127 Point West Cir · Little Rock, AR 72211

$210,900

3 bd · 2.0 ba · 1,257 sqft · SingleFamily public records · 72 Days on market

Built 1984 7,840 sqft lot $168/sqft · at area comps Est $212k · 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 +13.4/30.0
• ARV discount +7.7/15.0
• DSCR +4.0/10.0
• Rent growth +3.9/5.0
• 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

SO much love has gone into this affordable3 bedroom 2 bath home! Recent improvements include: 2026:Fresh paint interior and exterior, new deck, new attic door and ladder. 2025:new roof, vapor barrier and crawlspace pipe insulation. 2024:new HVAC(seasonal inspections through 2027 transfers to new owner). 2022:vinyl laminate flooring. 2021:gutter covers, new water heater. 2020:new water line to home. Other notable features: Gas start fireplace, partially floored attic for storage, fridge/stove/microwave/dishwasher/charcoal grill/carpet cleaner/shampooer stays, Termite inspection was done December 2025, flower gardens and landscaping, Beautiful view from the deck, great neighbors and neighborhood, minutes away from shopping and quick access to interstate 630 and 430.

Key facts

• Vapor barrier
• Fresh paint interior
• New deck

Tags

• FRESH PAINT INTERIOR
• NEW DECK
• NEW ATTIC DOOR
• NEW ROOF
• VAPOR BARRIER
• CRAWLSPACE PIPE INSULATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $211k.

Deal economics

• At list price, monthly cash flow is $4 ($49/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 $172k (18.4% below list).
• Recommended offer: $172k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+5.5%/yr); 87 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 72 days — a 6% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $19k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $114k; list at $211k implies a 85% 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 $172,081 (18.4% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (median comp): $212,026
• List price: $210,900
• Delta: -0.53%
• 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
608 Timber Hill Dr	0.31mi	3/2.0	1,292 (+3%)	3mo	$165,000	$128	78
3 Woodhill Ct	0.22mi	3/2.0	1,324 (+5%)	3mo	$215,000	$162	78
1610 Calgary Trl	0.41mi	3/2.0	1,249 (-1%)	6mo	$219,000	$175	75
3 Spur Cv	0.17mi	3/2.0	1,116 (-11%)	3mo	$184,900	$166	71
12416 Timber Bend Dr	0.34mi	3/2.0	1,355 (+8%)	1mo	$225,000	$166	70
28 Elkrun Cv	0.25mi	3/2.0	1,351 (+8%)	7mo	$219,900	$163	70
416 Trumpler St	0.46mi	3/2.0	1,165 (-7%)	2mo	$189,900	$163	65
420 Trumpler St	0.45mi	3/2.0	1,162 (-8%)	2mo	$189,900	$163	65
8 Calvary Cir	0.64mi	3/2.0	1,199 (-5%)	2mo	$206,500	$172	61
1511 Mesquite Dr	0.54mi	3/2.0	1,370 (+9%)	2mo	$229,000	$167	58
6 Cheyenne Cv	0.59mi	3/2.0	1,348 (+7%)	4mo	$217,000	$161	57
27 Taylor Park Loop	0.63mi	2/2.0 (-1)	1,439 (+14%)	1mo	$270,000	$188	41

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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.50×
• Total profit: $-29,549
• Equity at exit: $31,446

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-6,545
• Equity at exit: $18,235

Cash invested: $59,052 (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 72211

• Rents YoY: 5.5%
• Active inventory: 87
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$1,106
• Tax from tax record: −$161 /mo · $1,938/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $4

Break-even live

Break-even rent $1,716

Max offer price $210,900

Occupancy floor 95%

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: $52,725
• Closing costs: $6,327
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Wagon Wheel Ct Little Rock, AR	3.0	2.0	1250	$1,673	$1.34	43d	1	0.21mi
311 Gamble Rd Little Rock, AR	4.0	2.0	1682	$3,200	$1.90	23d	1	0.54mi
19 Burkwood Dr Little Rock, AR	3.0	2.0	1552	$2,200	$1.42	14d	1	0.57mi
13025 Lorena Ave Little Rock, AR	4.0	2.0	1800	$1,625	$0.90	43d	1	0.59mi
222 Gamble Rd Little Rock, AR	3.0	2.5	1500	$1,650	$1.10	23d	1	0.61mi
220 Gamble Rd Little Rock, AR	3.0	2.5	1500	$1,650	$1.10	23d	1	0.62mi
11423 Birchwood Dr Little Rock, AR	3.0	2.0	1834	$1,911	$1.04	23d	1	0.80mi
7 Kings Pointe Cv Little Rock, AR	3.0	2.0	1200	$1,800	$1.50	21d	1	0.93mi
117 Edgewood Cir Little Rock, AR	3.0	2.0	1650	$2,600	$1.58	43d	1	1.08mi
13500 Chenal Pkwy Little Rock, AR	1.0–3.0	1.0–2.0	920	$1,527	$1.66	14d	61	1.14mi
508 Green Mountain Cir #80 Little Rock, AR	2.0	2.0	1060	$1,060	$1.00	43d	1	1.17mi
14201 Kanis Rd Little Rock, AR	1.0–3.0	1.0–2.0	995	$1,417	$1.42	14d	18	1.17mi
1310 Aldersgate Rd Little Rock, AR	2.0	2.0	1150	$1,352	$1.18	19d	7	1.29mi
11124 Mara Lynn Rd Unit D Little Rock, AR	2.0	1.0	1000	$725	$0.72	43d	1	1.30mi
6 Woodlore Ct Little Rock, AR	3.0	2.0	1614	$1,750	$1.08	23d	1	1.32mi
10901 Mara Lynn Rd Little Rock, AR	2.0	1.0	1000	$1,050	$1.05	43d	1	1.38mi
1621 Wilson Rd Little Rock, AR	4.0	2.0	1632	$2,175	$1.33	43d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $210,900 Active 72 DOM
2. 2026-06-17
   days on market $210,900 Active 71 DOM
3. 2026-06-16
   days on market $210,900 Active 70 DOM
4. 2026-06-15
   statusdays on market $210,900 Active 69 DOM
5. 2026-06-14
   days on market $210,900 Price Change 67 DOM
6. 2026-06-13
   days on market $210,900 Price Change 66 DOM
7. 2026-06-10
   days on market $210,900 Price Change 64 DOM
8. 2026-06-09
   days on market $210,900 Price Change 63 DOM
9. 2026-06-08
   pricestatusdays on market $210,900 Price Change 62 DOM
10. 2026-06-05
    days on market $219,900 Active 58 DOM
11. 2026-06-03
    days on market $219,900 Active 57 DOM
12. 2026-06-02
    days on market $219,900 Active 56 DOM
13. 2026-06-01
    days on market $219,900 Active 55 DOM
14. 2026-05-31
    days on market $219,900 Active 54 DOM
15. 2026-05-31
    days on market $219,900 Active 53 DOM
16. 2026-05-19
    price $219,900 774-char remark

    Show marketing remark (774 chars)

    SO much love has gone into this affordable3 bedroom 2 bath home! Recent improvements include: 2026:Fresh paint interior and exterior, new deck, new attic door and ladder. 2025:new roof, vapor barrier and crawlspace pipe insulation. 2024:new HVAC(seasonal inspections through 2027 transfers to new owner). 2022:vinyl laminate flooring. 2021:gutter covers, new water heater. 2020:new water line to home. Other notable features: Gas start fireplace, partially floored attic for storage, fridge/stove/microwave/dishwasher/charcoal grill/carpet cleaner/shampooer stays, Termite inspection was done December 2025, flower gardens and landscaping, Beautiful view from the deck, great neighbors and neighborhood, minutes away from shopping and quick access to interstate 630 and 430.

17. 2026-04-25
    price $224,900 774-char remark

    Show marketing remark (774 chars)

    SO much love has gone into this affordable3 bedroom 2 bath home! Recent improvements include: 2026:Fresh paint interior and exterior, new deck, new attic door and ladder. 2025:new roof, vapor barrier and crawlspace pipe insulation. 2024:new HVAC(seasonal inspections through 2027 transfers to new owner). 2022:vinyl laminate flooring. 2021:gutter covers, new water heater. 2020:new water line to home. Other notable features: Gas start fireplace, partially floored attic for storage, fridge/stove/microwave/dishwasher/charcoal grill/carpet cleaner/shampooer stays, Termite inspection was done December 2025, flower gardens and landscaping, Beautiful view from the deck, great neighbors and neighborhood, minutes away from shopping and quick access to interstate 630 and 430.

18. 2026-04-07
    listed $229,900 New Listing 774-char remark

    Show marketing remark (774 chars)

    SO much love has gone into this affordable3 bedroom 2 bath home! Recent improvements include: 2026:Fresh paint interior and exterior, new deck, new attic door and ladder. 2025:new roof, vapor barrier and crawlspace pipe insulation. 2024:new HVAC(seasonal inspections through 2027 transfers to new owner). 2022:vinyl laminate flooring. 2021:gutter covers, new water heater. 2020:new water line to home. Other notable features: Gas start fireplace, partially floored attic for storage, fridge/stove/microwave/dishwasher/charcoal grill/carpet cleaner/shampooer stays, Termite inspection was done December 2025, flower gardens and landscaping, Beautiful view from the deck, great neighbors and neighborhood, minutes away from shopping and quick access to interstate 630 and 430.

19. 2010-12-14
    soldstatus $114,000
20. 2010-12-09
    soldstatus $114,000 504-char remark

    Show marketing remark (504 chars)

    What a neat house! There are a lot of little extras in this house! The great room is oversized and features vaulted ceiling and a handsome wood burning fireplace. The kitchen has pergo-type floors, a large pantry and lots of natural light. The master bedroom is large and features a walk in closet! The backyard is landscaped and you will love the large, 2 level deck! Plus the HVAC was replaced in 2008, water heater 2004, garbage disposal 2010! A great house in a great neighborhood! Check it out!

21. 2010-11-08
    historical 504-char remark

    Show marketing remark (504 chars)

    What a neat house! There are a lot of little extras in this house! The great room is oversized and features vaulted ceiling and a handsome wood burning fireplace. The kitchen has pergo-type floors, a large pantry and lots of natural light. The master bedroom is large and features a walk in closet! The backyard is landscaped and you will love the large, 2 level deck! Plus the HVAC was replaced in 2008, water heater 2004, garbage disposal 2010! A great house in a great neighborhood! Check it out!

22. 2010-10-22
    listed $114,000 504-char remark

    Show marketing remark (504 chars)

    What a neat house! There are a lot of little extras in this house! The great room is oversized and features vaulted ceiling and a handsome wood burning fireplace. The kitchen has pergo-type floors, a large pantry and lots of natural light. The master bedroom is large and features a walk in closet! The backyard is landscaped and you will love the large, 2 level deck! Plus the HVAC was replaced in 2008, water heater 2004, garbage disposal 2010! A great house in a great neighborhood! Check it out!

23. 2003-06-18
    soldstatus $109,000
24. 2001-05-11
    soldstatus $87,430

ⓘ 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: $1,938 · $161/mo
• Projected year-2 tax: $1,938 · $161/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 · 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: $20,650
• − Mortgage interest: −$11,814
• − Property taxes: −$1,938
• − Insurance: −$1,054
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$6,135
• Taxable loss: −$3,595
• Est. tax savings @ 24.0%: +$863
• After-tax cash flow: $912/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): 22,335
• Household income: $83,134
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 1062.0

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 (64%)
• Race & ethnicity: White 64% Black 19% Asian 8% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 4% Chinese 3% Other Indo-European 3%

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: ▼ -122.88%
• Current HPI: 186.3947
• Rent YoY: ▲ 5.48%
• 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

+151.5% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $219,900 CARMLS
• 2026-04-25 Price Changed $224,900 CARMLS
• 2026-04-07 Listed $229,900 CARMLS
• 2010-12-14 Sold (Public Records) $114,000 Public Records
• 2010-12-09 Sold (MLS) $114,000 CARMLS
• 2010-11-08 Listing Removed — CARMLS
• 2010-10-22 Listed $114,000 CARMLS
• 2003-06-18 Sold (Public Records) $109,000 Public Records
• 2001-05-11 Sold (Public Records) $87,430 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,938 · +4.3% YoY. Source: county tax records.