1610 S Cedar St · Little Rock, AR 72204

$15,000

3 bd · 1.0 ba · 1,376 sqft · SingleFamily public records · 268 Days on market

Built 1940 5,227 sqft lot $11/sqft · 80% below area ↓ 25% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house has been officially condemned by the city of Little Rock. Do not attempt to enter the house. However, this residential lot is available in an up-and-coming neighborhood. Ideal for building your dream home or as an investment opportunity. Don't wait! Bring you offer today! SEE AGENT'S REMARKS!!!

Key facts

• 5,227 sq ft lot
• Built 1940
• Listed 268 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 79.1% 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: Forest Heights Stem Academy (math 45% / reading 57%, grade C-, #88 of 454 statewide, top 19%, 739 students, 50% FRL) — zoned schools average 50% FRL vs 69% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 51% at this address vs 24% district-wide (+26 pts) — the actual schools serving this property are materially stronger than the Little Rock School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.9%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 38% 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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 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 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 8.56% ✓
• Cap rate: 79.15%
• Cash-on-cash: 260.20%
• DSCR: 12.58
• GRM: 1.0

CMA / ARV

• ARV (median comp): $75,478
• List price: $15,000
• Delta: -80.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1608 S Martin St	0.35mi	3/2.0	1,350 (-2%)	4mo	$240,000	$178	73
3401 W 17th St	0.38mi	3/2.0	1,370 (-0%)	7mo	$167,500	$122	72
4009 W 11th St	0.33mi	3/2.0	1,305 (-5%)	2mo	$161,950	$124	71
1805 Princeton Dr	0.39mi	3/2.0	1,444 (+5%)	4mo	$100,000	$69	66
1806 Johnson	0.58mi	3/2.0	1,377 (+0%)	7mo	$23,000	$17	63
4211 W 24th St	0.51mi	3/1.0	1,276 (-7%)	2mo	$63,000	$49	63
1608 Green Meadow Dr	0.54mi	2/2.0 (-1)	1,390 (+1%)	2mo	$85,000	$61	62
3501 W 25th St	0.61mi	3/2.0	1,338 (-3%)	2mo	$145,000	$108	62
2104 S Pine St	0.30mi	2/1.0 (-1)	1,211 (-12%)	3mo	$15,500	$13	59
2109 Brown St	0.57mi	3/2.0	1,239 (-10%)	3mo	$145,000	$117	50
1019 Booker St	0.74mi	3/2.0	1,485 (+8%)	3mo	$120,000	$81	46
1601 Booker St	0.65mi	2/1.0 (-1)	1,171 (-15%)	2mo	$22,500	$19	38

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: —
• Equity multiple: 14.83×
• Total profit: $58,105
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 33.40×
• Total profit: $136,091
• Equity at exit: $1,297

Cash invested: $4,200 (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: 1.0×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $911

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 24%

Sensitivity live

Price	-10% $921	-5% $916	+0% $911	+5% $905	+10% $900
Rent	-10% $809	-5% $860	+0% $911	+5% $961	+10% $1,012
Rate	-1.0pp $918	-0.5pp $914	base $911	+0.5pp $907	+1.0pp $903

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	45d	1	0.16mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	45d	1	0.24mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	45d	1	0.27mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	25d	1	0.31mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	45d	1	0.35mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	45d	1	0.37mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	16d	1	0.38mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	25d	1	0.39mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	45d	1	0.41mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	45d	1	0.42mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	45d	1	0.42mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	45d	1	0.47mi
4022 W 25th St Little Rock, AR	3.0	1.0	1674	$1,025	$0.61	45d	1	0.49mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	23d	1	0.51mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	45d	1	0.51mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	45d	1	0.52mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	25d	1	0.52mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	25d	1	0.53mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	20d	1	0.56mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	45d	1	0.58mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	25d	1	0.62mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	45d	1	0.63mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	25d	1	0.67mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	45d	1	0.69mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	45d	1	0.69mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	45d	1	0.76mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	25d	1	0.80mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	25d	1	0.82mi
1701 Fair Park Blvd Little Rock, AR	2.0	1.0	1170	$1,050	$0.90	45d	1	0.94mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	20d	1	0.95mi
4816 W 30th St Little Rock, AR	2.0	1.0	1217	$1,150	$0.94	20d	1	0.97mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	25d	1	1.01mi
408 Booker St Little Rock, AR	2.0	2.0	936	$1,350	$1.44	45d	1	1.04mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	45d	1	1.04mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	25d	1	1.04mi
3825 W Markham St Little Rock, AR	2.0	1.0	950	$1,095	$1.15	45d	1	1.05mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	45d	1	1.07mi
3800 W Markham St Little Rock, AR	2.0	1.0	1196	$1,250	$1.05	45d	1	1.08mi
100 Linwood Ct Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	16d	1	1.08mi
100 Linwood Ct Unit NA Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	20d	1	1.08mi

Listing history 18 events

1. 2026-06-21
   days on market $15,000 Active 268 DOM
2. 2026-06-18
   days on market $15,000 Active 265 DOM
3. 2026-06-17
   days on market $15,000 Active 264 DOM
4. 2026-06-16
   days on market $15,000 Active 263 DOM
5. 2026-06-15
   days on market $15,000 Active 262 DOM
6. 2026-06-14
   days on market $15,000 Active 260 DOM
7. 2026-06-13
   days on market $15,000 Active 259 DOM
8. 2026-06-10
   days on market $15,000 Active 257 DOM
9. 2026-06-09
   days on market $15,000 Active 256 DOM
10. 2026-06-08
    days on market $15,000 Active 255 DOM
11. 2026-06-05
    days on market $15,000 Active 251 DOM
12. 2026-06-03
    days on market $15,000 Active 250 DOM
13. 2026-06-02
    days on market $15,000 Active 249 DOM
14. 2026-06-01
    days on market $15,000 Active 248 DOM
15. 2026-05-31
    days on market $15,000 Active 247 DOM
16. 2026-05-31
    days on market $15,000 Active 246 DOM
17. 2025-10-09
    price $15,000 308-char remark

    Show marketing remark (308 chars)

    This house has been officially condemned by the city of Little Rock. Do not attempt to enter the house. However, this residential lot is available in an up-and-coming neighborhood. Ideal for building your dream home or as an investment opportunity. Don't wait! Bring you offer today! SEE AGENT'S REMARKS!!!

18. 2025-09-26
    listed $20,000 New Listing 308-char remark

    Show marketing remark (308 chars)

    This house has been officially condemned by the city of Little Rock. Do not attempt to enter the house. However, this residential lot is available in an up-and-coming neighborhood. Ideal for building your dream home or as an investment opportunity. Don't wait! Bring you offer today! SEE AGENT'S REMARKS!!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 18 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: $15,408
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$436
• Taxable income: $11,366
• Est. tax owed @ 24.0%: −$2,728
• After-tax cash flow: $8,200/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

-25.0% since first listed

2 events — show timeline

• 2025-10-09 Price Changed $15,000 CARMLS
• 2025-09-26 Listed $20,000 CARMLS

Property tax history

+11.9%/yr

Latest (2025): $1,933 · +359.5% YoY. Source: county tax records.