1	0.20mi
5301 Southboro Ct Little Rock, AR	2.0	1.5	992	$750	$0.76	23d	1	0.21mi
9220 Ricky Ln Little Rock, AR	3.0	1.0	954	$1,245	$1.31	14d	1	0.35mi
5703 Valley Dr Unit B Little Rock, AR	2.0	1.0	860	$1,095	$1.27	44d	1	0.40mi
9115 Ricky Ln Little Rock, AR	3.0	1.5	1160	$1,100	$0.95	14d	1	0.42mi
5806 Southwick Dr Little Rock, AR	3.0	1.5	1116	$1,295	$1.16	14d	1	0.46mi
4013 Wooddale Dr Little Rock, AR	3.0	2.0	1442	$1,395	$0.97	21d	1	0.57mi
6111 Queensboro Dr Unit D Little Rock, AR	3.0	1.5	1100	$825	$0.75	23d	1	0.64mi
3717 Pine Cone Dr Little Rock, AR	4.0	1.5	1357	$1,195	$0.88	44d	1	0.77mi
10112 Palo Alto Dr Little Rock, AR	3.0	2.0	1062	$1,095	$1.03	44d	1	0.81mi
5709 Windamere Dr Little Rock, AR	3.0	1.5	1213	$1,075	$0.89	23d	1	0.86mi
5701 Dreher Ln Unit 100 Little Rock, AR	2.0	1.5	900	$905	$1.01	23d	1	0.92mi
5701 Dreher Ln Unit 11 Little Rock, AR	2.0	1.5	900	$905	$1.01	14d	1	0.92mi
5701 Dreher Ln Unit 30 Little Rock, AR	2.0	1.5	900	$905	$1.01	44d	1	0.92mi
6921 Knollwood Rd Little Rock, AR	3.0	2.0	1196	$1,195	$1.00	14d	1	1.19mi
7124 Twin Oaks Rd Little Rock, AR	3.0	1.0	912	$975	$1.07	23d	1	1.31mi
7305 E Wakefield Dr Little Rock, AR	3.0	1.5	1056	$1,150	$1.09	44d	1	1.48mi

Listing history 7 events

1. 2026-06-18
   days on market $104,900 Active 8 DOM
2. 2026-06-17
   statusdays on market $104,900 Active 7 DOM
3. 2026-06-16
   days on market $104,900 New Listing 6 DOM
4. 2026-06-15
   days on market $104,900 New Listing 5 DOM
5. 2026-06-14
   days on market $104,900 New Listing 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $104,900 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: $1,047 · $87/mo
• Projected year-2 tax: $1,047 · $87/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $13,964
• − Mortgage interest: −$5,876
• − Property taxes: −$1,047
• − Insurance: −$524
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$3,052
• Taxable income: $1,230
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,563/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

+40.1% since first listed

5 events — show timeline

• 2026-06-10 Listed $104,900 CARMLS
• 2021-06-29 Sold (Public Records) $64,000 Public Records
• 2021-06-16 Sold (MLS) $65,666 CARMLS
• 2021-06-03 Listing Removed — CARMLS
• 2021-05-05 Listed $74,900 CARMLS

Property tax history

+2.3%/yr

Latest (2025): $1,047 · +0.0% YoY. Source: county tax records.