2811 S Chester St · Little Rock, AR 72206

$50,399

3 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 2 Days on market

Built 1940 6,969 sqft lot Est $69k · 27% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Adorable 3-bedroom, 1-bath fixer upper with great potential. Bring your creativity and imagination to transform this charming home into your dream space. Agents see remarks.

Key facts

• 6,969 sq ft lot
• Built 1940
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 24.0% 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 (+3.4%/yr); 125 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($52k/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 $348 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 + 3.4% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $50,399

Questions for the listing agent

1. Built in 1940 — 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: 2.66% ✓
• Cap rate: 24.01%
• Cash-on-cash: 63.29%
• DSCR: 3.82
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $69,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2925 S Chester St	0.12mi	3/1.5	1,301 (-1%)	8mo	$68,500	$53	85
2708 Center St	0.47mi	3/1.0	1,305 (-0%)	2mo	$29,500	$23	76
1520 34th St	0.51mi	3/1.0	1,279 (-2%)	2mo	$146,000	$114	70
3100 S Arch St	0.30mi	4/1.5 (+1)	1,306 (-0%)	10mo	$118,000	$90	70
408 W 32nd St	0.41mi	3/1.0	1,152 (-12%)	3mo	$32,500	$28	58
3007 S Battery St	0.54mi	3/1.0	1,244 (-5%)	10mo	$15,000	$12	58
316 W 22nd St	0.64mi	2/1.5 (-1)	1,263 (-4%)	2mo	$225,000	$178	56
1106 W 21 St	0.56mi	3/1.0	1,180 (-10%)	5mo	$33,500	$28	53
1509 W 19th St	0.73mi	2/1.0 (-1)	1,352 (+3%)	7mo	$50,000	$37	50
3025 Main St	0.63mi	3/2.0	1,400 (+7%)	8mo	$267,000	$191	48
1872 S Gaines St	0.71mi	2/2.0 (-1)	1,410 (+8%)	5mo	$64,500	$46	41
2018 Center St	0.72mi	2/1.0 (-1)	1,422 (+8%)	9mo	$170,000	$120	40

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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 62.7%
• Equity multiple: 3.81×
• Total profit: $39,724
• Equity at exit: $7,515

10-year hold

• IRR: 67.3%
• Equity multiple: 7.92×
• Total profit: $97,643
• Equity at exit: $4,358

Cash invested: $14,112 (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 72206

• Rents YoY: 3.4%
• Active inventory: 125
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$264
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $744

Break-even live

Break-even rent $398

Max offer price $50,399

Occupancy floor 39%

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: $12,600
• Closing costs: $1,512
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
926 W 29th St Little Rock, AR	3.0	1.0	1229	$1,050	$0.85	23d	1	0.04mi
2616 S Izard St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	43d	1	0.15mi
2610 S Izard St Little Rock, AR	3.0	2.0	1136	$1,150	$1.01	43d	1	0.17mi
717 W 32nd St Unit A and B Little Rock, AR	3.0	2.5	1300	$1,550	$1.19	14d	1	0.28mi
2604 Broadway St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	23d	1	0.36mi
421 W 32nd St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	0.44mi
3333 Broadway St Little Rock, AR	3.0	1.0	918	$925	$1.01	19d	1	0.47mi
2900 Center St Little Rock, AR	3.0	1.0	1456	$1,050	$0.72	43d	1	0.47mi
3222 Bishop St Unit B Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	23d	1	0.47mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	43d	1	0.49mi
2323 S Spring St Little Rock, AR	3.0	2.0	1070	$1,100	$1.03	43d	1	0.56mi
313 W 23rd St Little Rock, AR	3.0	2.0	1134	$925	$0.82	23d	1	0.59mi
3015 Main St Little Rock, AR	4.0	2.0	1658	$2,350	$1.42	43d	1	0.63mi
1908 S State St Little Rock, AR	2.0	2.0	1160	$1,650	$1.42	43d	1	0.66mi
1906 S State St Little Rock, AR	2.0	2.0	1160	$1,895	$1.63	43d	1	0.66mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	23d	1	0.77mi
1921 Wolfe St Unit A Little Rock, AR	2.0	2.0	875	$875	$1.00	23d	1	0.79mi
2014 S Louisiana St Unit 3 Little Rock, AR	2.0	1.0	900	$1,350	$1.50	43d	1	0.79mi
2708 Rock St Little Rock, AR	3.0	1.0	1114	$875	$0.79	21d	1	0.83mi
2318 Rock St Little Rock, AR	2.0	2.0	1358	$2,300	$1.69	43d	1	0.90mi
2113 W 19th St Little Rock, AR	2.0	1.0	1703	$1,300	$0.76	43d	1	0.97mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	43d	1	1.00mi
201 E 17th St Little Rock, AR	2.0	1.5	1124	$1,550	$1.38	14d	1	1.06mi
1500 Center St Unit 5 Little Rock, AR	2.0	1.5	1100	$1,295	$1.18	43d	1	1.07mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	23d	1	1.13mi
606 E 21st St Little Rock, AR	3.0	2.0	1652	$1,600	$0.97	19d	1	1.15mi
1212 Center St Little Rock, AR	2.0	2.0	1200	$1,750	$1.46	23d	1	1.24mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,295	$0.83	14d	1	1.27mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,250	$0.80	43d	1	1.27mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	43d	1	1.45mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	23d	1	1.45mi
1004 Scott St Unit 1 Little Rock, AR	2.0	1.0	1398	$1,395	$1.00	23d	1	1.45mi

Listing history 2 events

1. 2024-03-03
   status Under Contract
2. 2024-02-29
   listed $50,399 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: $349 · $29/mo
• Projected year-2 tax: $349 · $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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 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: $16,082
• − Mortgage interest: −$2,823
• − Property taxes: −$349
• − Insurance: −$252
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$1,466
• Taxable income: $8,618
• Est. tax owed @ 24.0%: −$2,068
• After-tax cash flow: $6,863/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): 22,667
• Household income: $52,132
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 623.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 48% White 43% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -88.64%
• Current HPI: 158.3601
• Rent YoY: ▲ 3.36%
• 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

2 events — show timeline

• 2024-03-03 Pending — CARMLS
• 2024-02-29 Listed $50,399 CARMLS

Property tax history

+0.0%/yr

Latest (2025): $349 · +0.0% YoY. Source: county tax records.