5105 W 28th St · Little Rock, AR 72204

$94,900

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 21 Days on market

Built 1950 6,098 sqft lot Est $105k · 9% 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 +27.6/30.0
• ARV discount +11.7/15.0
• DSCR +9.7/10.0
• 1% rule +6.8/10.0
• 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 home right down the street from UALR. New floors and carpet, and new paint. Definitely an income builder as rental property.

Key facts

• Hardwood flooring
• New flooring
• Level lot

Tags

• HARDWOOD FLOORING
• NEW FLOORING
• COZY FIREPLACE
• EAT-IN KITCHEN
• PRIVATE PATIO
• LEVEL LOT

Property features AI

Finance

• Financial info: Eligible for VA, FHA or cash financing

Exterior

• Utilities: Public water; Public sewer
• Home design: Hardie Board exterior
• Construction: Composition roof; Slab foundation
• Exterior features: Level lot; Paved road access; No area amenities listed

Interior

• Kitchen: Electric range; Refrigerator included
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Wood floors; Great Room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 fast (+4.9%/yr); 186 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 33% 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 $656 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 + 4.9% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $93,476 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $104,636
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4805 W 29th St	0.20mi	2/1.0	1,040 (+0%)	7mo	$100,000	$96	84
5001 W 31st St	0.20mi	3/1.0 (+1)	1,004 (-3%)	5mo	$10,000	$10	76
4624 W 29th St	0.30mi	2/1.0	971 (-6%)	1mo	$100,000	$103	75
4523 W 23rd St	0.47mi	3/1.0 (+1)	1,026 (-1%)	2mo	$22,000	$21	70
2324 Fair Park Blvd	0.35mi	2/1.0	936 (-10%)	8mo	$95,000	$101	61
1720 Green Meadow Dr	0.64mi	3/1.0 (+1)	1,020 (-2%)	4mo	$103,500	$101	59
1810 S Pierce St	0.73mi	2/1.0	1,042 (+1%)	8mo	$147,000	$141	59
2119 S Harrison St	0.42mi	3/1.0 (+1)	930 (-10%)	1mo	$125,000	$134	58
16 Rosemont Dr	0.66mi	3/1.0 (+1)	1,080 (+4%)	2mo	$79,500	$74	55
1712 Pinewood Dr	0.68mi	2/1.5	1,106 (+7%)	4mo	$85,000	$77	52
70 Berkshire Dr	0.71mi	3/1.5 (+1)	1,107 (+7%)	3mo	$115,000	$104	46
17 Woodcliff Cir	0.70mi	3/1.0 (+1)	950 (-8%)	6mo	$129,900	$137	44

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: 4.7%
• Equity multiple: 1.19×
• Total profit: $4,920
• Equity at exit: $14,150

10-year hold

• IRR: 15.7%
• Equity multiple: 2.39×
• Total profit: $36,896
• Equity at exit: $8,205

Cash invested: $26,572 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,118 high
• Mortgage (P&I): −$498
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $285

Break-even live

Break-even rent $758

Max offer price $94,900

Occupancy floor 70%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4816 W 30th St Little Rock, AR	2.0	1.0	1217	$1,150	$0.94	19d	1	0.17mi
5005 W 31st St Little Rock, AR	3.0	2.0	1240	$1,215	$0.98	43d	1	0.17mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	43d	1	0.19mi
3000 S Tyler St Little Rock, AR	3.0	1.5	1258	$1,250	$0.99	23d	1	0.21mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	23d	1	0.54mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	23d	1	0.56mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	43d	1	0.65mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	43d	1	0.67mi
1701 Fair Park Blvd Little Rock, AR	2.0	1.0	1170	$1,050	$0.90	43d	1	0.75mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	21d	1	0.80mi
58 Berkshire Dr Little Rock, AR	3.0	1.5	1304	$1,250	$0.96	23d	1	0.80mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	43d	1	0.83mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.87mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	43d	1	0.96mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	21d	1	1.00mi
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	43d	1	1.00mi
32 Barbara Dr Little Rock, AR	3.0	2.0	1201	$1,195	$1.00	23d	1	1.04mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	43d	1	1.06mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	23d	1	1.11mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	23d	1	1.12mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	23d	1	1.12mi
107 Broadmoor Dr Little Rock, AR	3.0	1.0	1202	$1,025	$0.85	43d	1	1.12mi
99 Broadmoor Dr Little Rock, AR	3.0	1.5	1224	$1,195	$0.98	43d	1	1.13mi
1511 S Cleveland St Little Rock, AR	3.0	2.0	1200	$1,295	$1.08	23d	1	1.16mi
3510 S Bryant St Unit 50 Little Rock, AR	2.0	1.0	807	$995	$1.23	43d	1	1.22mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	19d	1	1.22mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	43d	1	1.26mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	43d	1	1.28mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	14d	1	1.31mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	43d	1	1.34mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	43d	1	1.42mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	23d	1	1.45mi

Listing history 28 events

1. 2026-06-18
   days on market $94,900 Active 21 DOM
2. 2026-06-17
   days on market $94,900 Active 20 DOM
3. 2026-06-16
   days on market $94,900 Active 19 DOM
4. 2026-06-15
   days on market $94,900 Active 18 DOM
5. 2026-06-14
   days on market $94,900 Active 16 DOM
6. 2026-06-13
   days on market $94,900 Active 15 DOM
7. 2026-06-10
   days on market $94,900 Active 13 DOM
8. 2026-06-09
   days on market $94,900 Active 12 DOM
9. 2026-06-08
   days on market $94,900 Active 11 DOM
10. 2026-06-07
    days on market $94,900 Active 10 DOM
11. 2026-06-05
    statusdays on market $94,900 Active 7 DOM
12. 2026-06-03
    days on market $94,900 New Listing 6 DOM
13. 2026-06-02
    days on market $94,900 New Listing 5 DOM
14. 2026-06-01
    days on market $94,900 New Listing 4 DOM
15. 2026-05-31
    days on market $94,900 New Listing 3 DOM
16. 2026-05-31
    days on market $94,900 New Listing 2 DOM
17. 2026-05-28
    listed $94,900 New Listing
18. 2022-03-25
    soldstatus $175,000
19. 2022-03-23
    soldstatus $57,000 Sold 130-char remark

    Show marketing remark (130 chars)

    Great home right down the street from UALR. New floors and carpet, and new paint. Definitely an income builder as rental property.

20. 2022-01-08
    status Under Contract 130-char remark

    Show marketing remark (130 chars)

    Great home right down the street from UALR. New floors and carpet, and new paint. Definitely an income builder as rental property.

21. 2022-01-02
    listed $61,000 New Listing 130-char remark

    Show marketing remark (130 chars)

    Great home right down the street from UALR. New floors and carpet, and new paint. Definitely an income builder as rental property.

22. 2021-11-08
    status Under Contract
23. 2021-11-08
    historical
24. 2021-09-30
    listed $63,000 New Listing
25. 2017-03-13
    soldstatus $221,000
26. 2015-10-31
    historical
27. 2015-06-03
    listed $39,000 Active
28. 2003-06-06
    soldstatus $23,818

ⓘ 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: $742 · $62/mo
• Projected year-2 tax: $742 · $62/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 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: $13,422
• − Mortgage interest: −$5,316
• − Property taxes: −$742
• − Insurance: −$474
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$2,761
• Taxable income: $1,982
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $2,939/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

+298.4% since first listed

12 events — show timeline

• 2026-05-28 Listed $94,900 CARMLS
• 2022-03-25 Sold (Public Records) $175,000 Public Records
• 2022-03-23 Sold (MLS) $57,000 CARMLS
• 2022-01-08 Pending — CARMLS
• 2022-01-02 Listed $61,000 CARMLS
• 2021-11-08 Pending — CARMLS
• 2021-11-08 Listing Removed — CARMLS
• 2021-09-30 Listed $63,000 CARMLS
• 2017-03-13 Sold (Public Records) $221,000 Public Records
• 2015-10-31 Listing Removed — CARMLS
• 2015-06-03 Listed $39,000 CARMLS
• 2003-06-06 Sold (Public Records) $23,818 Public Records

Property tax history

+2.4%/yr

Latest (2025): $742 · +0.0% YoY. Source: county tax records.