1608 S Park St · Little Rock, AR 72202

$99,000

3 bd · 1.5 ba · 2,166 sqft · SingleFamily public records · 125 Days on market

Built 1910 10,454 sqft lot $46/sqft · 49% below area Est $193k · 49% under ↓ 38% since listing

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

EXTREME PRICE REDUCTION — NOW $99,999 Outstanding opportunity for investors or cash buyers to acquire a property at a deeply discounted price point. Seller prefers CASH offers and a quick closing, ideally within 7 days. Property is being sold AS-IS with no repairs to be made by seller. Priced for a fast sale and immediate consideration. Seller will review all offers and reserves the right to accept the strongest offer at any time. Buyers should perform all due diligence prior to submitting an offer. Convenient location near downtown, schools, shopping, and major roadways. Ideal for renovation, rental, or resale. Serious inquiries only — opportunities at this price level are rare.

Key facts

• Upstairs loft
• Flexible floor plan
• Private bath

Tags

• HIGH CEILINGS
• FLEXIBLE FLOOR PLAN
• TWO SEPARATE LIVING AREAS
• UPSTAIRS LOFT
• PRIVATE BATH
• HOT WATER HEATER REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 (+3.2%/yr); 88 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 39% of the median local income ($51k/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 $684 of loan paydown is wiped out by about $3k 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 + 3.2% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1910 — 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.68% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.83%
• DSCR: 2.02
• GRM: 5.0

CMA / ARV

• ARV (median comp): $193,245
• List price: $99,000
• Delta: -48.77%
• 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
1424 S Battery St	0.24mi	4/2.0 (+1)	2,220 (+2%)	1mo	$360,000	$162	77
2005 W 17th St	0.14mi	3/2.0	2,019 (-7%)	16mo	$390,000	$193	67
2416 W 13th St	0.30mi	3/3.0	2,005 (-7%)	2mo	$249,000	$124	66
2110 Wolfe St	0.52mi	3/1.5	2,056 (-5%)	5mo	$50,000	$24	63
1401 S Schiller St	0.19mi	3/3.0	2,335 (+8%)	11mo	$200,000	$86	63
1905 S Battery St	0.38mi	2/2.0 (-1)	2,309 (+7%)	7mo	$205,000	$89	58
2124 Wolfe St	0.55mi	3/2.5	2,004 (-8%)	1mo	$60,000	$30	57
1612 W 23rd St	0.67mi	3/2.0	2,084 (-4%)	11mo	$12,500	$6	51
1617 S Battery St	0.24mi	4/2.0 (+1)	2,392 (+10%)	18mo	$325,000	$136	49
2317 S Summit St	0.62mi	4/1.0 (+1)	2,072 (-4%)	12mo	$84,900	$41	47
1623 W 24th St	0.75mi	4/2.5 (+1)	2,400 (+11%)	3mo	$247,448	$103	35
2315 S Summit St	0.61mi	3/3.0	2,436 (+12%)	17mo	$300,000	$123	30

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.65×
• Total profit: $18,053
• Equity at exit: $14,761

10-year hold

• IRR: 25.0%
• Equity multiple: 3.20×
• Total profit: $61,058
• Equity at exit: $8,560

Cash invested: $27,720 (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 72202

• Home prices YoY: -25.6%
• Rents YoY: 3.2%
• Active inventory: 88
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,664 high
• Mortgage (P&I): −$519
• Tax from tax record: −$227 /mo · $2,722/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $527

Break-even live

Break-even rent $996

Max offer price $99,000

Occupancy floor 63%

Sensitivity live

Price	-10% $583	-5% $555	+0% $527	+5% $499	+10% $471
Rent	-10% $396	-5% $462	+0% $527	+5% $593	+10% $659
Rate	-1.0pp $577	-0.5pp $553	base $527	+0.5pp $502	+1.0pp $476

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2113 W 19th St Little Rock, AR	2.0	1.0	1703	$1,300	$0.76	44d	1	0.27mi
212 Rice St Little Rock, AR	3.0	2.0	1442	$1,795	$1.24	19d	1	0.97mi
106 Fountain Ave Little Rock, AR	3.0	2.0	1600	$1,600	$1.00	44d	1	1.09mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	24d	1	1.24mi
4022 W 25th St Little Rock, AR	3.0	1.0	1674	$1,025	$0.61	44d	1	1.28mi
303 N Woodrow St Little Rock, AR	3.0	2.0	2204	$2,750	$1.25	24d	1	1.33mi
200 Ridgeway Dr Little Rock, AR	3.0	2.0	2500	$2,950	$1.18	44d	1	1.38mi
2712 Broadway St Little Rock, AR	3.0	3.0	2021	$1,695	$0.84	44d	1	1.38mi
325 Midland St Little Rock, AR	3.0	2.0	1647	$2,675	$1.62	44d	1	1.38mi
100 Linwood Ct Unit NA Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	19d	1	1.45mi
100 Linwood Ct Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	14d	1	1.45mi

Listing history 11 events

1. 2026-06-10
   days on market $99,000 Active 125 DOM
2. 2026-06-09
   days on market $99,000 Active 124 DOM
3. 2026-06-08
   days on market $99,000 Active 123 DOM
4. 2026-06-05
   days on market $99,000 Active 119 DOM
5. 2026-06-03
   days on market $99,000 Active 118 DOM
6. 2026-06-02
   days on market $99,000 Active 117 DOM
7. 2026-06-01
   days on market $99,000 Active 116 DOM
8. 2026-05-31
   days on market $99,000 Active 115 DOM
9. 2026-05-31
   days on market $99,000 Active 114 DOM
10. 2026-02-27
    price $99,000 700-char remark

    Show marketing remark (700 chars)

    EXTREME PRICE REDUCTION — NOW $99,999 Outstanding opportunity for investors or cash buyers to acquire a property at a deeply discounted price point. Seller prefers CASH offers and a quick closing, ideally within 7 days. Property is being sold AS-IS with no repairs to be made by seller. Priced for a fast sale and immediate consideration. Seller will review all offers and reserves the right to accept the strongest offer at any time. Buyers should perform all due diligence prior to submitting an offer. Convenient location near downtown, schools, shopping, and major roadways. Ideal for renovation, rental, or resale. Serious inquiries only — opportunities at this price level are rare.

11. 2026-02-06
    listed $159,999 New Listing 700-char remark

    Show marketing remark (700 chars)

    EXTREME PRICE REDUCTION — NOW $99,999 Outstanding opportunity for investors or cash buyers to acquire a property at a deeply discounted price point. Seller prefers CASH offers and a quick closing, ideally within 7 days. Property is being sold AS-IS with no repairs to be made by seller. Priced for a fast sale and immediate consideration. Seller will review all offers and reserves the right to accept the strongest offer at any time. Buyers should perform all due diligence prior to submitting an offer. Convenient location near downtown, schools, shopping, and major roadways. Ideal for renovation, rental, or resale. Serious inquiries only — opportunities at this price level are rare.

ⓘ 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: $2,722 · $227/mo
• Projected year-2 tax: $2,722 · $227/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 2/10 Low
• 🌡 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: $19,968
• − Mortgage interest: −$5,546
• − Property taxes: −$2,722
• − Insurance: −$495
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$2,880
• Taxable income: $5,131
• Est. tax owed @ 24.0%: −$1,231
• After-tax cash flow: $5,097/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): 9,704
• Household income: $50,899
• Rent vs Own: 75.7% rent · 24.3% own
• Severe rent burden: 789.0

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 0.58)
• Race & ethnicity: White 46% Black 45% Hispanic / Latino 3% Asian 3% Two or more races 3%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 2% Other Indo-European 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: ▼ -68.75%
• Current HPI: 199.3103
• Rent YoY: ▲ 3.25%
• 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

-38.1% since first listed

2 events — show timeline

• 2026-02-27 Price Changed $99,000 CARMLS
• 2026-02-06 Listed $159,999 CARMLS

Property tax history

+9.6%/yr

Latest (2025): $2,722 · +46.4% YoY. Source: county tax records.