8400 Herrick Ln · Little Rock, AR 72209

$94,900

3 bd · 2.0 ba · 1,105 sqft · SingleFamily public records · 90 Days on market

Built 1964 8,276 sqft lot $86/sqft · 24% below area Est $125k · 24% under

---

Why this score? — see what drove the B 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready home showcasing a welcoming foyer, an open living area, an updated kitchen, and spacious bedrooms. Bathrooms have been tastefully updated throughout. LVP flooring and fresh neutral paint carry throughout every room. Conveniently located near shopping, dining, entertainment, and major roadways. Schedule your private showing today!

Key facts

• 8,276 sq ft lot
• Parking
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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.
• Market conditions: Rents rising fast (+4.8%/yr); 81 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 36% of the median local income ($40k/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 $656 of loan paydown is wiped out by about $3k 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 + 4.8% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $10k (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 $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 1.26% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.86%
• DSCR: 1.66
• GRM: 6.6

CMA / ARV

• ARV (median comp): $125,386
• List price: $94,900
• Delta: -24.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8500 Winston Dr	0.02mi	3/1.5	1,014 (-8%)	3mo	$68,000	$67	80
8715 Winston Dr	0.14mi	3/1.0	1,020 (-8%)	6mo	$125,000	$123	71
9404 Hollaman Cir	0.06mi	3/1.5	1,225 (+11%)	21mo	$119,900	$98	59
8504 Winston Dr	0.02mi	3/1.5	1,252 (+13%)	19mo	$130,000	$104	59

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: 7.3%
• Equity multiple: 1.29×
• Total profit: $7,747
• Equity at exit: $14,150

10-year hold

• IRR: 18.1%
• Equity multiple: 2.62×
• Total profit: $42,967
• Equity at exit: $8,205

Cash invested: $26,572 (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: 81
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,195 high
• Mortgage (P&I): −$498
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $329

Break-even live

Break-even rent $779

Max offer price $94,900

Occupancy floor 67%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9110 Woodford Dr Little Rock, AR	3.0	1.0	942	$995	$1.06	23d	1	0.91mi
8419 Baseline Rd Little Rock, AR	2.0	1.0–1.5	782	$912	$1.17	44d	9	0.92mi
9500 Wilderness Rd Little Rock, AR	3.0	1.5	988	$1,100	$1.11	44d	1	1.07mi
9404 Westward Rd Little Rock, AR	3.0	1.5	1052	$1,050	$1.00	14d	1	1.07mi
15 Westward Rd Little Rock, AR	3.0	1.5	1231	$1,225	$1.00	44d	1	1.09mi
9615 Comstock Rd Little Rock, AR	3.0	1.5	1084	$1,195	$1.10	23d	1	1.30mi
9920 Stardust Trl Little Rock, AR	3.0	2.0	1376	$1,400	$1.02	44d	1	1.36mi
7711 Woodhaven Dr Little Rock, AR	3.0	1.0	1204	$1,000	$0.83	23d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $94,900 Active 90 DOM
2. 2026-06-17
   days on market $94,900 Active 89 DOM
3. 2026-06-16
   days on market $94,900 Active 88 DOM
4. 2026-06-15
   days on market $94,900 Active 87 DOM
5. 2026-06-14
   days on market $94,900 Active 85 DOM
6. 2026-06-13
   days on market $94,900 Active 84 DOM
7. 2026-06-10
   days on market $94,900 Active 82 DOM
8. 2026-06-09
   days on market $94,900 Active 81 DOM
9. 2026-06-08
   statusdays on market $94,900 Active 80 DOM
10. 2026-06-05
    days on market $94,900 Back on Market 76 DOM
11. 2026-06-03
    days on market $94,900 Back on Market 75 DOM
12. 2026-06-02
    statusdays on market $94,900 Back on Market 74 DOM
13. 2026-04-24
    price $94,900 345-char remark

    Show marketing remark (345 chars)

    Move-in ready home showcasing a welcoming foyer, an open living area, an updated kitchen, and spacious bedrooms. Bathrooms have been tastefully updated throughout. LVP flooring and fresh neutral paint carry throughout every room. Conveniently located near shopping, dining, entertainment, and major roadways. Schedule your private showing today!

14. 2026-04-17
    price $99,900 345-char remark

    Show marketing remark (345 chars)

    Move-in ready home showcasing a welcoming foyer, an open living area, an updated kitchen, and spacious bedrooms. Bathrooms have been tastefully updated throughout. LVP flooring and fresh neutral paint carry throughout every room. Conveniently located near shopping, dining, entertainment, and major roadways. Schedule your private showing today!

15. 2026-03-11
    listed $104,900 New Listing 345-char remark

    Show marketing remark (345 chars)

    Move-in ready home showcasing a welcoming foyer, an open living area, an updated kitchen, and spacious bedrooms. Bathrooms have been tastefully updated throughout. LVP flooring and fresh neutral paint carry throughout every room. Conveniently located near shopping, dining, entertainment, and major roadways. Schedule your private showing today!

16. 2020-11-10
    soldstatus $270,000
17. 2020-10-27
    soldstatus $217,500
18. 2015-10-08
    historical
19. 2015-06-06
    price $39,500
20. 2015-06-03
    listed $45,000 Active
21. 2014-08-01
    historical
22. 2013-09-21
    listed $49,000
23. 2008-09-24
    soldstatus $283,333

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $934 · $78/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 (shaded) · 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,340
• − Mortgage interest: −$5,316
• − Property taxes: −$934
• − Insurance: −$474
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,761
• Taxable income: $2,560
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $3,333/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

-66.5% since first listed

11 events — show timeline

• 2026-04-24 Price Changed $94,900 CARMLS
• 2026-04-17 Price Changed $99,900 CARMLS
• 2026-03-11 Listed $104,900 CARMLS
• 2020-11-10 Sold (Public Records) $270,000 Public Records
• 2020-10-27 Sold (Public Records) $217,500 Public Records
• 2015-10-08 Listing Removed — CARMLS
• 2015-06-06 Price Changed $39,500 CARMLS
• 2015-06-03 Listed $45,000 CARMLS
• 2014-08-01 Listing Removed — CARMLS
• 2013-09-21 Listed $49,000 CARMLS
• 2008-09-24 Sold (Public Records) $283,333 Public Records

Property tax history

+1.9%/yr

Latest (2025): $934 · +7.7% YoY. Source: county tax records.