3214 W 16th · Little Rock, AR 72204

$49,900

2 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 69 Days on market

Built 1938 4,791 sqft lot $46/sqft · 49% below area Est $98k · 49% under ↓ 9% 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
• 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

INVESTMENT OPPORTUNITY!! Great portfolio add or flip. .. Property is Tenant Occupied; Lease is MONTH TO MONTH, $700 MONTHLY, 24 HR NOTICE TO SHOW. .. SOLD AS-IS Part of a package, could be purchased in individually or all together. See MLS#

Key facts

• 4,791 sq ft lot
• Built 1938
• Listed 69 days

🏷️ Possibly a rental listed for sale. The $49,900 price doesn't fit this home's estimated sale value (~$97,810) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Forest Heights Stem Academy (math 45% / reading 57%, grade C-, #88 of 454 statewide, top 19%, 739 students, 50% FRL); Central High School (math 32% / reading 42%, grade F, #64 of 292 statewide, top 26%, 2,338 students, 53% FRL) — zoned schools average 52% FRL vs 69% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 44% at this address vs 24% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Little Rock School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.9%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $10k; list at $50k implies a 425% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1938 — 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: 2.20% ✓
• Cap rate: 19.66%
• Cash-on-cash: 47.74%
• DSCR: 3.12
• GRM: 3.8

CMA / ARV

• ARV (median comp): $97,810
• List price: $49,900
• Delta: -48.98%
• 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
1601 Booker St	0.18mi	2/1.0	1,171 (+7%)	2mo	$22,500	$19	79
3123 W 15th St	0.07mi	2/1.0	1,240 (+13%)	8mo	$18,000	$15	68
702 S Maple St	0.63mi	2/1.5	1,112 (+2%)	1mo	$210,000	$189	65
3301 W 7th St	0.61mi	2/1.0	1,128 (+3%)	3mo	$153,000	$136	64
1517 Bishop Warren Dr	0.58mi	2/1.0	1,120 (+2%)	9mo	$19,000	$17	62
3407 Maryland Ave	0.43mi	3/1.0 (+1)	1,140 (+4%)	8mo	$80,000	$70	62
1617 S Valentine St	0.23mi	3/2.0 (+1)	1,204 (+10%)	7mo	$164,360	$137	58
609 S Martin St	0.66mi	2/1.0	1,159 (+6%)	3mo	$174,900	$151	57
2104 S Pine St	0.54mi	2/1.0	1,211 (+10%)	3mo	$15,500	$13	55
600 S Maple St	0.72mi	2/1.0	1,052 (-4%)	10mo	$79,900	$76	51
2109 Brown St	0.35mi	3/2.0 (+1)	1,239 (+13%)	3mo	$145,000	$117	50
3212 Lamar	0.57mi	3/2.5 (+1)	1,228 (+12%)	1mo	$75,000	$61	42

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: 47.2%
• Equity multiple: 3.11×
• Total profit: $29,467
• Equity at exit: $7,440

10-year hold

• IRR: 53.7%
• Equity multiple: 6.76×
• Total profit: $80,414
• Equity at exit: $4,314

Cash invested: $13,972 (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: 187
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,099 high
• Mortgage (P&I): −$262
• Tax from tax record: −$29 /mo · $354/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $556

Break-even live

Break-even rent $395

Max offer price $49,900

Occupancy floor 44%

Sensitivity live

Price	-10% $584	-5% $570	+0% $556	+5% $542	+10% $528
Rent	-10% $469	-5% $513	+0% $556	+5% $599	+10% $643
Rate	-1.0pp $581	-0.5pp $569	base $556	+0.5pp $543	+1.0pp $530

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	46d	1	0.11mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	46d	1	0.16mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	46d	1	0.16mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	46d	1	0.23mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	46d	1	0.25mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	16d	1	0.27mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	25d	1	0.27mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	46d	1	0.27mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	46d	1	0.34mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	25d	1	0.38mi
901 Johnson St Unit B Little Rock, AR	1.0	1.0	800	$695	$0.87	46d	1	0.41mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	46d	1	0.42mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	25d	1	0.47mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	25d	1	0.48mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	46d	1	0.58mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	25d	1	0.58mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	23d	1	0.66mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	25d	1	0.67mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	46d	1	0.70mi
408 Booker St Little Rock, AR	2.0	2.0	936	$1,350	$1.44	46d	1	0.77mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	46d	1	0.78mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	46d	1	0.81mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	25d	1	0.82mi
1318 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	23d	1	0.82mi
1320 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	23d	1	0.82mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	46d	1	0.88mi
128 S Woodrow St Unit N Little Rock, AR	1.0	1.0	765	$895	$1.17	46d	1	0.89mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	25d	1	0.96mi
3409 W Markham St Little Rock, AR	1.0	1.0	950	$995	$1.05	25d	1	0.97mi
217 Thayer St Apt B Little Rock, AR	1.0	1.0	750	$1,500	$2.00	25d	1	0.97mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	46d	1	0.98mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	25d	1	0.98mi
212 Rice St Little Rock, AR	3.0	2.0	1442	$1,795	$1.24	21d	1	1.00mi
1008 Kavanaugh Blvd Unit 3 Little Rock, AR	1.0	1.0	738	$795	$1.08	46d	1	1.00mi
1008 Kavanaugh Blvd Little Rock, AR	1.0	1.0	738	$795	$1.08	23d	1	1.00mi
100 Linwood Ct Unit NA Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	21d	1	1.01mi
100 Linwood Ct Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	16d	1	1.01mi
3825 W Markham St Little Rock, AR	2.0	1.0	950	$1,095	$1.15	46d	1	1.03mi
3800 W Markham St Little Rock, AR	2.0	1.0	1196	$1,250	$1.05	46d	1	1.05mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	46d	1	1.06mi

Listing history 22 events

1. 2026-06-21
   days on market $49,900 Active 69 DOM
2. 2026-06-18
   days on market $49,900 Active 66 DOM
3. 2026-06-17
   days on market $49,900 Active 65 DOM
4. 2026-06-16
   days on market $49,900 Active 64 DOM
5. 2026-06-15
   days on market $49,900 Active 63 DOM
6. 2026-06-14
   days on market $49,900 Active 61 DOM
7. 2026-06-13
   days on market $49,900 Active 60 DOM
8. 2026-06-10
   days on market $49,900 Active 58 DOM
9. 2026-06-09
   days on market $49,900 Active 57 DOM
10. 2026-06-08
    days on market $49,900 Active 56 DOM
11. 2026-06-05
    days on market $49,900 Active 52 DOM
12. 2026-06-03
    days on market $49,900 Active 51 DOM
13. 2026-06-02
    days on market $49,900 Active 50 DOM
14. 2026-06-01
    days on market $49,900 Active 49 DOM
15. 2026-05-31
    days on market $49,900 Active 48 DOM
16. 2026-05-31
    days on market $49,900 Active 47 DOM
17. 2026-04-13
    listed $49,900 New Listing 240-char remark

    Show marketing remark (240 chars)

    INVESTMENT OPPORTUNITY!! Great portfolio add or flip. .. Property is Tenant Occupied; Lease is MONTH TO MONTH, $700 MONTHLY, 24 HR NOTICE TO SHOW. .. SOLD AS-IS Part of a package, could be purchased in individually or all together. See MLS#

18. 2014-11-21
    soldstatus $9,500 358-char remark

    Show marketing remark (358 chars)

    All offers must show that Seller has members who are Arkansas licensed Real Estate Brokers. No mineral, gas, or oil rights convey. Conveyance of the property shall be made to buyer by Special Warranty Deed. No offers accepted without earnest money!! Title Title insurance and Survey are at Buyer's Expense. Sold "As Is". No Disclosure is available.

19. 2014-11-16
    historical 358-char remark

    Show marketing remark (358 chars)

    All offers must show that Seller has members who are Arkansas licensed Real Estate Brokers. No mineral, gas, or oil rights convey. Conveyance of the property shall be made to buyer by Special Warranty Deed. No offers accepted without earnest money!! Title Title insurance and Survey are at Buyer's Expense. Sold "As Is". No Disclosure is available.

20. 2014-10-30
    listed $10,000 358-char remark

    Show marketing remark (358 chars)

    All offers must show that Seller has members who are Arkansas licensed Real Estate Brokers. No mineral, gas, or oil rights convey. Conveyance of the property shall be made to buyer by Special Warranty Deed. No offers accepted without earnest money!! Title Title insurance and Survey are at Buyer's Expense. Sold "As Is". No Disclosure is available.

21. 2007-08-31
    soldstatus $55,000
22. 2005-04-21
    soldstatus $55,000

ⓘ 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: $354 · $29/mo
• Projected year-2 tax: $354 · $29/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: $13,182
• − Mortgage interest: −$2,795
• − Property taxes: −$354
• − Insurance: −$250
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$1,452
• Taxable income: $6,223
• Est. tax owed @ 24.0%: −$1,494
• After-tax cash flow: $5,177/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

-9.3% since first listed

6 events — show timeline

• 2026-04-13 Listed $49,900 CARMLS
• 2014-11-21 Sold (MLS) $9,500 CARMLS
• 2014-11-16 Listing Removed — CARMLS
• 2014-10-30 Listed $10,000 CARMLS
• 2007-08-31 Sold (Public Records) $55,000 Public Records
• 2005-04-21 Sold (Public Records) $55,000 Public Records

Property tax history

-4.4%/yr

Latest (2025): $354 · +7.7% YoY. Source: county tax records.