5709 Windamere Dr · Little Rock, AR 72209

$132,000

3 bd · 1.5 ba · 1,213 sqft · SingleFamily public records · 176 Days on market

Built 1959 10,454 sqft lot $109/sqft · at area comps Est $138k · at est.

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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 +14.1/30.0
• ARV discount +9.4/15.0
• DSCR +4.3/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this Cute 3Bedroom home in Southwest Little Rock. Large kitchen that is perfect for cooking family meals. Beautiful hardwood flooring throughout. Large yard with plenty of shade. Conveniently located right off Geyer Springs Road that is close to shopping, dining, and more!

Key facts

• Hardwood flooring
• Large yard
• Large kitchen

Tags

• LARGE KITCHEN
• HARDWOOD FLOORING
• LARGE YARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $18 ($218/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 $109k (17.7% below list).
• Recommended offer: $109k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Chicot Elementary School (math 15% / reading 12%, grade F, #413 of 454 statewide, top 91%, 867 students, 91% FRL); Cloverdale Middle School (math 4% / reading 6%, grade F, #201 of 201 statewide, top 100%, 665 students, 84% FRL) — zoned schools average 88% FRL vs 69% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 24% district-wide (-15 pts) — the specific schools serving this property underperform the Little Rock School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.8%/yr); 86 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $913 of loan paydown is wiped out by about $4k 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

• It's been on market 176 days — a 12% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask is 12179% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $89k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $108,682 (17.7% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (median comp): $137,903
• List price: $132,000
• Delta: -4.28%
• 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
5917 Chaucer Ln	0.13mi	4/2.0 (+1)	1,192 (-2%)	4mo	$96,000	$81	81
8616 Dreher Ln	0.41mi	3/2.0	1,233 (+2%)	3mo	$156,000	$127	74
5405 Dreher Ln	0.21mi	3/2.0	1,389 (+14%)	10mo	$178,000	$128	56
7 Linkay Ct	0.47mi	3/2.0	1,075 (-11%)	6mo	$138,000	$128	52
8301 Stanton Rd	0.50mi	3/1.0	1,080 (-11%)	6mo	$66,000	$61	51
6415 Juniper Rd	0.46mi	3/2.0	1,148 (-5%)	21mo	$154,000	$134	50
6324 Denham Dr	0.69mi	2/1.0 (-1)	1,148 (-5%)	3mo	$65,000	$57	49
7516 Sandra Dr	0.51mi	3/2.0	1,332 (+10%)	14mo	$97,500	$73	46
1002 Stardust Trl	0.50mi	3/2.0	1,370 (+13%)	12mo	$97,000	$71	43
6612 Verbena Dr	0.58mi	2/2.0 (-1)	1,374 (+13%)	5mo	$67,500	$49	39
34 Clifton Dr	0.69mi	4/1.0 (+1)	1,150 (-5%)	17mo	$105,000	$91	38
4619 Stratton Ave	0.69mi	3/1.5	1,071 (-12%)	17mo	$112,000	$105	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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-18,277
• Equity at exit: $19,682

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-6,105
• Equity at exit: $11,413

Cash invested: $36,960 (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: 86
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,087 high
• Mortgage (P&I): −$692
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $18

Break-even live

Break-even rent $1,064

Max offer price $132,000

Occupancy floor 93%

Sensitivity live

Price	-10% $93	-5% $56	+0% $18	+5% $-19	+10% $-57
Rent	-10% $-68	-5% $-25	+0% $18	+5% $61	+10% $104
Rate	-1.0pp $85	-0.5pp $52	base $18	+0.5pp $-16	+1.0pp $-51

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5709 Windamere Dr Little Rock, AR	3.0	1.5	1213	$1,075	$0.89	25d	1	0.03mi
5701 Dreher Ln Unit 30 Little Rock, AR	2.0	1.5	900	$905	$1.01	45d	1	0.08mi
5701 Dreher Ln Unit 11 Little Rock, AR	2.0	1.5	900	$905	$1.01	16d	1	0.08mi
5701 Dreher Ln Unit 100 Little Rock, AR	2.0	1.5	900	$905	$1.01	25d	1	0.08mi
5806 Southwick Dr Little Rock, AR	3.0	1.5	1116	$1,295	$1.16	16d	1	0.56mi
5301 Southboro Ct Little Rock, AR	2.0	1.5	992	$750	$0.76	25d	1	0.68mi
5306 McClellan Dr Little Rock, AR	3.0	1.5	1044	$1,215	$1.16	45d	1	0.71mi
6111 Queensboro Dr Unit D Little Rock, AR	3.0	1.5	1100	$825	$0.75	25d	1	0.73mi
3 Regency Cir Little Rock, AR	3.0	1.5	1347	$1,175	$0.87	16d	1	0.81mi
6815 Forbing Rd Unit 26 Little Rock, AR	2.0	2.0	1170	$950	$0.81	45d	1	0.91mi
5703 Valley Dr Unit B Little Rock, AR	2.0	1.0	860	$1,095	$1.27	45d	1	0.91mi
9115 Ricky Ln Little Rock, AR	3.0	1.5	1160	$1,100	$0.95	16d	1	0.94mi
9220 Ricky Ln Little Rock, AR	3.0	1.0	954	$1,245	$1.31	16d	1	0.96mi
6921 Knollwood Rd Little Rock, AR	3.0	2.0	1196	$1,195	$1.00	16d	1	1.03mi
7305 E Wakefield Dr Little Rock, AR	3.0	1.5	1056	$1,150	$1.09	45d	1	1.11mi
29 Rugby Dr Little Rock, AR	3.0	1.0	1150	$1,150	$1.00	16d	1	1.13mi
4013 Wooddale Dr Little Rock, AR	3.0	2.0	1442	$1,395	$0.97	23d	1	1.16mi
10112 Palo Alto Dr Little Rock, AR	3.0	2.0	1062	$1,095	$1.03	45d	1	1.16mi
7124 Twin Oaks Rd Little Rock, AR	3.0	1.0	912	$975	$1.07	25d	1	1.18mi
21 Harrow Dr Little Rock, AR	3.0	1.0	875	$800	$0.91	16d	1	1.19mi
7 Harrow Dr Little Rock, AR	3.0	1.0	875	$1,095	$1.25	21d	1	1.24mi
15 Timber Ln Little Rock, AR	3.0	1.5	925	$975	$1.05	45d	1	1.31mi
6120 Butler Rd Little Rock, AR	3.0	1.5	1447	$1,050	$0.73	25d	1	1.43mi
3717 Pine Cone Dr Little Rock, AR	4.0	1.5	1357	$1,195	$0.88	45d	1	1.45mi

Listing history 26 events

1. 2026-05-02
   listed $1,075
2. 2026-05-01
   historical $1,095
3. 2026-04-13
   price $132,000 283-char remark

   Show marketing remark (283 chars)

   Check out this Cute 3Bedroom home in Southwest Little Rock. Large kitchen that is perfect for cooking family meals. Beautiful hardwood flooring throughout. Large yard with plenty of shade. Conveniently located right off Geyer Springs Road that is close to shopping, dining, and more!

4. 2026-03-09
   status Back on Market 283-char remark

   Show marketing remark (283 chars)

   Check out this Cute 3Bedroom home in Southwest Little Rock. Large kitchen that is perfect for cooking family meals. Beautiful hardwood flooring throughout. Large yard with plenty of shade. Conveniently located right off Geyer Springs Road that is close to shopping, dining, and more!

5. 2026-02-27
   historical Take Backups 283-char remark

   Show marketing remark (283 chars)

   Check out this Cute 3Bedroom home in Southwest Little Rock. Large kitchen that is perfect for cooking family meals. Beautiful hardwood flooring throughout. Large yard with plenty of shade. Conveniently located right off Geyer Springs Road that is close to shopping, dining, and more!

6. 2026-02-16
   price $136,000 283-char remark

   Show marketing remark (283 chars)

   Check out this Cute 3Bedroom home in Southwest Little Rock. Large kitchen that is perfect for cooking family meals. Beautiful hardwood flooring throughout. Large yard with plenty of shade. Conveniently located right off Geyer Springs Road that is close to shopping, dining, and more!

7. 2026-02-09
   price $1,095
8. 2026-01-17
   price $138,000 283-char remark

   Show marketing remark (283 chars)

   Check out this Cute 3Bedroom home in Southwest Little Rock. Large kitchen that is perfect for cooking family meals. Beautiful hardwood flooring throughout. Large yard with plenty of shade. Conveniently located right off Geyer Springs Road that is close to shopping, dining, and more!

9. 2026-01-03
   price $1,100
10. 2025-12-10
    price $1,125
11. 2025-12-02
    listed $140,000 New Listing 283-char remark

    Show marketing remark (283 chars)

    Check out this Cute 3Bedroom home in Southwest Little Rock. Large kitchen that is perfect for cooking family meals. Beautiful hardwood flooring throughout. Large yard with plenty of shade. Conveniently located right off Geyer Springs Road that is close to shopping, dining, and more!

12. 2025-11-14
    listed $1,150
13. 2017-11-09
    status Under Contract 112-char remark

    Show marketing remark (112 chars)

    Newly renovated 3 bedroom 1.5 bath home for sale. Close to Shopping and dinning, also easy access to interstate.

14. 2017-10-20
    soldstatus $89,000
15. 2017-10-16
    soldstatus $89,000 Sold 112-char remark

    Show marketing remark (112 chars)

    Newly renovated 3 bedroom 1.5 bath home for sale. Close to Shopping and dinning, also easy access to interstate.

16. 2017-08-08
    listed $89,000 New Listing 112-char remark

    Show marketing remark (112 chars)

    Newly renovated 3 bedroom 1.5 bath home for sale. Close to Shopping and dinning, also easy access to interstate.

17. 2017-07-11
    soldstatus $47,500
18. 2017-07-10
    status Under Contract
19. 2017-07-07
    soldstatus $47,500 Sold
20. 2017-06-09
    historical Take Backups
21. 2017-06-02
    price $64,500
22. 2017-05-17
    price $66,900
23. 2017-04-06
    price $70,000
24. 2017-03-16
    listed $77,000 New Listing
25. 2016-12-19
    historical
26. 2016-10-06
    listed $70,000 New Listing

ⓘ 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: $1,118 · $93/mo
• Projected year-2 tax: $1,118 · $93/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 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: $13,042
• − Mortgage interest: −$7,394
• − Property taxes: −$1,118
• − Insurance: −$660
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$3,840
• Taxable loss: −$2,057
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $712/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

-98.5% since first listed

26 events — show timeline

• 2026-05-02 Listed for Rent $1,075 CARMLS
• 2026-05-01 Rental Removed $1,095 CARMLS
• 2026-04-13 Price Changed $132,000 CARMLS
• 2026-03-09 Relisted — CARMLS
• 2026-02-27 Contingent — CARMLS
• 2026-02-16 Price Changed $136,000 CARMLS
• 2026-02-09 Price Changed $1,095 CARMLS
• 2026-01-17 Price Changed $138,000 CARMLS
• 2026-01-03 Price Changed $1,100 CARMLS
• 2025-12-10 Price Changed $1,125 CARMLS
• 2025-12-02 Listed $140,000 CARMLS
• 2025-11-14 Listed for Rent $1,150 CARMLS
• 2017-11-09 Pending — CARMLS
• 2017-10-20 Sold (Public Records) $89,000 Public Records
• 2017-10-16 Sold (MLS) $89,000 CARMLS
• 2017-08-08 Listed $89,000 CARMLS
• 2017-07-11 Sold (Public Records) $47,500 Public Records
• 2017-07-10 Pending — CARMLS
• 2017-07-07 Sold (MLS) $47,500 CARMLS
• 2017-06-09 Contingent — CARMLS
• 2017-06-02 Price Changed $64,500 CARMLS
• 2017-05-17 Price Changed $66,900 CARMLS
• 2017-04-06 Price Changed $70,000 CARMLS
• 2017-03-16 Listed $77,000 CARMLS
• 2016-12-19 Listing Removed — CARMLS
• 2016-10-06 Listed $70,000 CARMLS

Property tax history

+2.9%/yr

Latest (2025): $1,118 · +7.7% YoY. Source: county tax records.