1401 S Harrison · Little Rock, AR 72204

$75,000

2 bd · 1.0 ba · 921 sqft · SingleFamily public records · 141 Days on market

Built 1945 6,534 sqft lot $81/sqft · 34% below area Est $114k · 34% under

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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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Great investment opportunity in downtown Little Rock. See agent remarks.

Key facts

• 6,534 sq ft lot
• Built 1945
• Listed 141 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $75k).
• Recommended offer: $66k (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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; list at $75k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 1945 — 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: 1.28% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.05%
• DSCR: 1.71
• GRM: 6.5

CMA / ARV

• ARV (median comp): $113,943
• List price: $75,000
• Delta: -34.18%
• 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
1704 S Fillmore St	0.35mi	2/1.0	909 (-1%)	8mo	$93,000	$102	74
1321 S Fillmore	0.25mi	2/1.0	972 (+6%)	6mo	$130,000	$134	74
2119 S Harrison St	0.47mi	3/1.0 (+1)	930 (+1%)	1mo	$125,000	$134	71
1019 Adams St	0.47mi	2/1.0	840 (-9%)	1mo	$86,000	$102	62
2324 Fair Park Blvd	0.64mi	2/1.0	936 (+2%)	8mo	$95,000	$101	61
1720 Green Meadow Dr	0.36mi	3/1.0 (+1)	1,020 (+11%)	4mo	$103,500	$101	57
1908 S Buchanan St	0.53mi	2/1.0	822 (-11%)	2mo	$100,000	$122	55
810 S Van Buren St	0.36mi	3/1.0 (+1)	834 (-9%)	9mo	$42,000	$50	55
1520 S Taylor St	0.25mi	3/2.0 (+1)	1,050 (+14%)	6mo	$114,000	$109	52
1810 S Pierce St	0.46mi	2/1.0	1,042 (+13%)	8mo	$147,000	$141	50
4523 W 23rd St	0.72mi	3/1.0 (+1)	1,026 (+11%)	2mo	$22,000	$21	41
4712 W 24th St	0.69mi	2/1.0	810 (-12%)	8mo	$65,000	$80	41

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: 9.0%
• Equity multiple: 1.36×
• Total profit: $7,611
• Equity at exit: $11,183

10-year hold

• IRR: 19.7%
• Equity multiple: 2.79×
• Total profit: $37,650
• Equity at exit: $6,485

Cash invested: $21,000 (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: $960 high
• Mortgage (P&I): −$393
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $281

Break-even live

Break-even rent $605

Max offer price $75,000

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Fair Park Blvd Apt 7 Little Rock, AR	1.0	1.0	636	$550	$0.86	21d	1	0.26mi
1100 Fair Park Blvd Little Rock, AR	1.0	1.0	636	$550	$0.86	23d	2	0.26mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	19d	1	0.33mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	44d	1	0.38mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	21d	1	0.47mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	44d	1	0.60mi
4613 W 23rd St Unit B Little Rock, AR	2.0	1.0	650	$1,200	$1.85	23d	1	0.69mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	44d	1	0.76mi
6408 Blue Bird Dr Unit A Little Rock, AR	2.0	1.0	1025	$1,000	$0.98	44d	1	0.94mi
121 N Jackson St Little Rock, AR	1.0	1.0	700	$950	$1.36	44d	1	0.95mi
607 Chickadee Dr Unit 2 Little Rock, AR	2.0	1.5	1000	$995	$0.99	23d	1	0.97mi
3705 W 12th St Unit B Little Rock, AR	1.0	1.0	598	$650	$1.09	44d	1	0.97mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	21d	1	0.98mi
517 Chickadee Dr Unit A Little Rock, AR	2.0	1.5	1100	$1,400	$1.27	44d	1	0.99mi
517 Chickadee Dr Unit F Little Rock, AR	2.0	1.5	1100	$1,100	$1.00	19d	1	0.99mi
201 N Polk St Unit M Little Rock, AR	1.0	1.0	750	$775	$1.03	44d	1	0.99mi
200 N Fillmore St Apt 6 Little Rock, AR	1.0	1.0	600	$795	$1.32	44d	1	1.02mi
204 N Fillmore St Apt 1 Little Rock, AR	1.0	1.0	600	$795	$1.32	44d	1	1.02mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	23d	1	1.03mi
201 N Pierce St Little Rock, AR	1.0	1.0	540	$995	$1.84	21d	2	1.03mi
214 N Fillmore St Unit 11 Little Rock, AR	1.0	1.0	600	$795	$1.32	44d	1	1.03mi
220 N Fillmore St Unit 12 Little Rock, AR	1.0	1.0	600	$795	$1.32	44d	1	1.06mi
5618 B St Little Rock, AR	2.0	2.0	1100	$995	$0.90	21d	1	1.07mi
5618 B St Unit 1 Little Rock, AR	2.0	2.0	1100	$1,050	$0.95	44d	1	1.07mi
5622 B St Little Rock, AR	1.0	1.0	600	$700	$1.17	23d	1	1.07mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	44d	1	1.08mi
5700 B St #2 Little Rock, AR	2.0	2.0	800	$1,050	$1.31	44d	1	1.08mi
5700 B St #20 Little Rock, AR	1.0	1.0	550	$725	$1.32	44d	1	1.08mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	23d	1	1.10mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	44d	1	1.10mi
5709 C St Unit 5711 Little Rock, AR	2.0	1.5	948	$1,250	$1.32	23d	1	1.11mi
5600 C St Little Rock, AR	3.0	1.0	1000	$2,700	$2.70	44d	1	1.11mi
5815 C St Unit 1D Little Rock, AR	1.0	1.0	800	$695	$0.87	44d	1	1.14mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	1.14mi
3825 W Markham St Little Rock, AR	2.0	1.0	950	$1,095	$1.15	44d	1	1.23mi
306 S Valentine St Little Rock, AR	1.0	1.0	650	$825	$1.27	44d	1	1.29mi
4507 Woodlawn Dr Little Rock, AR	1.0	1.0	850	$750	$0.88	44d	2	1.29mi
300 S Valentine St Ste 3 Little Rock, AR	1.0	1.0	605	$1,095	$1.81	44d	1	1.29mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	23d	1	1.29mi
6301 C St Little Rock, AR	1.0	1.0	568	$799	$1.41	44d	1	1.31mi

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 141 DOM
2. 2026-06-17
   days on market $75,000 Active 140 DOM
3. 2026-06-16
   days on market $75,000 Active 139 DOM
4. 2026-06-15
   days on market $75,000 Active 138 DOM
5. 2026-06-14
   days on market $75,000 Active 136 DOM
6. 2026-06-13
   days on market $75,000 Active 135 DOM
7. 2026-06-10
   days on market $75,000 Active 133 DOM
8. 2026-06-09
   days on market $75,000 Active 132 DOM
9. 2026-06-08
   days on market $75,000 Active 131 DOM
10. 2026-06-05
    days on market $75,000 Active 127 DOM
11. 2026-06-03
    days on market $75,000 Active 126 DOM
12. 2026-06-02
    days on market $75,000 Active 125 DOM
13. 2026-06-01
    days on market $75,000 Active 124 DOM
14. 2026-05-31
    days on market $75,000 Active 123 DOM
15. 2026-05-31
    days on market $75,000 Active 122 DOM
16. 2026-01-28
    listed $75,000 New Listing 72-char remark

    Show marketing remark (72 chars)

    Great investment opportunity in downtown Little Rock. See agent remarks.

17. 2021-06-09
    soldstatus $41,000

ⓘ 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: $636 · $53/mo
• Projected year-2 tax: $636 · $53/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 · 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: $11,522
• − Mortgage interest: −$4,201
• − Property taxes: −$636
• − Insurance: −$375
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$2,182
• Taxable income: $2,284
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $2,823/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

+82.9% since first listed

2 events — show timeline

• 2026-01-28 Listed $75,000 CARMLS
• 2021-06-09 Sold (Public Records) $41,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $636 · +0.0% YoY. Source: county tax records.