2703 Madison St · Little Rock, AR 72204

$80,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 249 Days on market

Built 1950 7,840 sqft lot $98/sqft · 25% above area Est $64k · 24% 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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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 MLS

Your cute new home or money-making producer only moments from UALR. This 2-bedroom house is really nice and well maintained. The owners have added granite countertops in the kitchen and luxury vinyl flooring. Good neighborhood and friendly neighbors across the street. Currently tenant occupied on a lease until 09-30-2026 The rent is $925 per month. 24-hour notice before any showings. No Seller Property Disclosure available. Only showings Monday-Friday 8:30-4:30. Other investment properties available include: 3709 W. 12th, 4101 W. 13th, 4512 W. 16th, 2123 Bragg St. , 4020 Malloy, 9108 and 8920 W. 37th. NOTE! Seller wants to sell the properties as a package and is ready to make someone a very good deal. Wholesale interest is welcome. Agents check remarks

Key facts

• Granite countertops
• Detached
• 7,840 sq ft lot

Tags

• GRANITE COUNTERTOPS
• LUXURY VINYL FLOORING
• DETACHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 (+4.9%/yr); 186 active listings in the ZIP; 23 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; lower-income renter base — watch delinquency; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $553 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 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: 1.29% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.11%
• DSCR: 1.72
• GRM: 6.5

CMA / ARV

• ARV (median comp): $64,300
• List price: $80,000
• Delta: 24.42%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4712 W 24th St	0.22mi	2/1.0	810 (-1%)	8mo	$65,000	$80	82
4503 W 29th St	0.20mi	2/1.0	756 (-7%)	2mo	$35,000	$46	77
4716 W 31st St	0.22mi	1/1.0 (-1)	825 (+1%)	12mo	$14,500	$18	73
2712 Boulevard Ave	0.16mi	2/1.0	702 (-14%)	3mo	$64,000	$91	67
2601 Boulevard Ave	0.13mi	2/1.0	702 (-14%)	8mo	$35,000	$50	64
2410 S Harrison St	0.36mi	2/1.5	856 (+5%)	13mo	$135,000	$158	62
2605 S Van Buren	0.25mi	2/1.0	750 (-8%)	17mo	$55,000	$73	60
2616 Adams St	0.11mi	2/1.0	912 (+12%)	19mo	$30,000	$33	59
2401 S Pine St	0.59mi	2/1.0	896 (+10%)	4mo	$15,000	$17	53
2119 S Harrison St	0.47mi	3/1.0 (+1)	930 (+14%)	1mo	$125,000	$134	49
2324 Fair Park Blvd	0.51mi	2/1.0	936 (+15%)	8mo	$95,000	$101	45
4919 W Charles Bussey St	0.46mi	3/1.5 (+1)	864 (+6%)	20mo	$120,000	$139	45

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: 9.1%
• Equity multiple: 1.37×
• Total profit: $8,193
• Equity at exit: $11,928

10-year hold

• IRR: 19.8%
• Equity multiple: 2.80×
• Total profit: $40,353
• Equity at exit: $6,917

Cash invested: $22,400 (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: 186
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,029 high
• Mortgage (P&I): −$420
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $301

Break-even live

Break-even rent $648

Max offer price $80,000

Occupancy floor 66%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4613 W 23rd St Unit B Little Rock, AR	2.0	1.0	650	$1,200	$1.85	23d	1	0.26mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	23d	1	0.31mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	43d	1	0.43mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.63mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	43d	1	0.66mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	43d	1	0.84mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	23d	1	0.88mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	21d	1	0.90mi
3415 Town & Country Ave Little Rock, AR	2.0	1.0	645	$675	$1.05	43d	1	1.01mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	14d	1	1.08mi
1100 Fair Park Blvd Apt 7 Little Rock, AR	1.0	1.0	636	$550	$0.86	21d	1	1.12mi
1100 Fair Park Blvd Little Rock, AR	1.0	1.0	636	$550	$0.86	23d	2	1.12mi
3705 W 12th St Unit B Little Rock, AR	1.0	1.0	598	$650	$1.09	43d	1	1.14mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	19d	1	1.19mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	21d	1	1.19mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	43d	1	1.21mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	23d	1	1.21mi
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	43d	1	1.24mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	43d	1	1.26mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	43d	1	1.42mi
3510 S Bryant St Unit 50 Little Rock, AR	2.0	1.0	807	$995	$1.23	43d	1	1.46mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	23d	1	1.49mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	43d	1	1.49mi

Listing history 30 events

1. 2026-06-18
   days on market $80,000 Active 249 DOM
2. 2026-06-17
   days on market $80,000 Active 248 DOM
3. 2026-06-16
   days on market $80,000 Active 247 DOM
4. 2026-06-15
   days on market $80,000 Active 246 DOM
5. 2026-06-14
   days on market $80,000 Active 244 DOM
6. 2026-06-13
   days on market $80,000 Active 243 DOM
7. 2026-06-10
   days on market $80,000 Active 241 DOM
8. 2026-06-09
   days on market $80,000 Active 240 DOM
9. 2026-06-08
   days on market $80,000 Active 239 DOM
10. 2026-06-05
    days on market $80,000 Active 235 DOM
11. 2026-06-03
    days on market $80,000 Active 234 DOM
12. 2026-06-02
    days on market $80,000 Active 233 DOM
13. 2026-06-01
    days on market $80,000 Active 232 DOM
14. 2026-05-31
    days on market $80,000 Active 231 DOM
15. 2026-05-31
    days on market $80,000 Active 230 DOM
16. 2026-05-12
    price $80,000 762-char remark

    Show marketing remark (762 chars)

    Your cute new home or money-making producer only moments from UALR. This 2-bedroom house is really nice and well maintained. The owners have added granite countertops in the kitchen and luxury vinyl flooring. Good neighborhood and friendly neighbors across the street. Currently tenant occupied on a lease until 09-30-2026 The rent is $925 per month. 24-hour notice before any showings. No Seller Property Disclosure available. Only showings Monday-Friday 8:30-4:30. Other investment properties available include: 3709 W. 12th, 4101 W. 13th, 4512 W. 16th, 2123 Bragg St. , 4020 Malloy, 9108 and 8920 W. 37th. NOTE! Seller wants to sell the properties as a package and is ready to make someone a very good deal. Wholesale interest is welcome. Agents check remarks

17. 2026-04-30
    status Back on Market 762-char remark

    Show marketing remark (762 chars)

    Your cute new home or money-making producer only moments from UALR. This 2-bedroom house is really nice and well maintained. The owners have added granite countertops in the kitchen and luxury vinyl flooring. Good neighborhood and friendly neighbors across the street. Currently tenant occupied on a lease until 09-30-2026 The rent is $925 per month. 24-hour notice before any showings. No Seller Property Disclosure available. Only showings Monday-Friday 8:30-4:30. Other investment properties available include: 3709 W. 12th, 4101 W. 13th, 4512 W. 16th, 2123 Bragg St. , 4020 Malloy, 9108 and 8920 W. 37th. NOTE! Seller wants to sell the properties as a package and is ready to make someone a very good deal. Wholesale interest is welcome. Agents check remarks

18. 2026-04-29
    historical 762-char remark

    Show marketing remark (762 chars)

    Your cute new home or money-making producer only moments from UALR. This 2-bedroom house is really nice and well maintained. The owners have added granite countertops in the kitchen and luxury vinyl flooring. Good neighborhood and friendly neighbors across the street. Currently tenant occupied on a lease until 09-30-2026 The rent is $925 per month. 24-hour notice before any showings. No Seller Property Disclosure available. Only showings Monday-Friday 8:30-4:30. Other investment properties available include: 3709 W. 12th, 4101 W. 13th, 4512 W. 16th, 2123 Bragg St. , 4020 Malloy, 9108 and 8920 W. 37th. NOTE! Seller wants to sell the properties as a package and is ready to make someone a very good deal. Wholesale interest is welcome. Agents check remarks

19. 2025-10-10
    listed $85,000 New Listing 762-char remark

    Show marketing remark (762 chars)

    Your cute new home or money-making producer only moments from UALR. This 2-bedroom house is really nice and well maintained. The owners have added granite countertops in the kitchen and luxury vinyl flooring. Good neighborhood and friendly neighbors across the street. Currently tenant occupied on a lease until 09-30-2026 The rent is $925 per month. 24-hour notice before any showings. No Seller Property Disclosure available. Only showings Monday-Friday 8:30-4:30. Other investment properties available include: 3709 W. 12th, 4101 W. 13th, 4512 W. 16th, 2123 Bragg St. , 4020 Malloy, 9108 and 8920 W. 37th. NOTE! Seller wants to sell the properties as a package and is ready to make someone a very good deal. Wholesale interest is welcome. Agents check remarks

20. 2024-10-14
    historical
21. 2024-09-06
    listed $115,000 New Listing
22. 2021-12-29
    soldstatus $53,900
23. 2021-12-17
    soldstatus $53,900 Sold
24. 2021-11-11
    status Under Contract
25. 2021-10-17
    historical Take Backups
26. 2021-10-14
    listed $59,900 New Listing
27. 2019-07-01
    soldstatus $35,000 Sold
28. 2019-06-17
    historical Take Backups
29. 2019-04-04
    listed $45,000 New Listing
30. 2005-08-11
    soldstatus $25,000

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $713 · $59/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 11% 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: $12,349
• − Mortgage interest: −$4,481
• − Property taxes: −$713
• − Insurance: −$400
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$2,327
• Taxable income: $2,451
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $3,020/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

+220.0% since first listed

15 events — show timeline

• 2026-05-12 Price Changed $80,000 CARMLS
• 2026-04-30 Relisted — CARMLS
• 2026-04-29 Listing Removed — CARMLS
• 2025-10-10 Listed $85,000 CARMLS
• 2024-10-14 Listing Removed — CARMLS
• 2024-09-06 Listed $115,000 CARMLS
• 2021-12-29 Sold (Public Records) $53,900 Public Records
• 2021-12-17 Sold (MLS) $53,900 CARMLS
• 2021-11-11 Pending — CARMLS
• 2021-10-17 Contingent — CARMLS
• 2021-10-14 Listed $59,900 CARMLS
• 2019-07-01 Sold (MLS) $35,000 CARMLS
• 2019-06-17 Contingent — CARMLS
• 2019-04-04 Listed $45,000 CARMLS
• 2005-08-11 Sold (Public Records) $25,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $713 · +0.0% YoY. Source: county tax records.