2607 S Cross St · Little Rock, AR 72206

$130,000

4 bd · 2.0 ba · 1,306 sqft · SingleFamily public records · 217 Days on market

Built 1930 6,969 sqft lot $100/sqft · 60% above area Est $106k · 22% 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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +5.6/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 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

3BR home with a 1BD studio apartment in the back. Near downtown Little Rock and SOMA district. Both units are tenant occupied. 24-hour notice for showings required. Leases in place. Monday-Friday showings only. Any offer needs to have the following verbiage included "buyer is aware there is a lease in place and agree to the lease terms".

Key facts

• Soma district
• Studio apartment
• Downtown little rock

Tags

• STUDIO APARTMENT
• DOWNTOWN LITTLE ROCK
• SOMA DISTRICT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (+3.4%/yr); 125 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($52k/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 $899 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 217 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask is 13954% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 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 1930 — 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: 1.06% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

• ARV (median comp): $106,123
• List price: $130,000
• Delta: 22.50%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2925 S Chester St	0.28mi	3/1.5 (-1)	1,301 (-0%)	8mo	$68,500	$53	73
3100 S Arch St	0.50mi	4/1.5	1,306 (0%)	10mo	$118,000	$90	66
2708 Center St	0.60mi	3/1.0 (-1)	1,305 (-0%)	2mo	$29,500	$23	61
1520 34th St	0.57mi	3/1.0 (-1)	1,279 (-2%)	2mo	$146,000	$114	59
3105 S Spring St	0.64mi	3/2.0 (-1)	1,305 (-0%)	14mo	$213,000	$163	54
3007 S Battery St	0.47mi	3/1.0 (-1)	1,244 (-5%)	10mo	$15,000	$12	53
2818 S Springs St	0.56mi	4/1.0	1,352 (+4%)	14mo	$69,900	$52	52
1106 W 21 St	0.39mi	3/1.0 (-1)	1,180 (-10%)	5mo	$33,500	$28	52
3101 S Battery St	0.51mi	3/1.0 (-1)	1,267 (-3%)	15mo	$35,000	$28	49
408 W 32nd St	0.61mi	3/1.0 (-1)	1,152 (-12%)	3mo	$32,500	$28	40
1806 S State St	0.66mi	3/1.0 (-1)	1,464 (+12%)	3mo	$105,000	$72	37
1721 W 22nd St	0.46mi	3/1.5 (-1)	1,484 (+14%)	15mo	$46,000	$31	37

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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,873
• Equity at exit: $19,383

10-year hold

• IRR: 7.9%
• Equity multiple: 1.61×
• Total profit: $22,247
• Equity at exit: $11,240

Cash invested: $36,400 (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 72206

• Rents YoY: 3.4%
• Active inventory: 125
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$682
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $278

Break-even live

Break-even rent $1,021

Max offer price $130,000

Occupancy floor 75%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2616 S Izard St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.16mi
2610 S Izard St Little Rock, AR	3.0	2.0	1136	$1,150	$1.01	44d	1	0.17mi
926 W 29th St Little Rock, AR	3.0	1.0	1229	$1,050	$0.85	23d	1	0.18mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	44d	1	0.34mi
2604 Broadway St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	23d	1	0.44mi
717 W 32nd St Unit A and B Little Rock, AR	3.0	2.5	1300	$1,550	$1.19	14d	1	0.45mi
3222 Bishop St Unit B Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	23d	1	0.50mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	23d	1	0.59mi
2323 S Spring St Little Rock, AR	3.0	2.0	1070	$1,100	$1.03	44d	1	0.60mi
2900 Center St Little Rock, AR	3.0	1.0	1456	$1,050	$0.72	44d	1	0.61mi
421 W 32nd St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	0.61mi
313 W 23rd St Little Rock, AR	3.0	2.0	1134	$925	$0.82	23d	1	0.62mi
3333 Broadway St Little Rock, AR	3.0	1.0	918	$925	$1.01	19d	1	0.65mi
3015 Main St Little Rock, AR	4.0	2.0	1658	$2,350	$1.42	44d	1	0.78mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	44d	1	0.83mi
2708 Rock St Little Rock, AR	3.0	1.0	1114	$875	$0.79	21d	1	0.94mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	23d	1	0.96mi
606 E 21st St Little Rock, AR	3.0	2.0	1652	$1,600	$0.97	19d	1	1.21mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,295	$0.83	14d	1	1.25mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,250	$0.80	44d	1	1.25mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	23d	1	1.38mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	23d	1	1.42mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	44d	1	1.43mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	1.43mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	44d	1	1.48mi

Listing history 29 events

1. 2026-06-18
   days on market $130,000 Active 217 DOM
2. 2026-06-17
   days on market $130,000 Active 216 DOM
3. 2026-06-16
   days on market $130,000 Active 215 DOM
4. 2026-06-15
   days on market $130,000 Active 214 DOM
5. 2026-06-14
   days on market $130,000 Active 212 DOM
6. 2026-06-13
   days on market $130,000 Active 211 DOM
7. 2026-06-10
   days on market $130,000 Active 209 DOM
8. 2026-06-09
   days on market $130,000 Active 208 DOM
9. 2026-06-08
   days on market $130,000 Active 207 DOM
10. 2026-06-05
    days on market $130,000 Active 203 DOM
11. 2026-06-03
    days on market $130,000 Active 202 DOM
12. 2026-06-02
    days on market $130,000 Active 201 DOM
13. 2026-06-01
    days on market $130,000 Active 200 DOM
14. 2026-05-31
    days on market $130,000 Active 199 DOM
15. 2026-05-31
    days on market $130,000 Active 198 DOM
16. 2026-02-28
    historical $925
17. 2026-02-24
    listed $925
18. 2025-11-13
    listed $130,000 New Listing 349-char remark

    Show marketing remark (349 chars)

    3BR home with a 1BD studio apartment in the back. Near downtown Little Rock and SOMA district. Both units are tenant occupied. 24-hour notice for showings required. Leases in place. Monday-Friday showings only. Any offer needs to have the following verbiage included "buyer is aware there is a lease in place and agree to the lease terms".

19. 2025-08-26
    historical
20. 2025-02-20
    price $135,000
21. 2025-02-20
    listed $135,000 New Listing
22. 2025-02-20
    historical
23. 2024-12-19
    listed $115,000 New Listing
24. 2024-05-02
    historical $895
25. 2024-04-12
    listed $895
26. 2021-05-21
    soldstatus $120,000
27. 2021-05-17
    soldstatus $120,000
28. 2021-01-27
    listed $120,000
29. 2020-09-29
    soldstatus $45,000

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $853 · $71/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 1/10 Low
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,486
• − Mortgage interest: −$7,282
• − Property taxes: −$853
• − Insurance: −$650
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,782
• Taxable income: $1,282
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $3,033/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): 22,667
• Household income: $52,132
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 623.0

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 0.59)
• Race & ethnicity: Black 48% White 43% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -88.64%
• Current HPI: 158.3601
• Rent YoY: ▲ 3.36%
• 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

+188.9% since first listed

14 events — show timeline

• 2026-02-28 Rental Removed $925 CARMLS
• 2026-02-24 Listed for Rent $925 CARMLS
• 2025-11-13 Listed $130,000 CARMLS
• 2025-08-26 Listing Removed — CARMLS
• 2025-02-20 Price Changed $135,000 CARMLS
• 2025-02-20 Listing Removed — CARMLS
• 2025-02-20 Listed $135,000 CARMLS
• 2024-12-19 Listed $115,000 CARMLS
• 2024-05-02 Rental Removed $895 CARMLS
• 2024-04-12 Listed for Rent $895 CARMLS
• 2021-05-21 Sold (Public Records) $120,000 Public Records
• 2021-05-17 Sold (MLS) $120,000 CARMLS
• 2021-01-27 Listed $120,000 CARMLS
• 2020-09-29 Sold (Public Records) $45,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $853 · +0.0% YoY. Source: county tax records.