4 Sheffield Dr · Little Rock, AR 72209

$94,900

3 bd · 1.0 ba · 875 sqft · SingleFamily public records · 8 Days on market

Built 1959 7,405 sqft lot Est $71k · 34% over

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.4/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Ideally located in the established Wakefield neighborhood, this adorable 3-bedroom, 1-bathroom cottage offers an efficient and comfortable living space. The 875-square-foot interior features an inviting eat-in kitchen and a practical layout perfect for those seeking an entry-level home or a solid investment opportunity. Outside, the property includes a secure carport and a fully fenced backyard on a manageable 0.17-acre lot, providing a safe space for pets and outdoor play. Residents will appreciate being just a short walk from local neighborhood parks and the community activities at the Southwest Community Center. This home is exceptionally well-positioned for commuters, located just minut

Key facts

• Manageable lot
• Eat-in kitchen
• Secure carport

Tags

• EAT-IN KITCHEN
• SECURE CARPORT
• FULLY FENCED BACKYARD
• MANAGEABLE LOT
• LOCAL NEIGHBORHOOD PARKS
• RAPID ACCESS TO I-30

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Exterior finished with brick and Hardie board
• Construction: Composition roof; Slab foundation
• Exterior features: Level lot; Paved road access; No area amenities listed

Interior

• Kitchen: Kitchen equipment: other (see remarks)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating and/or cooling: other (see remarks)
• Interior features: Vinyl flooring; Other features as noted in remarks

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.2% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 32% 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 $656 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 ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $94,900

Questions for the listing agent

1. Built in 1959 — 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: 1.14% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $70,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Harrow Dr	0.16mi	3/1.0	875 (0%)	6mo	$47,000	$54	88
29 Winchester Dr	0.15mi	3/1.0	902 (+3%)	17mo	$140,000	$155	74
18 Westminister Dr	0.21mi	3/1.0	950 (+9%)	2mo	$41,882	$44	74
48 S Wakefield Dr	0.29mi	3/1.5	900 (+3%)	9mo	$89,059	$99	72
22 Harrow Dr	0.19mi	3/1.0	970 (+11%)	2mo	$44,677	$46	72
35 Clifton	0.44mi	2/1.5 (-1)	875 (0%)	2mo	$65,000	$74	71
46 S Wakefield Dr	0.28mi	3/1.5	900 (+3%)	18mo	$78,000	$87	65
11 Eaton Dr	0.20mi	2/1.0 (-1)	750 (-14%)	4mo	$68,000	$91	58
4713 Sunny Hill Ct	0.36mi	3/1.5	943 (+8%)	16mo	$100,000	$106	55
6614 E Wakefield Dr	0.24mi	3/1.0	1,000 (+14%)	15mo	$81,000	$81	52
9 Southern Oaks Dr	0.74mi	2/1.0 (-1)	962 (+10%)	10mo	$65,000	$68	36
7604 Sandra Dr	0.67mi	3/2.0	1,002 (+14%)	9mo	$70,000	$70	33

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,443
• Equity at exit: $14,150

10-year hold

• IRR: 12.6%
• Equity multiple: 2.08×
• Total profit: $28,755
• Equity at exit: $8,205

Cash invested: $26,572 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,082 high
• Mortgage (P&I): −$498
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $233

Break-even live

Break-even rent $787

Max offer price $94,900

Occupancy floor 73%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Harrow Dr Little Rock, AR	3.0	1.0	875	$1,095	$1.25	19d	1	0.13mi
7305 E Wakefield Dr Little Rock, AR	3.0	1.5	1056	$1,150	$1.09	44d	1	0.14mi
21 Harrow Dr Little Rock, AR	3.0	1.0	875	$800	$0.91	14d	1	0.14mi
6320 Butler Rd Apt 3E Little Rock, AR	2.0	1.0	609	$750	$1.23	44d	1	0.54mi
15 Timber Ln Little Rock, AR	3.0	1.5	925	$975	$1.05	44d	1	0.73mi
5701 Dreher Ln Unit 30 Little Rock, AR	2.0	1.5	900	$905	$1.01	44d	1	1.08mi
5701 Dreher Ln Unit 100 Little Rock, AR	2.0	1.5	900	$905	$1.01	23d	1	1.08mi
5701 Dreher Ln Unit 11 Little Rock, AR	2.0	1.5	900	$905	$1.01	14d	1	1.08mi
5801 W 59th St Little Rock, AR	3.0	1.0	973	$1,173	$1.21	44d	1	1.09mi
15 Rolling Ln Little Rock, AR	3.0	1.0	1100	$1,000	$0.91	44d	1	1.18mi
9220 Ricky Ln Little Rock, AR	3.0	1.0	954	$1,245	$1.31	14d	1	1.39mi

Listing history 7 events

1. 2026-06-18
   days on market $94,900 Active 8 DOM
2. 2026-06-17
   statusdays on market $94,900 Active 7 DOM
3. 2026-06-16
   days on market $94,900 New Listing 6 DOM
4. 2026-06-15
   days on market $94,900 New Listing 5 DOM
5. 2026-06-14
   days on market $94,900 New Listing 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $94,900 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: $1,010 · $84/mo
• Projected year-2 tax: $1,010 · $84/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $12,982
• − Mortgage interest: −$5,316
• − Property taxes: −$1,010
• − Insurance: −$474
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,761
• Taxable income: $1,343
• Est. tax owed @ 24.0%: −$322
• After-tax cash flow: $2,476/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

+470.7% since first listed

3 events — show timeline

• 2026-06-10 Listed $94,900 CARMLS
• 2020-07-06 Sold (Public Records) $103,000 Public Records
• 2000-07-28 Sold (Public Records) $16,628 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,010 · +0.0% YoY. Source: county tax records.