10901 W David O Dodd · Little Rock, AR 72204

$142,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 31 Days on market

Built 1959 0.50 ac lot Est $215k · 34% under

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• 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

Welcome to this adorable 3-bedroom 2 bath home that sits on a half-acre partially fenced lot. Great location close to shopping and schools. The 3rd bedroom/bonus room with large storage closet that was once used as a hair salon with so much potential. Will make a great starter home or investment property. You don't want to miss this!

Key facts

• Half-acre lot
• Partially fenced lot
• Large storage closet

Tags

• HALF-ACRE LOT
• PARTIALLY FENCED LOT
• LARGE STORAGE CLOSET

Property features AI

Finance

• Financial info: Financing options include VA, FHA, and conventional loans

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Brick and metal/vinyl siding exterior
• Construction: Crawl space foundation; Composition roof
• Exterior features: Front porch; Partially fenced yard; Wood fence; Paved road access; Level lot

Interior

• Kitchen: Free-standing stove; Dishwasher; Refrigerator stays
• Bedrooms: Den/Family Room (additional living space); Bonus Room (additional living space); Laundry (room)
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Sheetrock walls/ceilings
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $142k).
• Recommended offer: $138k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Mabelvale Middle School (math 7% / reading 10%, grade F, #197 of 201 statewide, top 98%, 569 students, 89% FRL) — zoned schools average 89% FRL vs 69% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 24% district-wide (-16 pts) — the specific schools serving this property underperform the Little Rock School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.9%/yr); 187 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% 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 $982 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 31 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 1.03% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $214,560
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Avant Garde Dr	0.27mi	3/2.0	1,504 (+4%)	8mo	$240,000	$160	74
3 Wisteria Dr	0.16mi	3/2.0	1,564 (+9%)	20mo	$227,500	$145	61
6908 Stagecoach Rd	0.34mi	2/1.0 (-1)	1,420 (-1%)	21mo	$155,000	$109	55
110 Giselle Dr	0.25mi	4/2.0 (+1)	1,611 (+12%)	13mo	$255,000	$158	53
2 Avant Garde Dr	0.25mi	3/2.0	1,592 (+11%)	22mo	$235,000	$148	52
3 Diamanitina Way	0.17mi	4/2.0 (+1)	1,611 (+12%)	20mo	$249,900	$155	50
20 Avant Garde Dr	0.30mi	4/2.0 (+1)	1,588 (+10%)	21mo	$237,000	$149	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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-6,363
• Equity at exit: $21,173

10-year hold

• IRR: 7.5%
• Equity multiple: 1.61×
• Total profit: $24,370
• Equity at exit: $12,278

Cash invested: $39,760 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$745
• Tax from tax record: −$130 /mo · $1,557/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $217

Break-even live

Break-even rent $1,182

Max offer price $142,000

Occupancy floor 80%

Sensitivity live

Price	-10% $297	-5% $257	+0% $217	+5% $177	+10% $136
Rent	-10% $102	-5% $159	+0% $217	+5% $274	+10% $332
Rate	-1.0pp $288	-0.5pp $253	base $217	+0.5pp $180	+1.0pp $142

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Wisteria Dr Little Rock, AR	3.0	2.0	1143	$1,615	$1.41	45d	1	0.17mi

Listing history 18 events

1. 2026-06-21
   days on market $142,000 Active 31 DOM
2. 2026-06-18
   days on market $142,000 Active 28 DOM
3. 2026-06-17
   days on market $142,000 Active 27 DOM
4. 2026-06-16
   days on market $142,000 Active 26 DOM
5. 2026-06-15
   days on market $142,000 Active 25 DOM
6. 2026-06-14
   days on market $142,000 Active 23 DOM
7. 2026-06-13
   days on market $142,000 Active 22 DOM
8. 2026-06-10
   days on market $142,000 Active 20 DOM
9. 2026-06-09
   days on market $142,000 Active 19 DOM
10. 2026-06-08
    days on market $142,000 Active 18 DOM
11. 2026-06-07
    days on market $142,000 Active 17 DOM
12. 2026-06-05
    days on market $142,000 Active 14 DOM
13. 2026-06-03
    days on market $142,000 Active 13 DOM
14. 2026-06-02
    days on market $142,000 Active 12 DOM
15. 2026-06-01
    days on market $142,000 Active 11 DOM
16. 2026-05-31
    days on market $142,000 Active 10 DOM
17. 2026-05-31
    days on market $142,000 Active 9 DOM
18. 2026-05-21
    listed $142,000 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: $1,557 · $130/mo
• Projected year-2 tax: $1,557 · $130/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 ≥111°F today · 20 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: $17,473
• − Mortgage interest: −$7,954
• − Property taxes: −$1,557
• − Insurance: −$710
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$4,131
• Taxable income: $325
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $2,523/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

• 2026-05-21 Listed $142,000 CARMLS

Property tax history

+3.8%/yr

Latest (2025): $1,557 · +7.7% YoY. Source: county tax records.