2501 S Pine St · Little Rock, AR 72204

$73,000

2 bd · 1.0 ba · 891 sqft · SingleFamily public records · 114 Days on market

Built 1941 6,969 sqft lot $82/sqft · 42% above area Est $51k · 42% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Interior remodeled and investor ready! This charming 2-bedroom, 1-bath home has been beautifully updated and is move-in ready. The kitchen features new cabinetry, counter tops, backsplash, and appliances that are approximately one year old. Enjoy brand new flooring throughout, fresh interior paint, updated fixtures, and a renovated bathroom. Outside, you'll find a spacious backyard, as well as a convenient parking pad with additional street parking. Whether you're a seasoned investor or just getting started, this turnkey property offers the perfect opportunity.

Key facts

• Remodeled
• Renovated bathroom
• Turnkey property

Tags

• REMODELED
• UPDATED FIXTURES
• RENOVATED BATHROOM
• SPACIOUS BACKYARD
• PARKING PAD
• TURNKEY PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 30% 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 $505 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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 $45k; list at $73k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $66,430 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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: 1.40% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.76%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (median comp): $51,497
• List price: $73,000
• Delta: 41.76%
• 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
2401 S Pine St	0.07mi	2/1.0	896 (+1%)	4mo	$15,000	$17	92
2013 S Maple St	0.31mi	2/1.0	936 (+5%)	12mo	$8,000	$9	67
3015 W 24th	0.53mi	2/1.0	896 (+1%)	16mo	$50,000	$56	61
4624 W 29th St	0.54mi	2/1.0	971 (+9%)	1mo	$100,000	$103	59
2616 Adams St	0.46mi	2/1.0	912 (+2%)	19mo	$30,000	$33	59
2323 S Valmar	0.27mi	3/1.0 (+1)	784 (-12%)	6mo	$16,000	$20	57
4712 W 24th St	0.55mi	2/1.0	810 (-9%)	8mo	$65,000	$80	52
4716 W 31st St	0.63mi	1/1.0 (-1)	825 (-7%)	12mo	$14,500	$18	43
1613 Johnson St	0.74mi	3/1.0 (+1)	902 (+1%)	19mo	$103,000	$114	43
1912 Booker St	0.65mi	2/1.0	816 (-8%)	16mo	$111,000	$136	42
4919 W Charles Bussey St	0.74mi	3/1.5 (+1)	864 (-3%)	20mo	$120,000	$139	37
4622 W 30th	0.57mi	3/2.0 (+1)	1,000 (+12%)	20mo	$86,000	$86	27

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: 15.1%
• Equity multiple: 1.62×
• Total profit: $12,682
• Equity at exit: $10,885

10-year hold

• IRR: 25.1%
• Equity multiple: 3.37×
• Total profit: $48,538
• Equity at exit: $6,312

Cash invested: $20,440 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,024 high
• Mortgage (P&I): −$383
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $354

Break-even live

Break-even rent $576

Max offer price $73,000

Occupancy floor 60%

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.05mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	23d	1	0.30mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	23d	1	0.30mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	43d	1	0.34mi
4613 W 23rd St Unit B Little Rock, AR	2.0	1.0	650	$1,200	$1.85	23d	1	0.50mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	14d	1	0.51mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	43d	1	0.55mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	23d	1	0.64mi
3705 W 12th St Unit B Little Rock, AR	1.0	1.0	598	$650	$1.09	43d	1	0.78mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	43d	1	0.79mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	43d	1	0.84mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	43d	1	0.95mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	43d	1	0.97mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	43d	1	1.06mi
901 Johnson St Unit B Little Rock, AR	1.0	1.0	800	$695	$0.87	43d	1	1.07mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	23d	1	1.15mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	43d	1	1.15mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	23d	1	1.18mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	19d	1	1.32mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	21d	1	1.33mi
422 S Brown St Little Rock, AR	1.0	1.0	550	$725	$1.32	23d	1	1.34mi
1100 Fair Park Blvd Apt 7 Little Rock, AR	1.0	1.0	636	$550	$0.86	21d	1	1.35mi
1100 Fair Park Blvd Little Rock, AR	1.0	1.0	636	$550	$0.86	23d	2	1.36mi
1318 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	21d	1	1.37mi
1320 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	21d	1	1.37mi
1921 Wolfe St Unit A Little Rock, AR	2.0	2.0	875	$875	$1.00	23d	1	1.38mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	43d	1	1.39mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	23d	1	1.39mi
1724 W 19th St Apt 3 Little Rock, AR	1.0	1.0	828	$950	$1.15	43d	1	1.39mi
408 Booker St Little Rock, AR	2.0	2.0	936	$1,350	$1.44	43d	1	1.42mi
408 S Booker St Unit B Little Rock, AR	1.0	1.0	675	$850	$1.26	43d	1	1.42mi
306 S Valentine St Little Rock, AR	1.0	1.0	650	$825	$1.27	43d	1	1.44mi
300 S Valentine St Ste 3 Little Rock, AR	1.0	1.0	605	$1,095	$1.81	43d	1	1.45mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	23d	1	1.46mi

Listing history 37 events

1. 2026-06-18
   days on market $73,000 Active 114 DOM
2. 2026-06-17
   days on market $73,000 Active 113 DOM
3. 2026-06-16
   days on market $73,000 Active 112 DOM
4. 2026-06-15
   days on market $73,000 Active 111 DOM
5. 2026-06-14
   days on market $73,000 Active 109 DOM
6. 2026-06-13
   days on market $73,000 Active 108 DOM
7. 2026-06-10
   days on market $73,000 Active 106 DOM
8. 2026-06-09
   days on market $73,000 Active 105 DOM
9. 2026-06-08
   days on market $73,000 Active 104 DOM
10. 2026-06-05
    days on market $73,000 Active 100 DOM
11. 2026-06-03
    days on market $73,000 Active 99 DOM
12. 2026-06-02
    days on market $73,000 Active 98 DOM
13. 2026-06-01
    days on market $73,000 Active 97 DOM
14. 2026-05-31
    days on market $73,000 Active 96 DOM
15. 2026-05-31
    days on market $73,000 Active 95 DOM
16. 2026-04-20
    status Back on Market 567-char remark

    Show marketing remark (567 chars)

    Interior remodeled and investor ready! This charming 2-bedroom, 1-bath home has been beautifully updated and is move-in ready. The kitchen features new cabinetry, counter tops, backsplash, and appliances that are approximately one year old. Enjoy brand new flooring throughout, fresh interior paint, updated fixtures, and a renovated bathroom. Outside, you'll find a spacious backyard, as well as a convenient parking pad with additional street parking. Whether you're a seasoned investor or just getting started, this turnkey property offers the perfect opportunity.

17. 2026-03-15
    status Under Contract 567-char remark

    Show marketing remark (567 chars)

    Interior remodeled and investor ready! This charming 2-bedroom, 1-bath home has been beautifully updated and is move-in ready. The kitchen features new cabinetry, counter tops, backsplash, and appliances that are approximately one year old. Enjoy brand new flooring throughout, fresh interior paint, updated fixtures, and a renovated bathroom. Outside, you'll find a spacious backyard, as well as a convenient parking pad with additional street parking. Whether you're a seasoned investor or just getting started, this turnkey property offers the perfect opportunity.

18. 2026-02-23
    status Back on Market 567-char remark

    Show marketing remark (567 chars)

    Interior remodeled and investor ready! This charming 2-bedroom, 1-bath home has been beautifully updated and is move-in ready. The kitchen features new cabinetry, counter tops, backsplash, and appliances that are approximately one year old. Enjoy brand new flooring throughout, fresh interior paint, updated fixtures, and a renovated bathroom. Outside, you'll find a spacious backyard, as well as a convenient parking pad with additional street parking. Whether you're a seasoned investor or just getting started, this turnkey property offers the perfect opportunity.

19. 2026-02-12
    status Under Contract 567-char remark

    Show marketing remark (567 chars)

    Interior remodeled and investor ready! This charming 2-bedroom, 1-bath home has been beautifully updated and is move-in ready. The kitchen features new cabinetry, counter tops, backsplash, and appliances that are approximately one year old. Enjoy brand new flooring throughout, fresh interior paint, updated fixtures, and a renovated bathroom. Outside, you'll find a spacious backyard, as well as a convenient parking pad with additional street parking. Whether you're a seasoned investor or just getting started, this turnkey property offers the perfect opportunity.

20. 2026-01-09
    listed $73,000 New Listing 567-char remark

    Show marketing remark (567 chars)

    Interior remodeled and investor ready! This charming 2-bedroom, 1-bath home has been beautifully updated and is move-in ready. The kitchen features new cabinetry, counter tops, backsplash, and appliances that are approximately one year old. Enjoy brand new flooring throughout, fresh interior paint, updated fixtures, and a renovated bathroom. Outside, you'll find a spacious backyard, as well as a convenient parking pad with additional street parking. Whether you're a seasoned investor or just getting started, this turnkey property offers the perfect opportunity.

21. 2026-01-01
    historical
22. 2025-10-19
    price $79,000
23. 2025-09-05
    price $85,000
24. 2025-08-11
    price $90,000
25. 2025-06-25
    listed $95,000 New Listing
26. 2024-06-17
    soldstatus $45,000
27. 2024-06-12
    soldstatus $45,000 Sold
28. 2024-04-11
    status Under Contract
29. 2024-03-04
    historical Take Backups
30. 2023-11-27
    status Back on Market
31. 2023-11-14
    historical Take Backups
32. 2023-10-15
    listed $50,000 New Listing
33. 2023-10-14
    historical
34. 2023-09-18
    status Back on Market
35. 2023-08-28
    historical Take Backups
36. 2023-06-10
    price $50,000
37. 2023-05-07
    listed $56,000 New Listing

ⓘ 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: $503 · $42/mo
• Projected year-2 tax: $503 · $42/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 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: $12,285
• − Mortgage interest: −$4,089
• − Property taxes: −$503
• − Insurance: −$365
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$2,124
• Taxable income: $3,239
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $3,466/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

+30.4% since first listed

22 events — show timeline

• 2026-04-20 Relisted — CARMLS
• 2026-03-15 Pending — CARMLS
• 2026-02-23 Relisted — CARMLS
• 2026-02-12 Pending — CARMLS
• 2026-01-09 Listed $73,000 CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-10-19 Price Changed $79,000 CARMLS
• 2025-09-05 Price Changed $85,000 CARMLS
• 2025-08-11 Price Changed $90,000 CARMLS
• 2025-06-25 Listed $95,000 CARMLS
• 2024-06-17 Sold (Public Records) $45,000 Public Records
• 2024-06-12 Sold (MLS) $45,000 CARMLS
• 2024-04-11 Pending — CARMLS
• 2024-03-04 Contingent — CARMLS
• 2023-11-27 Relisted — CARMLS
• 2023-11-14 Contingent — CARMLS
• 2023-10-15 Listed $50,000 CARMLS
• 2023-10-14 Listing Removed — CARMLS
• 2023-09-18 Relisted — CARMLS
• 2023-08-28 Contingent — CARMLS
• 2023-06-10 Price Changed $50,000 CARMLS
• 2023-05-07 Listed $56,000 CARMLS

Property tax history

+5.9%/yr

Latest (2025): $503 · +90.5% YoY. Source: county tax records.