1423 Brown St · Little Rock, AR 72204

$119,000

4 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 86 Days on market

Built 1936 6,969 sqft lot $87/sqft · 16% above area Est $103k · 16% 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 +28.0/30.0
• DSCR +9.9/10.0
• 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
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming corner-lot beauty nestled in one of the city’s fastest-growing, up-and-coming areas! This spacious 4-bedroom home offers the perfect blend of comfort, character, and convenience. Step inside to a warm and inviting living room, ideal for relaxing or entertaining. The formal dining room provides the perfect space for hosting gatherings, holidays, or intimate dinners. With two bedrooms located on the main level and two additional bedrooms upstairs, the layout offers flexibility for families, guests, or a dedicated home office. Schedule your showing today!

Key facts

• 6,969 sq ft lot
• Built 1936
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 41% 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 $823 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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.
• Current owner paid $62k; list at $119k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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: 1.18% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (median comp): $102,816
• List price: $119,000
• Delta: 15.74%
• Verdict: OVERPRICED
• 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	0.14mi	3/2.0 (-1)	1,350 (-2%)	4mo	$240,000	$178	78
3401 W 17th St	0.19mi	3/2.0 (-1)	1,370 (-0%)	7mo	$167,500	$122	76
3403 W 17th St	0.19mi	3/2.0 (-1)	1,370 (-0%)	7mo	$167,500	$122	76
1806 Johnson	0.26mi	3/2.0 (-1)	1,377 (+0%)	7mo	$23,000	$17	73
2405 W 13th St	0.55mi	3/1.0 (-1)	1,331 (-3%)	3mo	$106,000	$80	62
1019 Booker St	0.32mi	3/2.0 (-1)	1,485 (+8%)	3mo	$120,000	$81	60
4009 W 11th St	0.53mi	3/2.0 (-1)	1,305 (-5%)	2mo	$161,950	$124	57
3501 W 25th St	0.64mi	3/2.0 (-1)	1,338 (-2%)	2mo	$145,000	$108	56
400 Rosetta St	0.73mi	3/2.0 (-1)	1,359 (-1%)	1mo	$264,900	$195	55
2109 Brown St	0.42mi	3/2.0 (-1)	1,239 (-10%)	3mo	$145,000	$117	53
3212 Lamar	0.50mi	3/2.5 (-1)	1,228 (-10%)	1mo	$75,000	$61	48
3418 W Captiol Ave	0.70mi	3/2.0 (-1)	1,200 (-12%)	3mo	$155,000	$129	35

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $6,939
• Equity at exit: $17,743

10-year hold

• IRR: 16.3%
• Equity multiple: 2.44×
• Total profit: $47,939
• Equity at exit: $10,289

Cash invested: $33,320 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$624
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $369

Break-even live

Break-even rent $940

Max offer price $119,000

Occupancy floor 69%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	44d	1	0.09mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	44d	1	0.17mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	44d	1	0.21mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	44d	1	0.22mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	44d	1	0.23mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	0.29mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	44d	1	0.30mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	23d	1	0.33mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.34mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	44d	1	0.35mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	0.47mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.54mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	23d	1	0.54mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	44d	1	0.65mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	23d	1	0.68mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	23d	1	0.69mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.72mi
4022 W 25th St Little Rock, AR	3.0	1.0	1674	$1,025	$0.61	44d	1	0.81mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	44d	1	0.86mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	44d	1	0.87mi
212 Rice St Little Rock, AR	3.0	2.0	1442	$1,795	$1.24	19d	1	0.94mi
106 Fountain Ave Little Rock, AR	3.0	2.0	1600	$1,600	$1.00	44d	1	0.95mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	23d	1	0.99mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	44d	1	0.99mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	23d	1	0.99mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	23d	1	1.02mi
325 Midland St Little Rock, AR	3.0	2.0	1647	$2,675	$1.62	44d	1	1.03mi
223 Linwood Ct Little Rock, AR	3.0	2.0	1702	$1,695	$1.00	23d	1	1.04mi
324 S Schiller St Little Rock, AR	3.0	2.0	1352	$1,995	$1.48	23d	1	1.06mi
306 S Schiller St Little Rock, AR	3.0	2.0	1037	$1,795	$1.73	44d	1	1.08mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	23d	1	1.16mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	23d	1	1.27mi
322 Rose St Little Rock, AR	3.0	2.0	1200	$1,850	$1.54	14d	1	1.27mi
119 N Monroe St Little Rock, AR	3.0	2.0	1490	$1,850	$1.24	44d	1	1.40mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	44d	1	1.45mi

Listing history 29 events

1. 2026-06-18
   days on market $119,000 Active 86 DOM
2. 2026-06-17
   days on market $119,000 Active 85 DOM
3. 2026-06-16
   days on market $119,000 Active 84 DOM
4. 2026-06-15
   days on market $119,000 Active 83 DOM
5. 2026-06-14
   days on market $119,000 Active 81 DOM
6. 2026-06-13
   days on market $119,000 Active 80 DOM
7. 2026-06-10
   days on market $119,000 Active 78 DOM
8. 2026-06-09
   days on market $119,000 Active 77 DOM
9. 2026-06-08
   days on market $119,000 Active 76 DOM
10. 2026-06-05
    days on market $119,000 Active 72 DOM
11. 2026-06-03
    days on market $119,000 Active 71 DOM
12. 2026-06-02
    days on market $119,000 Active 70 DOM
13. 2026-06-01
    days on market $119,000 Active 69 DOM
14. 2026-05-31
    days on market $119,000 Active 68 DOM
15. 2026-05-31
    days on market $119,000 Active 67 DOM
16. 2026-05-20
    price $119,000 589-char remark

    Show marketing remark (589 chars)

    Welcome to this charming corner-lot beauty nestled in one of the city’s fastest-growing, up-and-coming areas! This spacious 4-bedroom home offers the perfect blend of comfort, character, and convenience. Step inside to a warm and inviting living room, ideal for relaxing or entertaining. The formal dining room provides the perfect space for hosting gatherings, holidays, or intimate dinners. With two bedrooms located on the main level and two additional bedrooms upstairs, the layout offers flexibility for families, guests, or a dedicated home office. Schedule your showing today!

17. 2026-03-24
    listed $123,000 New Listing 589-char remark

    Show marketing remark (589 chars)

    Welcome to this charming corner-lot beauty nestled in one of the city’s fastest-growing, up-and-coming areas! This spacious 4-bedroom home offers the perfect blend of comfort, character, and convenience. Step inside to a warm and inviting living room, ideal for relaxing or entertaining. The formal dining room provides the perfect space for hosting gatherings, holidays, or intimate dinners. With two bedrooms located on the main level and two additional bedrooms upstairs, the layout offers flexibility for families, guests, or a dedicated home office. Schedule your showing today!

18. 2026-03-23
    historical
19. 2026-03-03
    price $130,000
20. 2026-01-17
    price $139,000
21. 2025-12-08
    listed $145,000 New Listing
22. 2024-11-26
    historical $1,350
23. 2024-10-29
    historical $1,350
24. 2024-07-25
    listed $1,350
25. 2024-07-25
    listed $1,350
26. 2017-07-12
    historical
27. 2017-05-15
    price $54,900
28. 2016-07-12
    listed $55,000 New Listing
29. 2006-02-22
    soldstatus $62,000

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $829 · $69/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: $16,885
• − Mortgage interest: −$6,666
• − Property taxes: −$829
• − Insurance: −$595
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$3,462
• Taxable income: $2,632
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $3,795/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

+91.9% since first listed

14 events — show timeline

• 2026-05-20 Price Changed $119,000 CARMLS
• 2026-03-24 Listed $123,000 CARMLS
• 2026-03-23 Listing Removed — CARMLS
• 2026-03-03 Price Changed $130,000 CARMLS
• 2026-01-17 Price Changed $139,000 CARMLS
• 2025-12-08 Listed $145,000 CARMLS
• 2024-11-26 Rental Removed $1,350 RENT.
• 2024-10-29 Rental Removed $1,350 CARMLS
• 2024-07-25 Listed for Rent $1,350 RENT.
• 2024-07-25 Listed for Rent $1,350 CARMLS
• 2017-07-12 Listing Removed — CARMLS
• 2017-05-15 Price Changed $54,900 CARMLS
• 2016-07-12 Listed $55,000 CARMLS
• 2006-02-22 Sold (Public Records) $62,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $829 · +8.0% YoY. Source: county tax records.