7301 Woodson Rd · Little Rock, AR 72209

$95,000

3 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 65 Days on market

Built 1965 0.26 ac lot $71/sqft · at area comps Est $98k · at est.

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +9.0/15.0
• 1% rule +6.9/10.0
• 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

Investor opportunity in Little Rock! This 3-bedroom, 2-bath home sits on a 0.26-acre lot and backs directly up to a city park, offering added privacy and long-term appeal for tenants or resale. Strong potential as a rental, flip, or value-add project with desirable layout and location. Convenient access to local amenities, schools, and major roadways. Spacious lot provides room for improvements or outdoor enhancements. Property is being sold as-is. Don’t miss your chance to add this one to your portfolio.

Key facts

• Spacious lot
• 0.26 acre lot
• 4 parking spots

Tags

• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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); 87 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% 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 $657 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (median comp): $98,318
• List price: $95,000
• Delta: -3.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7516 Sandra Dr	0.21mi	3/2.0	1,332 (-1%)	14mo	$97,500	$73	75
4 Wellford Dr	0.32mi	3/2.0	1,205 (-10%)	1mo	$96,500	$80	65
6 Trent Dr	0.43mi	4/1.5 (+1)	1,400 (+4%)	4mo	$112,000	$80	65
5405 Dreher Ln	0.53mi	3/2.0	1,389 (+3%)	10mo	$178,000	$128	60
33 Clement Dr	0.66mi	3/1.5	1,348 (+0%)	17mo	$87,000	$65	55
7210 W Wakefield Dr Dr	0.50mi	3/1.0	1,175 (-13%)	6mo	$70,000	$60	48
20 S Wakefield	0.58mi	4/2.0 (+1)	1,220 (-9%)	4mo	$105,000	$86	47
5609 Chaucer Ln	0.72mi	3/2.0	1,430 (+6%)	17mo	$150,000	$105	40
5917 Chaucer Ln	0.74mi	4/2.0 (+1)	1,192 (-11%)	4mo	$96,000	$81	37
7000 W Wakefield Dr	0.55mi	3/1.0	1,148 (-15%)	16mo	$159,000	$139	35
1 Winchester Dr	0.70mi	4/1.0 (+1)	1,175 (-13%)	15mo	$108,000	$92	27
5 Sheffield Dr	0.68mi	2/1.0 (-1)	1,150 (-14%)	14mo	$80,000	$70	26

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $4,787
• Equity at exit: $14,165

10-year hold

• IRR: 15.5%
• Equity multiple: 2.36×
• Total profit: $36,219
• Equity at exit: $8,214

Cash invested: $26,600 (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: 87
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,128 high
• Mortgage (P&I): −$498
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $285

Break-even live

Break-even rent $768

Max offer price $95,000

Occupancy floor 70%

Sensitivity live

Price	-10% $339	-5% $312	+0% $285	+5% $258	+10% $231
Rent	-10% $196	-5% $240	+0% $285	+5% $329	+10% $374
Rate	-1.0pp $333	-0.5pp $309	base $285	+0.5pp $260	+1.0pp $235

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5701 Dreher Ln Unit 100 Little Rock, AR	2.0	1.5	900	$905	$1.01	24d	1	0.56mi
5701 Dreher Ln Unit 30 Little Rock, AR	2.0	1.5	900	$905	$1.01	45d	1	0.56mi
5701 Dreher Ln Unit 11 Little Rock, AR	2.0	1.5	900	$905	$1.01	15d	1	0.56mi
5709 Windamere Dr Little Rock, AR	3.0	1.5	1213	$1,075	$0.89	24d	1	0.62mi
29 Rugby Dr Little Rock, AR	3.0	1.0	1150	$1,150	$1.00	15d	1	0.63mi
15 Timber Ln Little Rock, AR	3.0	1.5	925	$975	$1.05	45d	1	0.67mi
21 Harrow Dr Little Rock, AR	3.0	1.0	875	$800	$0.91	15d	1	0.68mi
7305 E Wakefield Dr Little Rock, AR	3.0	1.5	1056	$1,150	$1.09	45d	1	0.74mi
7 Harrow Dr Little Rock, AR	3.0	1.0	875	$1,095	$1.25	20d	1	0.74mi
6120 Butler Rd Little Rock, AR	3.0	1.5	1447	$1,050	$0.73	24d	1	0.80mi
6815 Forbing Rd Unit 26 Little Rock, AR	2.0	2.0	1170	$950	$0.81	45d	1	0.82mi
5801 W 59th St Little Rock, AR	3.0	1.0	973	$1,173	$1.21	45d	1	0.89mi
5806 Southwick Dr Little Rock, AR	3.0	1.5	1116	$1,295	$1.16	15d	1	1.19mi
15 Rolling Ln Little Rock, AR	3.0	1.0	1100	$1,000	$0.91	45d	1	1.23mi
5301 Southboro Ct Little Rock, AR	2.0	1.5	992	$750	$0.76	24d	1	1.27mi
1 W Windsor Dr Little Rock, AR	4.0	2.0	1100	$1,250	$1.14	45d	1	1.27mi
5306 McClellan Dr Little Rock, AR	3.0	1.5	1044	$1,215	$1.16	45d	1	1.30mi
24 Edgemont Dr Little Rock, AR	3.0	1.5	1008	$1,150	$1.14	24d	1	1.30mi
5216 Gum Springs Rd Little Rock, AR	3.0	1.0	1128	$1,050	$0.93	45d	1	1.30mi
9115 Ricky Ln Little Rock, AR	3.0	1.5	1160	$1,100	$0.95	15d	1	1.31mi
3 Regency Cir Little Rock, AR	3.0	1.5	1347	$1,175	$0.87	15d	1	1.33mi
76 W Windsor Dr Little Rock, AR	3.0	2.0	1395	$1,190	$0.85	20d	1	1.36mi
9220 Ricky Ln Little Rock, AR	3.0	1.0	954	$1,245	$1.31	15d	1	1.37mi
6111 Queensboro Dr Unit D Little Rock, AR	3.0	1.5	1100	$825	$0.75	24d	1	1.37mi
4013 Wooddale Dr Little Rock, AR	3.0	2.0	1442	$1,395	$0.97	22d	1	1.50mi

Listing history 17 events

1. 2026-06-21
   days on market $95,000 Active 65 DOM
2. 2026-06-18
   days on market $95,000 Active 62 DOM
3. 2026-06-17
   days on market $95,000 Active 61 DOM
4. 2026-06-16
   days on market $95,000 Active 60 DOM
5. 2026-06-15
   days on market $95,000 Active 59 DOM
6. 2026-06-14
   days on market $95,000 Active 57 DOM
7. 2026-06-13
   days on market $95,000 Active 56 DOM
8. 2026-06-10
   days on market $95,000 Active 54 DOM
9. 2026-06-09
   days on market $95,000 Active 53 DOM
10. 2026-06-08
    days on market $95,000 Active 52 DOM
11. 2026-06-05
    days on market $95,000 Active 48 DOM
12. 2026-06-03
    days on market $95,000 Active 47 DOM
13. 2026-06-02
    days on market $95,000 Active 46 DOM
14. 2026-06-01
    days on market $95,000 Active 45 DOM
15. 2026-05-31
    days on market $95,000 Active 44 DOM
16. 2026-05-31
    days on market $95,000 Active 43 DOM
17. 2026-04-15
    listed $95,000 New Listing 516-char remark

    Show marketing remark (516 chars)

    Investor opportunity in Little Rock! This 3-bedroom, 2-bath home sits on a 0.26-acre lot and backs directly up to a city park, offering added privacy and long-term appeal for tenants or resale. Strong potential as a rental, flip, or value-add project with desirable layout and location. Convenient access to local amenities, schools, and major roadways. Spacious lot provides room for improvements or outdoor enhancements. Property is being sold as-is. Don’t miss your chance to add this one to your portfolio.

ⓘ 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: $824 · $69/mo
• Projected year-2 tax: $824 · $69/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 ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $13,538
• − Mortgage interest: −$5,321
• − Property taxes: −$824
• − Insurance: −$475
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$2,764
• Taxable income: $1,988
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $2,940/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

1 event — show timeline

• 2026-04-15 Listed $95,000 CARMLS

Property tax history

+0.1%/yr

Latest (2025): $824 · +0.0% YoY. Source: county tax records.