2818 Springer Blvd · Little Rock, AR 72206

$125,000

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 160 Days on market

Built 1950 7,405 sqft lot $98/sqft · 62% above area

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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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely updated and move-in ready, this home offers a bright, open floor plan with modern finishes throughout. The updated kitchen features brand-new cabinetry and flows seamlessly into the spacious living area, highlighted by new laminate flooring—perfect for everyday living and entertaining. Fresh interior and exterior paint enhance the home’s clean, contemporary appeal. Step outside to a large, level backyard ideal for gatherings, recreation, or future landscaping opportunities. This thoughtfully refreshed property blends comfort, style, and functionality, all in a convenient Little Rock location. Schedule your showing today and experience everything this home has to offer. Seller has never occupied the property; no property disclosure available.

Key facts

• Spacious living area
• Updated kitchen
• New cabinetry

Tags

• UPDATED KITCHEN
• NEW CABINETRY
• SPACIOUS LIVING AREA
• NEW LAMINATE FLOORING
• LARGE LEVEL BACKYARD
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 (+3.4%/yr); 125 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($52k/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 $864 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $25k; list at $125k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.12% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

• ARV (median comp): $77,360
• List price: $125,000
• Delta: 61.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2409 Vance St	0.43mi	3/1.0	1,277 (+0%)	14mo	$49,000	$38	68
2104 Vance St	0.60mi	2/1.0 (-1)	1,272 (0%)	5mo	$113,500	$89	62
2723 Cumberland St	0.69mi	3/1.0	1,274 (+0%)	9mo	$32,000	$25	60
2808 Springer Blvd Blvd	0.02mi	2/1.0 (-1)	1,120 (-12%)	21mo	$92,000	$82	57
2315 S Rock St	0.70mi	2/2.0 (-1)	1,260 (-1%)	23mo	$255,000	$202	38
616 E 21st St	0.68mi	3/1.0	1,090 (-14%)	14mo	$50,000	$46	33
2208 S Commerce St	0.71mi	3/2.0	1,400 (+10%)	18mo	$341,887	$244	31
1618 Welch St	0.72mi	2/2.0 (-1)	1,372 (+8%)	23mo	$120,000	$87	25

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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,079
• Equity at exit: $18,638

10-year hold

• IRR: 12.2%
• Equity multiple: 1.97×
• Total profit: $34,042
• Equity at exit: $10,808

Cash invested: $35,000 (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 72206

• Rents YoY: 3.4%
• Active inventory: 125
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$656
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $359

Break-even live

Break-even rent $948

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $430	-5% $395	+0% $359	+5% $324	+10% $288
Rent	-10% $248	-5% $304	+0% $359	+5% $415	+10% $470
Rate	-1.0pp $422	-0.5pp $391	base $359	+0.5pp $327	+1.0pp $294

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2708 Rock St Little Rock, AR	3.0	1.0	1114	$875	$0.79	22d	1	0.66mi
606 E 21st St Little Rock, AR	3.0	2.0	1652	$1,600	$0.97	19d	1	0.70mi
2318 Rock St Little Rock, AR	2.0	2.0	1358	$2,300	$1.69	44d	1	0.74mi
3015 Main St Little Rock, AR	4.0	2.0	1658	$2,350	$1.42	44d	1	0.87mi
1322 Hanger St Little Rock, AR	4.0	1.0	1566	$1,100	$0.70	24d	1	0.93mi
2900 Center St Little Rock, AR	3.0	1.0	1456	$1,050	$0.72	44d	1	1.01mi
1215 College St Unit B Little Rock, AR	2.0	1.5	950	$1,150	$1.21	44d	1	1.02mi
2323 S Spring St Little Rock, AR	3.0	2.0	1070	$1,100	$1.03	44d	1	1.08mi
201 E 17th St Little Rock, AR	2.0	1.5	1124	$1,550	$1.38	15d	1	1.08mi
2014 S Louisiana St Unit 3 Little Rock, AR	2.0	1.0	900	$1,350	$1.50	44d	1	1.08mi
313 W 23rd St Little Rock, AR	3.0	2.0	1134	$925	$0.82	24d	1	1.08mi
421 W 32nd St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	1.15mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,295	$0.83	15d	1	1.15mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,250	$0.80	44d	1	1.15mi
2604 Broadway St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	24d	1	1.16mi
3333 Broadway St Little Rock, AR	3.0	1.0	918	$925	$1.01	19d	1	1.21mi
4722 Springer Blvd Little Rock, AR	2.0	1.0	900	$1,100	$1.22	24d	1	1.25mi
1500 Center St Unit 5 Little Rock, AR	2.0	1.5	1100	$1,295	$1.18	44d	1	1.34mi
717 W 32nd St Unit A and B Little Rock, AR	3.0	2.5	1300	$1,550	$1.19	15d	1	1.37mi
1004 Scott St Unit 1 Little Rock, AR	2.0	1.0	1398	$1,395	$1.00	24d	1	1.41mi
2610 S Izard St Little Rock, AR	3.0	2.0	1136	$1,150	$1.01	44d	1	1.43mi
2616 S Izard St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	1.44mi
1212 Center St Little Rock, AR	2.0	2.0	1200	$1,750	$1.46	24d	1	1.44mi
1906 S State St Little Rock, AR	2.0	2.0	1160	$1,895	$1.63	44d	1	1.49mi
1908 S State St Little Rock, AR	2.0	2.0	1160	$1,650	$1.42	44d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $125,000 Active 160 DOM
2. 2026-06-17
   days on market $125,000 Active 159 DOM
3. 2026-06-16
   days on market $125,000 Active 158 DOM
4. 2026-06-15
   days on market $125,000 Active 157 DOM
5. 2026-06-14
   days on market $125,000 Active 155 DOM
6. 2026-06-13
   days on market $125,000 Active 154 DOM
7. 2026-06-10
   days on market $125,000 Active 152 DOM
8. 2026-06-09
   days on market $125,000 Active 151 DOM
9. 2026-06-08
   days on market $125,000 Active 150 DOM
10. 2026-06-05
    days on market $125,000 Active 146 DOM
11. 2026-06-03
    days on market $125,000 Active 145 DOM
12. 2026-06-02
    days on market $125,000 Active 144 DOM
13. 2026-06-01
    days on market $125,000 Active 143 DOM
14. 2026-05-31
    days on market $125,000 Active 142 DOM
15. 2026-05-31
    days on market $125,000 Active 141 DOM
16. 2026-03-17
    status Back on Market 770-char remark

    Show marketing remark (770 chars)

    Nicely updated and move-in ready, this home offers a bright, open floor plan with modern finishes throughout. The updated kitchen features brand-new cabinetry and flows seamlessly into the spacious living area, highlighted by new laminate flooring—perfect for everyday living and entertaining. Fresh interior and exterior paint enhance the home’s clean, contemporary appeal. Step outside to a large, level backyard ideal for gatherings, recreation, or future landscaping opportunities. This thoughtfully refreshed property blends comfort, style, and functionality, all in a convenient Little Rock location. Schedule your showing today and experience everything this home has to offer. Seller has never occupied the property; no property disclosure available.

17. 2026-03-13
    status Under Contract 770-char remark

    Show marketing remark (770 chars)

    Nicely updated and move-in ready, this home offers a bright, open floor plan with modern finishes throughout. The updated kitchen features brand-new cabinetry and flows seamlessly into the spacious living area, highlighted by new laminate flooring—perfect for everyday living and entertaining. Fresh interior and exterior paint enhance the home’s clean, contemporary appeal. Step outside to a large, level backyard ideal for gatherings, recreation, or future landscaping opportunities. This thoughtfully refreshed property blends comfort, style, and functionality, all in a convenient Little Rock location. Schedule your showing today and experience everything this home has to offer. Seller has never occupied the property; no property disclosure available.

18. 2026-02-17
    price $125,000 770-char remark

    Show marketing remark (770 chars)

    Nicely updated and move-in ready, this home offers a bright, open floor plan with modern finishes throughout. The updated kitchen features brand-new cabinetry and flows seamlessly into the spacious living area, highlighted by new laminate flooring—perfect for everyday living and entertaining. Fresh interior and exterior paint enhance the home’s clean, contemporary appeal. Step outside to a large, level backyard ideal for gatherings, recreation, or future landscaping opportunities. This thoughtfully refreshed property blends comfort, style, and functionality, all in a convenient Little Rock location. Schedule your showing today and experience everything this home has to offer. Seller has never occupied the property; no property disclosure available.

19. 2026-01-06
    listed $127,000 New Listing 770-char remark

    Show marketing remark (770 chars)

    Nicely updated and move-in ready, this home offers a bright, open floor plan with modern finishes throughout. The updated kitchen features brand-new cabinetry and flows seamlessly into the spacious living area, highlighted by new laminate flooring—perfect for everyday living and entertaining. Fresh interior and exterior paint enhance the home’s clean, contemporary appeal. Step outside to a large, level backyard ideal for gatherings, recreation, or future landscaping opportunities. This thoughtfully refreshed property blends comfort, style, and functionality, all in a convenient Little Rock location. Schedule your showing today and experience everything this home has to offer. Seller has never occupied the property; no property disclosure available.

20. 2026-01-01
    historical
21. 2025-11-04
    price $129,000
22. 2025-09-06
    listed $134,000 New Listing
23. 2025-03-12
    soldstatus $25,000 Sold
24. 2025-03-04
    status Under Contract
25. 2025-01-20
    listed $29,900 New Listing
26. 2024-05-15
    historical
27. 2024-05-10
    listed $40,000 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: $499 · $42/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$301/yr (+$25/mo · 60.5%)

ⓘ 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,835
• − Mortgage interest: −$7,002
• − Property taxes: −$499
• − Insurance: −$625
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$3,636
• Taxable income: $2,379
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $3,739/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): 22,667
• Household income: $52,132
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 623.0

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 0.59)
• Race & ethnicity: Black 48% White 43% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -88.64%
• Current HPI: 158.3601
• Rent YoY: ▲ 3.36%
• 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

+212.5% since first listed

12 events — show timeline

• 2026-03-17 Relisted — CARMLS
• 2026-03-13 Pending — CARMLS
• 2026-02-17 Price Changed $125,000 CARMLS
• 2026-01-06 Listed $127,000 CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-11-04 Price Changed $129,000 CARMLS
• 2025-09-06 Listed $134,000 CARMLS
• 2025-03-12 Sold (MLS) $25,000 CARMLS
• 2025-03-04 Pending — CARMLS
• 2025-01-20 Listed $29,900 CARMLS
• 2024-05-15 Listing Removed — CARMLS
• 2024-05-10 Listed $40,000 CARMLS

Property tax history

+1.1%/yr

Latest (2025): $499 · +0.0% YoY. Source: county tax records.