Cost Segregation in Little Rock, AR

The cash-flow king of the Southeast — government and military employment guarantee stable tenants, while $215K median prices and Arkansas's full bonus depreciation conformity create the highest cost-seg ROI per dollar invested.

Population
750K
Median Home
$215K
Rent (3BR)
$1,350
Property Tax
0.73%
Annual Job Growth
5K+
Ranking
Cash Flow King
Overview

Value Props for Investors

CAPITAL CITY ANCHOR
State Government + UAMS = 36K+ Jobs

As Arkansas's capital, Little Rock is home to 25K+ state government employees and UAMS Medical Center (11K+ employees) — the state's largest public employer. Government and healthcare workers provide recession-proof rental demand with reliable income and long-term lease commitments.

MILITARY BAH
Little Rock AFB — Guaranteed Rent Checks

Little Rock Air Force Base is the C-130 training hub for the entire U.S. military, employing 7,000+ personnel with a $1.3B annual economic impact. Military tenants receive Basic Allowance for Housing (BAH) — a government-guaranteed rent payment that is the most reliable income stream in landlording.

PORTFOLIO SCALER
$215K Entry — Buy 2 for the Price of 1 Charlotte

Little Rock's ultra-affordable entry prices let investors scale rapidly. Two Little Rock properties ($430K) generate more combined cash flow and double the cost seg deductions of a single Charlotte home. AR's full bonus depreciation conformity and 0.73% property tax maximize every dollar invested.

Tax Strategy

Cost Segregation & Tax Rules in Little Rock, AR

Understanding how federal and Arkansas state tax rules interact is critical to maximizing your cost segregation benefits in Little Rock.

Cost Seg Overview
State vs. Federal Rules
Tax Landscape
Typical Purchase
$215,000
Building Value
82%
18% land / 82% building
Cost Seg Range
22-35%
of building reclassified
Home Age
40 yrs
Built ~1984
What Gets Reclassified

A cost segregation study identifies building components that can be depreciated over 5, 7, or 15 years instead of the standard 27.5 or 39 years. In Little Rock, typical reclassification rates are 22-35% of building value.

Purchase Price Breakdown
Building 82%$176,300
Land 18%$38,700
Building Value Reallocation (with Cost Seg)
5-Year Property17%
$29,618
15-Year Property11%
$19,746
27.5 / 39-Year (Remaining)72%
$126,936

5 & 15-year components ($49,364 = 28% of building) are eligible for bonus depreciation in Year 1.

Overline Study Cost & ROI
Overline Study Cost
$499 - $2,000
Avg. ROI
10-40x

The math: A $215,000 property with 82% building value and 28% reclassification yields ~$18,265 in Year 1 federal tax savings at the 37% bracket — significantly more ROI than traditional studies costing $5,000-$10,000+.

Housing Stock Advantage

With a median build year of 1984, Little Rock's housing stock has identifiable components (HVAC, electrical, plumbing, landscaping) that are strong candidates for accelerated depreciation.

Full Conformity
Arkansas Bonus Depreciation Conformity

Arkansas conforms to all federal bonus depreciation provisions under IRC Section 168(k). As AR continues reducing its top income tax rate (from 6.6% toward 4.4%), cost seg reclassifications deliver dual federal-state savings in Year 1, with the state benefit particularly impactful for higher-income investors.

What This Means for Little Rock Investors: Full conformity means cost seg benefits are maximized in Arkansas. Federal AND state deductions apply in Year 1, and the low property values mean your study cost ROI is exceptional.

Federal vs. AR Depreciation Timeline
PeriodFederal TreatmentAR State Treatment
Year 1100% bonus depreciation100% bonus depreciation (full conformity)
Years 2+Standard MACRS schedulesSame as federal
Section 179 Expensing
State ConformityConforms

AR conforms to federal Section 179 expensing limits. For the state's affordable rental inventory, Section 179 helps capture additional deductions on HVAC systems, appliances, and qualifying improvements.

Key Takeaway

A $215K property with a $183K depreciable basis and 28% cost seg reclassification yields ~$19K in federal tax savings PLUS ~$2.3K in AR state tax savings in Year 1 — a total of ~$21.3K on a very affordable property.

Bottom Line

Arkansas is one of the best states for cost segregation from a tax conformity perspective. Full bonus depreciation at both federal and state levels, combined with low property prices, means every cost seg dollar works harder here.

Local Property Tax
0.73%
Little Rock effective rate
Transfer Tax
$3.30 per $1,000 of sale price
State Income Tax
4.40%
Top Rate
Property Tax Details

Pulaski County effective rate of ~0.73% is slightly above the state average of 0.62%, but still well below the national average of 1.1%.

Assessment Methodology
MethodMarket value at 20% assessment ratio
Reassessment CycleEvery 3-5 years (county-dependent)
Assessment BodyCounty Assessor
Appeal WindowWithin 30 days of assessment notice
Appeal Success Likelihood
Good
LowModerateGoodVery High

Arkansas assesses at 20% of market value, creating a built-in discount. The relatively infrequent reassessment cycle means values can lag behind market corrections, creating appeal opportunities. County equalization boards handle first-level appeals.

Work with Overline — Our team helps Little Rock investors identify over-assessed properties and file tax appeals. A successful appeal can save thousands annually and compounds your cost seg savings.

Illustrative Example

Cost Seg Example for Little Rock, AR

This example assumes a purchase eligible for 100% bonus depreciation. All factors below are based on averages from our historical cost segregation studies for AR properties. To see your exact savings, run a property-specific cost seg analysis below.

Typical Little Rock, AR Property Details
$
50%95%
5%35%
2%25%
Total Reclassified28% of building
10%37%
Estimated Year 1 Tax Savings
Building Value$176,300
$215,000 x 82%
Normal Annual Depreciation$6,411
$176,300 ÷ 27.5 yr (residential)
5-Year Reclassified$29,971
15-Year Reclassified$19,393
Total Accelerated$49,364
28% of $176,300 building value
Federal Tax Savings (Year 1)$18,265
$49,364 x 37% bracket
AR State Tax Savings (Year 1)$2,172
Total Year 1 Tax Savings$20,437
7.7x normal annual deduction captured in Year 1

AR State Tax: AR has full bonus depreciation conformity — both federal and state savings hit your pocket in Year 1.

Insurance & Risk

Insurance Landscape in Little Rock

Insurance costs directly impact your cash flow. Understanding Little Rock's risk profile helps you budget accurately and avoid coverage gaps.

Avg. Annual Premium
$2,400
Little Rock average
State Average
$2,600
13% above average
National Average
$2,300
for comparison
Key Risk Drivers
1
Tornadoes and severe storms
2
Large hail events
3
Arkansas River flooding
Coverage Recommendations
Wind/hail deductible (typically 1-2% of dwelling coverage) — understand this before purchasing
Flood insurance recommended in river valley areas (NFIP or private)
Replacement cost coverage essential for older brick homes
Umbrella policy for landlords ($1M+) given storm-related liability exposure
Cost Seg + Insurance Connection

AR's higher insurance costs make accurate building valuation even more important. A cost seg study provides detailed component-level documentation that supports precise insurance replacement cost estimates — potentially lowering premiums or ensuring adequate coverage.

Revenue Comparison

STR vs. Long-Term Rental in Little Rock

Compare short-term (Airbnb) and long-term rental income for a typical Little Rock investment property.

Long-Term Rental
Monthly Rent (3BR)$1,350
Annual Gross$16,200
Vacancy Rate6%
Net Annual$15,228
Tenant StabilityGovernment employees and military BAH tenants average 18-24 month leases with near-zero delinquency rates
Depreciation Schedule27.5 years
Residential rental property
Tax TreatmentPassive Only
Losses can only offset passive income unless you qualify as a Real Estate Professional (750+ hrs/yr)
Short-Term Rental
Avg. Nightly Rate$105
Occupancy Rate58%
Annual Gross Revenue$22,229
Net Annual (after expenses)$16,672
ManagementSelf or 20-25% PM fee
Depreciation Schedule39 years
Classified as commercial / transient use property
Tax TreatmentActive Income Eligible
Losses can offset W-2 / active income if you document 100+ hrs of material participation and meet IRS criteria
Cost Seg + STR Loophole

Little Rock's ultra-low entry price makes the cost seg + STR loophole math incredibly compelling. A $215K property with material participation and a cost seg study generates $20.4K in Year 1 tax savings — more than the property's entire annual gross LTR rent. You effectively own the property for 'free' in Year 1 after tax benefits.

Market Fundamentals

Economy & Housing Demand in Little Rock

Strong economic engines create stable rental demand. Here is what drives Little Rock's economy and housing market.

Median Income
$52,000
Rent-to-Income
25%
Healthy ratio
Vacancy Rate
5.8%
Pop. Growth
+0.3% annually
Major Employers
1
State of Arkansas (25K+)
2
UAMS Medical Center (11K+)
3
Baptist Health (8K+)
4
Little Rock AFB (7K+)
5
CHI St. Vincent (5K+)
6
Dillard's HQ (3K+)
7
Stephens Inc. (2K+)
Top Industries
Government
Healthcare
Military & Defense
Finance
Logistics
Landlord & STR Rules
Landlord Friendliness
Very Friendly
Eviction Timeline
30-40 days
STR Regulation
Minimal regulation

Little Rock has minimal STR restrictions. Most areas allow short-term rentals without special permitting. The market is primarily LTR-focused given the government and military tenant base.

Why Invest Here

Little Rock is a pure cash-flow play. The triple-anchor of state government, UAMS, and Little Rock AFB provides recession-proof employment and guaranteed tenants (military BAH is gold for landlords). While you won't get Charlotte-level appreciation, the math works differently here: $215K entry prices, 0.73% property tax, and AR's full bonus depreciation means you can build a multi-property portfolio quickly. Most investors buy 2-3 Little Rock homes for the price of one coastal property.

Where to Invest

Top Neighborhoods in Little Rock

#1
West Little Rock
Suburban growth corridor with newer construction, retail centers, and family appeal along Chenal Parkway
Price
$275k
Rent
$1,550
Yield
6.8%
West Little Rock is the city's premier suburban submarket, stretching along Chenal Parkway with newer 2000s-era construction. Baptist Health and CHI St. Vincent employees are the primary tenant base. The newer housing stock offers abundant cost seg components — HVAC systems, modern electrical, landscaping — while family-friendly neighborhoods ensure low vacancy.
$275k$1,5506.8%
West Little Rock is the city's premier suburban submarket, stretching along Chenal Parkway with newer 2000s-era construction. Baptist Health and CHI St. Vincent employees are the primary tenant base. The newer housing stock offers abundant cost seg components — HVAC systems, modern electrical, landscaping — while family-friendly neighborhoods ensure low vacancy.
West Little Rock is the city's premier suburban submarket, stretching along Chenal Parkway with newer 2000s-era construction. Baptist Health and CHI St. Vincent employees are the primary tenant base. The newer housing stock offers abundant cost seg components — HVAC systems, modern electrical, landscaping — while family-friendly neighborhoods ensure low vacancy.
#2
Hillcrest / Kavanaugh
Walkable historic district with locally-owned restaurants, boutiques, and character bungalows
Price
$245k
Rent
$1,400
Yield
6.9%
Hillcrest is Little Rock's most walkable neighborhood and a magnet for young professionals and state government workers who want urban-style living. The 1940s-1960s bungalow stock yields above-average cost seg reclassification rates with detached garages, mature landscaping, and renovated mechanical systems. Strong STR demand from weekend visitors and UAMS families.
$245k$1,4006.9%
Hillcrest is Little Rock's most walkable neighborhood and a magnet for young professionals and state government workers who want urban-style living. The 1940s-1960s bungalow stock yields above-average cost seg reclassification rates with detached garages, mature landscaping, and renovated mechanical systems. Strong STR demand from weekend visitors and UAMS families.
Hillcrest is Little Rock's most walkable neighborhood and a magnet for young professionals and state government workers who want urban-style living. The 1940s-1960s bungalow stock yields above-average cost seg reclassification rates with detached garages, mature landscaping, and renovated mechanical systems. Strong STR demand from weekend visitors and UAMS families.
#3
Maumelle
Planned suburban community north of LR with top-rated schools, lakefront living, and strong family demand
Price
$260k
Rent
$1,500
Yield
6.9%
Maumelle consistently ranks among Arkansas's best places to live thanks to excellent schools and a family-first community feel. State government workers and Little Rock AFB personnel are the core tenant demographics. Entry prices below $265K with solid rents make this a reliable cash-flow submarket with minimal management headaches.
$260k$1,5006.9%
Maumelle consistently ranks among Arkansas's best places to live thanks to excellent schools and a family-first community feel. State government workers and Little Rock AFB personnel are the core tenant demographics. Entry prices below $265K with solid rents make this a reliable cash-flow submarket with minimal management headaches.
Maumelle consistently ranks among Arkansas's best places to live thanks to excellent schools and a family-first community feel. State government workers and Little Rock AFB personnel are the core tenant demographics. Entry prices below $265K with solid rents make this a reliable cash-flow submarket with minimal management headaches.
#4
Jacksonville / AFB Corridor
Military-adjacent affordable corridor with strong BAH rental demand and easy base access
Price
$165k
Rent
$1,150
Yield
8.4%
Jacksonville is ground zero for Little Rock AFB tenant demand. Military families receiving BAH create a captive rental market with government-guaranteed rent payments. Sub-$170K entry prices deliver the highest rent-to-price ratios in the metro. Investors can acquire 2-3 properties here for the price of one in West Little Rock, maximizing portfolio cash flow.
$165k$1,1508.4%
Jacksonville is ground zero for Little Rock AFB tenant demand. Military families receiving BAH create a captive rental market with government-guaranteed rent payments. Sub-$170K entry prices deliver the highest rent-to-price ratios in the metro. Investors can acquire 2-3 properties here for the price of one in West Little Rock, maximizing portfolio cash flow.
Jacksonville is ground zero for Little Rock AFB tenant demand. Military families receiving BAH create a captive rental market with government-guaranteed rent payments. Sub-$170K entry prices deliver the highest rent-to-price ratios in the metro. Investors can acquire 2-3 properties here for the price of one in West Little Rock, maximizing portfolio cash flow.
#5
North Little Rock / Park Hill
Charming river-adjacent community with historic homes, Argenta Arts District, and Burns Park
Price
$195k
Rent
$1,250
Yield
7.7%
North Little Rock offers exceptional value across the river from downtown. The Argenta Arts District is driving a revitalization wave that's pushing rents upward while prices remain 20% below comparable Little Rock neighborhoods. The older housing stock (1950s-1970s) provides strong cost seg opportunities, and UAMS/government workers commute easily via I-30.
$195k$1,2507.7%
North Little Rock offers exceptional value across the river from downtown. The Argenta Arts District is driving a revitalization wave that's pushing rents upward while prices remain 20% below comparable Little Rock neighborhoods. The older housing stock (1950s-1970s) provides strong cost seg opportunities, and UAMS/government workers commute easily via I-30.
North Little Rock offers exceptional value across the river from downtown. The Argenta Arts District is driving a revitalization wave that's pushing rents upward while prices remain 20% below comparable Little Rock neighborhoods. The older housing stock (1950s-1970s) provides strong cost seg opportunities, and UAMS/government workers commute easily via I-30.
Local Partners

Investor-Friendly Partners in Little Rock, AR

We are building a curated directory of top investor-friendly brokers, property management companies, and service providers in Little Rock, AR.

Investor-Friendly Brokers

Top real estate agents who specialize in investment properties and understand cost segregation, 1031 exchanges, and cash-flow analysis.

Coming Soon
Property Management

Vetted property managers who handle tenant screening, maintenance, and rent collection for both long-term and short-term rentals.

Coming Soon
Insurance Agents

Independent insurance agents who specialize in rental property coverage and can leverage cost seg data for accurate replacement cost estimates.

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Are you a broker, property manager, or insurance agent serving investors in Little Rock, AR?

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Frequently Asked Questions

Cost Segregation FAQ — Little Rock, AR

How much can I save with cost segregation in Little Rock, AR?

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On a typical $215K property in Little Rock, cost segregation can yield approximately $20,437 in Year 1 combined federal and state tax savings at the 37% bracket, with a study ROI of 484%. Overline studies cost $499-$2,000.

What is the property tax rate in Little Rock?

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The effective property tax rate in Little Rock is approximately 0.73%. Pulaski County effective rate of ~0.73% is slightly above the state average of 0.62%, but still well below the national average of 1.1%.

Is Little Rock a good market for real estate investing?

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Little Rock is a pure cash-flow play. The triple-anchor of state government, UAMS, and Little Rock AFB provides recession-proof employment and guaranteed tenants (military BAH is gold for landlords). While you won't get Charlotte-level appreciation, the math works differently here: $215K entry prices, 0.73% property tax, and AR's full bonus depreciation means you can build a multi-property portfolio quickly. Most investors buy 2-3 Little Rock homes for the price of one coastal property.

What is the average insurance cost for rental properties in Little Rock?

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The average annual homeowner insurance premium in Little Rock is approximately $2,400. Insurance is the main cost headwind in Little Rock. Tornado and hail risk drive premiums 13% above the national average. Factor $2,400/year into your cash flow projections. Wind/hail deductibles are typically 1-2% of coverage amount.

What are the STR and landlord rules in Little Rock?

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Little Rock is rated "Very Friendly" for landlords. STR regulation: Minimal regulation. Eviction timeline: 30-40 days. Little Rock has minimal STR restrictions. Most areas allow short-term rentals without special permitting. The market is primarily LTR-focused given the government and military tenant base.

Who are the major employers in Little Rock?

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Major employers in Little Rock include State of Arkansas (25K+), UAMS Medical Center (11K+), Baptist Health (8K+), Little Rock AFB (7K+), CHI St. Vincent (5K+). Top industries: Government, Healthcare, Military & Defense, Finance, Logistics.

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