2619 Elkhart Dr · Little Rock, AR 72204

$134,900

3 bd · 1.0 ba · 1,172 sqft · SingleFamily public records · 39 Days on market

Built 1970 6,969 sqft lot $115/sqft · 10% below area Est $150k · 10% under ↓ 3% since listing

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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 +17.7/30.0
• ARV discount +12.0/15.0
• DSCR +5.5/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FANTASTIC 3 BED 1.5 BATH. THIS HOME FEATURES FRESH PAINT, NEW LVT, NEW ROOF, NEW STAINLESS APPLIANCES, AND MUCH MORE. SUPER CLEAN AND MOVE IN READY

Key facts

• Fresh paint
• New lvt
• Move in ready

Tags

• FRESH PAINT
• NEW LVT
• NEW ROOF
• NEW STAINLESS APPLIANCES
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $117k (13.6% below list).
• Recommended offer: $117k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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 (+4.9%/yr); 190 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 34% of the median local income ($41k/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 $933 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 39 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $116,535 (13.6% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 9.6

CMA / ARV

• ARV (median comp): $149,704
• List price: $134,900
• Delta: -9.89%
• 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
3003 Vancouver Dr	0.17mi	3/1.5	1,176 (+0%)	5mo	$148,000	$126	86
2918 Vancouver Dr	0.16mi	3/1.5	1,197 (+2%)	4mo	$160,000	$134	84
2901 Walker St	0.16mi	3/2.0	1,131 (-4%)	6mo	$138,000	$122	77
2112 Singleton Ct	0.36mi	3/1.0	1,136 (-3%)	4mo	$132,000	$116	74
2208 Singleton Cv	0.28mi	3/2.0	1,229 (+5%)	2mo	$185,000	$151	73
2204 Singleton Cv	0.29mi	3/2.0	1,204 (+3%)	6mo	$160,000	$133	73
7800 W 29th St	0.20mi	3/2.0	1,229 (+5%)	8mo	$158,300	$129	72
3013 Tatum St	0.41mi	4/2.0 (+1)	1,152 (-2%)	1mo	$168,500	$146	68
3417 Wynne St	0.52mi	3/1.0	1,120 (-4%)	5mo	$52,000	$46	64
8212 W 24th St	0.22mi	3/1.5	1,024 (-13%)	7mo	$143,000	$140	61
8904 Sage Meadows Dr	0.58mi	3/2.0	1,265 (+8%)	5mo	$167,775	$133	51
3703 Boyd St	0.70mi	3/1.5	1,064 (-9%)	5mo	$68,000	$64	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 · 4.91% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.66×
• Total profit: $-12,685
• Equity at exit: $20,114

10-year hold

• IRR: 2.5%
• Equity multiple: 1.20×
• Total profit: $7,410
• Equity at exit: $11,664

Cash invested: $37,772 (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 72204

• Home prices YoY: -21.5%
• Rents YoY: 4.9%
• Active inventory: 190
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,165 high
• Mortgage (P&I): −$707
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $109

Break-even live

Break-even rent $1,027

Max offer price $134,900

Occupancy floor 86%

Sensitivity live

Price	-10% $185	-5% $147	+0% $109	+5% $71	+10% $33
Rent	-10% $17	-5% $63	+0% $109	+5% $155	+10% $201
Rate	-1.0pp $177	-0.5pp $143	base $109	+0.5pp $74	+1.0pp $39

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2412 Vancouver Dr Little Rock, AR	3.0	1.5	1104	$1,200	$1.09	45d	1	0.14mi
8 Utica Ln Little Rock, AR	3.0	1.5	1006	$850	$0.84	45d	1	0.25mi
3004 Walker St Little Rock, AR	4.0	1.0	1300	$995	$0.77	15d	1	0.27mi
2017 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	45d	1	0.38mi
2015 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	45d	1	0.38mi
2011 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	45d	1	0.38mi
2009 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	45d	1	0.39mi
2007 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	45d	1	0.39mi
2005 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	45d	1	0.39mi
2003 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	45d	1	0.39mi
2001 Scotty Ct Little Rock, AR	2.0	1.0	850	$995	$1.17	45d	1	0.39mi
3219 Potter St Little Rock, AR	3.0	1.0	976	$895	$0.92	45d	1	0.39mi
2706 Longcoy St Little Rock, AR	3.0	2.0	1200	$1,250	$1.04	45d	1	0.45mi
8901 Tanya Dr Little Rock, AR	2.0	1.0	784	$850	$1.08	25d	1	0.59mi
3324 Tatum St Little Rock, AR	2.0	1.0	800	$795	$0.99	45d	1	0.59mi
8900 Tanya Dr Unit A Little Rock, AR	2.0	1.0	814	$750	$0.92	45d	1	0.60mi
8906 Morris Manor Dr Little Rock, AR	2.0	1.5	846	$850	$1.00	15d	1	0.64mi
8906 Morris Manor Dr Apt 6 Little Rock, AR	2.0	1.5	864	$825	$0.95	25d	1	0.64mi
9012 Tanya Dr Little Rock, AR	2.0	1.5	1036	$1,045	$1.01	25d	1	0.69mi
1500 Parham Pointe Dr Little Rock, AR	1.0–2.0	1.0–2.0	941	$1,300	$1.38	20d	5	0.76mi
3219 Holt St Little Rock, AR	2.0	2.0	816	$950	$1.16	45d	1	0.83mi
1801 Labette Manor Dr Unit 1 Little Rock, AR	3.0	1.5	1000	$995	$0.99	15d	1	0.87mi
1801 Labette Manor Dr Unit 7 Little Rock, AR	3.0	1.5	991	$995	$1.00	45d	1	0.87mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	45d	1	0.89mi
9105 W 36th St Little Rock, AR	3.0	2.0	1200	$1,295	$1.08	15d	1	0.92mi
9024 W 37th St Little Rock, AR	2.0	1.0	800	$1,075	$1.34	25d	1	0.92mi
9401 Courtney Cv Little Rock, AR	3.0	2.0	1500	$2,029	$1.35	25d	1	0.94mi
3510 S Bryant St Unit 50 Little Rock, AR	2.0	1.0	807	$995	$1.23	45d	1	0.94mi
2823 Covenant Cv Little Rock, AR	3.0	2.0	1500	$2,029	$1.35	25d	1	0.94mi
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	45d	1	0.94mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	22d	1	0.99mi
99 Broadmoor Dr Little Rock, AR	3.0	1.5	1224	$1,195	$0.98	45d	1	1.02mi
4108 Longcoy St Little Rock, AR	4.0	2.0	1148	$1,600	$1.39	15d	1	1.03mi
3724 Holt St Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	25d	1	1.03mi
32 Barbara Dr Little Rock, AR	3.0	2.0	1201	$1,195	$1.00	25d	1	1.05mi
2101 Romine Rd Little Rock, AR	4.0	1.5	1380	$1,450	$1.05	45d	1	1.06mi
9409 Cerelle Dr Little Rock, AR	3.0	1.5	1432	$1,375	$0.96	25d	1	1.06mi
107 Broadmoor Dr Little Rock, AR	3.0	1.0	1202	$1,025	$0.85	45d	1	1.07mi
8700 Riley Dr Apt 626 Little Rock, AR	2.0	2.0	1114	$3,850	$3.46	45d	1	1.09mi
58 Berkshire Dr Little Rock, AR	3.0	1.5	1304	$1,250	$0.96	25d	1	1.16mi

Listing history 5 events

1. 2026-05-31
   statusdays on market $134,900 Under Contract 39 DOM
2. 2026-05-11
   status Back on Market 147-char remark

   Show marketing remark (147 chars)

   FANTASTIC 3 BED 1.5 BATH. THIS HOME FEATURES FRESH PAINT, NEW LVT, NEW ROOF, NEW STAINLESS APPLIANCES, AND MUCH MORE. SUPER CLEAN AND MOVE IN READY

3. 2026-04-07
   status Under Contract 147-char remark

   Show marketing remark (147 chars)

   FANTASTIC 3 BED 1.5 BATH. THIS HOME FEATURES FRESH PAINT, NEW LVT, NEW ROOF, NEW STAINLESS APPLIANCES, AND MUCH MORE. SUPER CLEAN AND MOVE IN READY

4. 2026-03-26
   price $144,900 147-char remark

   Show marketing remark (147 chars)

   FANTASTIC 3 BED 1.5 BATH. THIS HOME FEATURES FRESH PAINT, NEW LVT, NEW ROOF, NEW STAINLESS APPLIANCES, AND MUCH MORE. SUPER CLEAN AND MOVE IN READY

5. 2026-03-18
   listed $149,990 New Listing 147-char remark

   Show marketing remark (147 chars)

   FANTASTIC 3 BED 1.5 BATH. THIS HOME FEATURES FRESH PAINT, NEW LVT, NEW ROOF, NEW STAINLESS APPLIANCES, AND MUCH MORE. SUPER CLEAN AND MOVE IN READY

ⓘ 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: $575 · $48/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$289/yr (+$24/mo · 50.2%)

ⓘ 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 7/10 Severe 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: $13,984
• − Mortgage interest: −$7,556
• − Property taxes: −$575
• − Insurance: −$674
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$3,924
• Taxable loss: −$983
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $1,545/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): 30,525
• Household income: $40,882
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1553.0

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 Black (66%)
• Race & ethnicity: Black 66% White 18% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 9% Vietnamese 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: ▼ -47.17%
• Current HPI: 172.3977
• Rent YoY: ▲ 4.91%
• 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

-3.4% since first listed

4 events — show timeline

• 2026-05-11 Relisted — CARMLS
• 2026-04-07 Pending — CARMLS
• 2026-03-26 Price Changed $144,900 CARMLS
• 2026-03-18 Listed $149,990 CARMLS

Property tax history

-0.0%/yr

Latest (2025): $575 · +0.0% YoY. Source: county tax records.