3311 W 27th St · Little Rock, AR 72204

$65,000

3 bd · 1.0 ba · 860 sqft · SingleFamily public records · 17 Days on market

Built 1950 7,405 sqft lot Est $48k · 35% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

The house is fairly livable it's painted a different color now maybe take down payment cash rules in comes first accepting cash offers

Key facts

• 7,405 sq ft lot
• Built 1950
• Listed 17 days

Property features AI

Exterior

• Home design: House
• Exterior features: Lot of approximately 7,405 sq. ft.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.4% 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: Stephens Elementary (math 8% / reading 12%, grade F, #429 of 454 statewide, top 96%, 434 students, 94% FRL); Cloverdale Middle School (math 4% / reading 6%, grade F, #201 of 201 statewide, top 100%, 665 students, 84% FRL); Central High School (math 32% / reading 42%, grade F, #64 of 292 statewide, top 26%, 2,338 students, 53% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 187 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 33% 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 $449 of loan paydown is wiped out by about $2k 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 + 4.9% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.75% ✓
• Cap rate: 15.36%
• Cash-on-cash: 32.39%
• DSCR: 2.44
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $48,160
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2323 S Valmar	0.21mi	3/1.0	784 (-9%)	6mo	$16,000	$20	70
2401 S Pine St	0.39mi	2/1.0 (-1)	896 (+4%)	4mo	$15,000	$17	67
3015 W 24th	0.27mi	2/1.0 (-1)	896 (+4%)	16mo	$50,000	$56	62
2013 S Maple St	0.45mi	2/1.0 (-1)	936 (+9%)	12mo	$8,000	$9	50
1912 Booker St	0.52mi	2/1.0 (-1)	816 (-5%)	16mo	$111,000	$136	49
2100 Brown St	0.37mi	3/1.5	942 (+10%)	23mo	$70,000	$74	46
1613 Johnson St	0.68mi	3/1.0	902 (+5%)	19mo	$103,000	$114	44
4503 W 29th St	0.74mi	2/1.0 (-1)	756 (-12%)	2mo	$35,000	$46	39

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: 29.5%
• Equity multiple: 2.26×
• Total profit: $22,973
• Equity at exit: $9,692

10-year hold

• IRR: 37.9%
• Equity multiple: 4.83×
• Total profit: $69,753
• Equity at exit: $5,620

Cash invested: $18,200 (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: 187
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$341
• Tax from tax record: −$39 /mo · $462/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $491

Break-even live

Break-even rent $515

Max offer price $65,000

Occupancy floor 52%

Sensitivity live

Price	-10% $528	-5% $510	+0% $491	+5% $473	+10% $454
Rent	-10% $401	-5% $446	+0% $491	+5% $536	+10% $581
Rate	-1.0pp $524	-0.5pp $508	base $491	+0.5pp $474	+1.0pp $457

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	25d	1	0.22mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	23d	1	0.27mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	16d	1	0.45mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	25d	1	0.53mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	25d	1	0.55mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	45d	1	0.66mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	45d	1	0.70mi
4613 W 23rd St Unit B Little Rock, AR	2.0	1.0	650	$1,200	$1.85	25d	1	0.81mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	45d	1	0.83mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	45d	1	0.89mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	45d	1	0.97mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	45d	1	1.02mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	25d	1	1.02mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	25d	1	1.10mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	45d	1	1.11mi
1921 Wolfe St Unit A Little Rock, AR	2.0	2.0	875	$875	$1.00	25d	1	1.12mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	45d	1	1.13mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	25d	1	1.14mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	45d	1	1.14mi
1318 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	23d	1	1.20mi
1320 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	23d	1	1.20mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	25d	1	1.32mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	25d	1	1.35mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	45d	1	1.39mi
408 Booker St Little Rock, AR	2.0	2.0	936	$1,350	$1.44	45d	1	1.47mi

Listing history 12 events

1. 2026-06-21
   days on market $65,000 Active 17 DOM
2. 2026-06-18
   days on market $65,000 Active 14 DOM
3. 2026-06-17
   days on market $65,000 Active 13 DOM
4. 2026-06-16
   days on market $65,000 Active 12 DOM
5. 2026-06-15
   days on market $65,000 Active 11 DOM
6. 2026-06-14
   days on market $65,000 Active 9 DOM
7. 2026-06-13
   days on market $65,000 Active 8 DOM
8. 2026-06-10
   days on market $65,000 Active 6 DOM
9. 2026-06-09
   days on market $65,000 Active 5 DOM
10. 2026-06-08
    days on market $65,000 Active 4 DOM
11. 2026-06-05
    remarks 134-char remark
12. 2026-06-05
    listed $65,000 Active 1 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: $462 · $39/mo
• Projected year-2 tax: $462 · $39/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 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: $13,637
• − Mortgage interest: −$3,641
• − Property taxes: −$462
• − Insurance: −$325
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$1,891
• Taxable income: $5,136
• Est. tax owed @ 24.0%: −$1,233
• After-tax cash flow: $4,663/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

1 event — show timeline

• 2026-06-04 Listed $65,000 ForSaleByOwner.com

Property tax history

+6.6%/yr

Latest (2025): $462 · +0.0% YoY. Source: county tax records.