1824 Abigail St · Little Rock, AR 72204

$115,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 144 Days on market

Built 1920 6,969 sqft lot $92/sqft · 26% above area Est $91k · 26% 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 +25.3/30.0
• DSCR +8.4/10.0
• 1% rule +5.6/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

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

Key facts

• 6,969 sq ft lot
• Built 1920
• Listed 143 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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); 190 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent runs 36% 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 $795 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1920 — 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: 1.06% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (median comp): $91,208
• List price: $115,000
• Delta: 26.09%
• 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
4211 W 24th St	0.32mi	3/1.0	1,276 (+2%)	1mo	$63,000	$49	76
2104 S Pine St	0.27mi	2/1.0 (-1)	1,211 (-3%)	3mo	$15,500	$13	71
4009 W 11th St	0.53mi	3/2.0	1,305 (+5%)	2mo	$161,950	$124	66
2109 Brown St	0.68mi	3/2.0	1,239 (-1%)	3mo	$145,000	$117	65
1516 S Harrison St	0.67mi	3/2.0	1,212 (-3%)	1mo	$145,000	$120	63
3501 W 25th St	0.62mi	3/2.0	1,338 (+7%)	2mo	$145,000	$108	58
1608 Green Meadow Dr	0.38mi	2/2.0 (-1)	1,390 (+11%)	2mo	$85,000	$61	57
1712 Pinewood Dr	0.31mi	2/1.5 (-1)	1,106 (-11%)	4mo	$85,000	$77	57
1608 S Martin St	0.57mi	3/2.0	1,350 (+8%)	4mo	$240,000	$178	56
1418 S Harrison St	0.68mi	3/1.5	1,161 (-7%)	3mo	$112,000	$96	52
3403 W 17th St	0.57mi	3/2.0	1,370 (+10%)	7mo	$167,500	$122	51
1001 S Monroe St	0.69mi	3/1.0	1,160 (-7%)	2mo	$130,000	$112	51

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $472
• Equity at exit: $17,147

10-year hold

• IRR: 11.7%
• Equity multiple: 2.00×
• Total profit: $32,057
• Equity at exit: $9,943

Cash invested: $32,200 (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: 190
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$603
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $263

Break-even live

Break-even rent $892

Max offer price $115,000

Occupancy floor 74%

Sensitivity live

Price	-10% $328	-5% $295	+0% $263	+5% $230	+10% $198
Rent	-10% $166	-5% $215	+0% $263	+5% $311	+10% $360
Rate	-1.0pp $321	-0.5pp $292	base $263	+0.5pp $233	+1.0pp $203

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	44d	1	0.12mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	44d	1	0.16mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	44d	1	0.30mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.31mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	24d	1	0.35mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	24d	1	0.36mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	44d	1	0.40mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	44d	1	0.43mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	22d	1	0.49mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	15d	1	0.50mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	24d	1	0.50mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	44d	1	0.53mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	24d	1	0.53mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	24d	1	0.56mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	44d	1	0.58mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	24d	1	0.62mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	24d	1	0.63mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	44d	1	0.66mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	44d	1	0.67mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	15d	1	0.71mi
4816 W 30th St Little Rock, AR	2.0	1.0	1217	$1,150	$0.94	20d	1	0.73mi
1701 Fair Park Blvd Little Rock, AR	2.0	1.0	1170	$1,050	$0.90	44d	1	0.73mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	20d	1	0.77mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	44d	1	0.78mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	44d	1	0.81mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.83mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	24d	1	0.83mi
5005 W 31st St Little Rock, AR	3.0	2.0	1240	$1,215	$0.98	44d	1	0.85mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	20d	1	0.88mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	44d	1	0.90mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	24d	1	0.93mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	44d	1	0.94mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	44d	1	0.95mi
3000 S Tyler St Little Rock, AR	3.0	1.5	1258	$1,250	$0.99	24d	1	0.95mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	22d	1	0.97mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	44d	1	1.01mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	24d	1	1.03mi
3825 W Markham St Little Rock, AR	2.0	1.0	950	$1,095	$1.15	44d	1	1.23mi
58 Berkshire Dr Little Rock, AR	3.0	1.5	1304	$1,250	$0.96	24d	1	1.25mi
3800 W Markham St Little Rock, AR	2.0	1.0	1196	$1,250	$1.05	44d	1	1.27mi

Listing history 30 events

1. 2026-06-21
   days on market $115,000 Active 144 DOM
2. 2026-06-18
   days on market $115,000 Active 141 DOM
3. 2026-06-17
   days on market $115,000 Active 140 DOM
4. 2026-06-16
   days on market $115,000 Active 139 DOM
5. 2026-06-15
   days on market $115,000 Active 138 DOM
6. 2026-06-14
   days on market $115,000 Active 136 DOM
7. 2026-06-13
   days on market $115,000 Active 135 DOM
8. 2026-06-10
   days on market $115,000 Active 133 DOM
9. 2026-06-09
   days on market $115,000 Active 132 DOM
10. 2026-06-08
    days on market $115,000 Active 131 DOM
11. 2026-06-05
    days on market $115,000 Active 127 DOM
12. 2026-06-03
    days on market $115,000 Active 126 DOM
13. 2026-06-02
    days on market $115,000 Active 125 DOM
14. 2026-06-01
    days on market $115,000 Active 124 DOM
15. 2026-05-31
    days on market $115,000 Active 123 DOM
16. 2026-05-31
    days on market $115,000 Active 122 DOM
17. 2026-02-25
    price $115,000 72-char remark

    Show marketing remark (72 chars)

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

18. 2026-01-28
    listed $125,000 New Listing 72-char remark

    Show marketing remark (72 chars)

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

19. 2024-03-14
    historical $1,050
20. 2023-12-13
    price $1,050
21. 2023-12-01
    listed $950
22. 2021-06-03
    soldstatus $120,000
23. 2016-02-25
    soldstatus $9,500 Sold 156-char remark

    Show marketing remark (156 chars)

    One story frame home with open front porch and chain link fence. Three bedrooms and two baths on one level. Large living room. Wonderful home for the price.

24. 2016-01-28
    status Under Contract 156-char remark

    Show marketing remark (156 chars)

    One story frame home with open front porch and chain link fence. Three bedrooms and two baths on one level. Large living room. Wonderful home for the price.

25. 2015-12-16
    price $11,025 156-char remark

    Show marketing remark (156 chars)

    One story frame home with open front porch and chain link fence. Three bedrooms and two baths on one level. Large living room. Wonderful home for the price.

26. 2015-10-16
    price $15,750 156-char remark

    Show marketing remark (156 chars)

    One story frame home with open front porch and chain link fence. Three bedrooms and two baths on one level. Large living room. Wonderful home for the price.

27. 2015-09-01
    price $16,500 156-char remark

    Show marketing remark (156 chars)

    One story frame home with open front porch and chain link fence. Three bedrooms and two baths on one level. Large living room. Wonderful home for the price.

28. 2015-06-03
    listed $18,000 New Listing 156-char remark

    Show marketing remark (156 chars)

    One story frame home with open front porch and chain link fence. Three bedrooms and two baths on one level. Large living room. Wonderful home for the price.

29. 2014-09-01
    historical
30. 2013-08-09
    listed $14,000

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$93/yr (+$8/mo · 14.4%)

ⓘ 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 3/10 Moderate
• 🌡 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: $14,697
• − Mortgage interest: −$6,442
• − Property taxes: −$643
• − Insurance: −$575
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$3,345
• Taxable income: $1,340
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $2,834/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

+721.4% since first listed

14 events — show timeline

• 2026-02-25 Price Changed $115,000 CARMLS
• 2026-01-28 Listed $125,000 CARMLS
• 2024-03-14 Rental Removed $1,050 APPFOLIO
• 2023-12-13 Price Changed $1,050 APPFOLIO
• 2023-12-01 Listed for Rent $950 APPFOLIO
• 2021-06-03 Sold (Public Records) $120,000 Public Records
• 2016-02-25 Sold (MLS) $9,500 CARMLS
• 2016-01-28 Pending — CARMLS
• 2015-12-16 Price Changed $11,025 CARMLS
• 2015-10-16 Price Changed $15,750 CARMLS
• 2015-09-01 Price Changed $16,500 CARMLS
• 2015-06-03 Listed $18,000 CARMLS
• 2014-09-01 Listing Removed — CARMLS
• 2013-08-09 Listed $14,000 CARMLS

Property tax history

+3.6%/yr

Latest (2025): $643 · +0.0% YoY. Source: county tax records.