10 Flourite Cv · Little Rock, AR 72212

$252,500

4 bd · 2.0 ba · 2,136 sqft · SingleFamily public records · 10 Days on market

Built 1980 0.34 ac lot Est $293k · 14% 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).

• Cash flow +15.1/30.0
• ARV discount +13.7/15.0
• DSCR +4.6/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity for a 4 bedroom 2.5 bath with possible two living areas or one could be a separate dining room. Great deck for entertaining with large backyard. Agent see remarks!

Key facts

• New flooring
• New water heater
• New paint

Tags

• PLEASANT VIEW AREA
• NEW ROOF
• NEW WATER HEATER
• NEW STAINED DECK
• NEW PAINT
• NEW FLOORING

Property features AI

Exterior

• Parking: Attached garage for 2 cars with automatic door opener
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Rock and frame with Masonite exterior
• Construction: Architectural shingle roof; Slab/crawl space combination foundation
• Exterior features: Sloped lot in a subdivision with upward slope; Paved road access

Interior

• Kitchen: Built-in stove; Electric range; Dishwasher; Disposal; Refrigerator stays; Ice maker connection
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Formal living room; Great room; Wood-burning fireplace with gas starter

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $252k.

Deal economics

• At list price, monthly cash flow is $83 ($994/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 $219k (13.3% below list).
• Recommended offer: $219k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Don Roberts Elementary School (math 68% / reading 65%, grade B+, #19 of 454 statewide, top 4%, 1,004 students, 23% FRL) — zoned schools average 23% FRL vs 69% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 66% at this address vs 24% district-wide (+42 pts) — the actual schools serving this property are materially stronger than the Little Rock School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 65 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $8k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $140k; list at $252k implies a 80% 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 $219,008 (13.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.87% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $292,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13115 Pleasant Forest Dr	0.04mi	3/2.5 (-1)	2,156 (+1%)	2mo	$280,000	$130	88
13209 Pleasant Forest Dr	0.06mi	3/2.0 (-1)	1,985 (-7%)	3mo	$275,000	$139	78
2 Forest Maple Ct	0.19mi	3/2.5 (-1)	2,190 (+2%)	5mo	$280,000	$128	75
2 Forestwood Cv	0.21mi	3/2.5 (-1)	2,275 (+6%)	1mo	$330,000	$145	72
9 Emerald Ct	0.22mi	3/2.5 (-1)	2,223 (+4%)	8mo	$290,000	$130	69
4410 Sam Peck	0.41mi	3/2.0 (-1)	1,950 (-9%)	0mo	$290,000	$149	62
5 Christopher Cv	0.35mi	4/2.5	1,847 (-14%)	2mo	$215,630	$117	57
11 Valley Forge Dr	0.67mi	4/2.5	2,241 (+5%)	2mo	$388,500	$173	57
13701 Pleasant Forest Dr	0.29mi	3/2.0 (-1)	2,364 (+11%)	9mo	$354,000	$150	57
12224 Shawnee Forest Dr	0.60mi	4/3.0	2,006 (-6%)	6mo	$274,500	$137	52
18 Shawnee Forest Cv	0.58mi	3/2.5 (-1)	2,310 (+8%)	2mo	$295,000	$128	51
3112 Valley Park Dr	0.69mi	3/2.0 (-1)	1,924 (-10%)	1mo	$255,000	$133	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-35,668
• Equity at exit: $37,649

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-24,376
• Equity at exit: $21,832

Cash invested: $70,700 (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 72212

• Active inventory: 65
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,190 high
• Mortgage (P&I): −$1,324
• Tax from tax record: −$218 /mo · $2,616/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $83

Break-even live

Break-even rent $2,085

Max offer price $252,500

Occupancy floor 91%

Sensitivity live

Price	-10% $226	-5% $154	+0% $83	+5% $11	+10% $-60
Rent	-10% $-90	-5% $-4	+0% $83	+5% $169	+10% $256
Rate	-1.0pp $210	-0.5pp $147	base $83	+0.5pp $17	+1.0pp $-49

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: $63,125
• Closing costs: $7,575
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13301 Pleasant Forest Dr Little Rock, AR	3.0	2.0	1666	$1,795	$1.08	25d	1	0.10mi
3806 Cameo Dr Little Rock, AR	3.0	2.0	1615	$2,225	$1.38	45d	1	0.49mi
4800 Old Oak Dr Little Rock, AR	3.0	2.5	1900	$2,750	$1.45	25d	1	0.87mi
11701 Southridge Dr Little Rock, AR	3.0	2.0	1691	$1,695	$1.00	16d	1	1.15mi
8 Lisa Ct Little Rock, AR	4.0	2.0	2072	$1,995	$0.96	25d	1	1.23mi
15400 Taylor Loop Rd Little Rock, AR	3.0	2.5	1988	$2,200	$1.11	25d	1	1.37mi

Listing history 9 events

1. 2026-06-21
   days on market $252,500 Active 10 DOM
2. 2026-06-18
   days on market $252,500 Active 7 DOM
3. 2026-06-18
   status $252,500 Active 6 DOM
4. 2026-06-17
   days on market $252,500 New Listing 6 DOM
5. 2026-06-16
   days on market $252,500 New Listing 5 DOM
6. 2026-06-15
   days on market $252,500 New Listing 4 DOM
7. 2026-06-14
   days on market $252,500 New Listing 2 DOM
8. 2026-06-13
   remarks 606-char remark
9. 2026-06-13
   listed $252,500 New Listing 1 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: $2,616 · $218/mo
• Projected year-2 tax: $2,616 · $218/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 ≥110°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: $26,281
• − Mortgage interest: −$14,144
• − Property taxes: −$2,616
• − Insurance: −$1,262
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$7,345
• Taxable loss: −$3,292
• Est. tax savings @ 24.0%: +$790
• After-tax cash flow: $1,784/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): 13,698
• Household income: $114,140
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 101.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 4% Hispanic / Latino 4% Asian 3%
• Common ancestry: Portuguese 2% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -154.02%
• Current HPI: 204.889
• Rent YoY: —
• 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

+128.7% since first listed

10 events — show timeline

• 2026-06-12 Listed $252,500 CARMLS
• 2013-07-05 Sold (Public Records) $140,000 Public Records
• 2013-06-25 Sold (MLS) $140,000 CARMLS
• 2013-02-26 Listing Removed — CARMLS
• 2013-02-11 Listed $155,000 CARMLS
• 2010-07-12 Sold (Public Records) $153,000 Public Records
• 2010-07-01 Sold (MLS) $153,000 CARMLS
• 2010-06-14 Listing Removed — CARMLS
• 2010-06-11 Listed $147,500 CARMLS
• 1998-11-02 Sold (Public Records) $110,390 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,616 · +0.0% YoY. Source: county tax records.