1812 Stewart Rd · Little Rock, AR 72223

$80,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 18 Days on market

Built 1973 1.25 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits on approximately 1.25 wooded acres. This 2-bedroom, 1-bath home offers privacy, space, and potential at an affordable price point. Tucked among mature trees with room to spread out, this property is ideal for buyers looking for land, investment potential, or a project with usable outdoor space. This is a rare chance to own acreage and a shop in Little Rock at an accessible price. Just 15 minutes from the heart of town! No seller property disclosure. Buyers are encouraged to measure lot size and home square footage for themselves. Property is being sold as-is/where-is.

Key facts

• Acreage
• Wooded acres
• Usable outdoor space

Tags

• WOODED ACRES
• USABLE OUTDOOR SPACE
• ACREAGE
• MATURE TREES

Property features AI

Finance

• Financial info: Financing available: Conventional loan, Cash, In-house financing

Exterior

• Parking: Carport
• Utilities: Public water; Electric service (municipal/Entergy)
• Home design: Frame construction
• Construction: Frame exterior; Composition roof; Piers foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Wood and vinyl floors; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% 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.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.8%/yr); 255 active listings in the ZIP; solid renter incomes; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($101k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

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 $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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: 1.56% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.98%
• DSCR: 1.98
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.85% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.69×
• Total profit: $15,561
• Equity at exit: $11,928

10-year hold

• IRR: 26.7%
• Equity multiple: 3.56×
• Total profit: $57,402
• Equity at exit: $6,917

Cash invested: $22,400 (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 72223

• Home prices YoY: -20.0%
• Rents YoY: 4.8%
• Active inventory: 255
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $410

Break-even live

Break-even rent $728

Max offer price $80,000

Occupancy floor 62%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $80,000 Active 18 DOM
2. 2026-06-17
   days on market $80,000 Active 17 DOM
3. 2026-06-16
   days on market $80,000 Active 16 DOM
4. 2026-06-16
   status $80,000 Active 15 DOM
5. 2026-06-15
   days on market $80,000 Price Change 15 DOM
6. 2026-06-14
   days on market $80,000 Price Change 13 DOM
7. 2026-06-13
   days on market $80,000 Price Change 12 DOM
8. 2026-06-10
   days on market $80,000 Price Change 10 DOM
9. 2026-06-09
   pricestatusdays on market $80,000 Price Change 9 DOM
10. 2026-06-08
    days on market $85,000 Back on Market 8 DOM
11. 2026-06-07
    days on market $85,000 Back on Market 7 DOM
12. 2026-06-05
    days on market $85,000 Back on Market 4 DOM
13. 2026-06-03
    days on market $85,000 Back on Market 3 DOM
14. 2026-06-03
    status $85,000 Back on Market 2 DOM
15. 2026-05-14
    status Under Contract
16. 2026-05-12
    listed $85,000 New Listing
17. 2005-06-03
    soldstatus $75,000

ⓘ 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: $1,466 · $122/mo
• Projected year-2 tax: $1,466 · $122/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,966
• − Mortgage interest: −$4,481
• − Property taxes: −$1,466
• − Insurance: −$400
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$2,327
• Taxable income: $3,897
• Est. tax owed @ 24.0%: −$935
• After-tax cash flow: $3,988/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 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

• County: Pulaski County · 372,764 people
• City population: 218,896
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 26,986
• Household income: $101,062
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 970.0

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 (65%)
• Race & ethnicity: White 65% Black 19% Asian 10% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 2% Other Asian/Pacific 2%

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: ▼ -44.62%
• Current HPI: 178.918
• Rent YoY: ▲ 4.85%
• 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

+13.3% since first listed

3 events — show timeline

• 2026-05-14 Pending — CARMLS
• 2026-05-12 Listed $85,000 CARMLS
• 2005-06-03 Sold (Public Records) $75,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,466 · +7.0% YoY. Source: county tax records.