4501 W 28th St · Little Rock, AR 72204

$95,000

2 bd · 1.0 ba · 1,207 sqft · SingleFamily public records · 12 Days on market

Built 1940 6,534 sqft lot Est $98k · at est.

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +8.8/15.0
• 1% rule +6.6/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready for Investors!

Key facts

• Immediate cash flow
• 6,534 sq ft lot
• Built 1940

Tags

• INCOME PRODUCING PROPERTY
• TENANT ALREADY IN PLACE
• IMMEDIATE CASH FLOW
• STRONG BUY AND HOLD POTENTIAL
• LONG TERM APPRECIATION UPSIDE
• TENANT OCCUPIED STATUS

Property features AI

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Frame exterior
• Construction: Architectural shingle roof; Crawl space and pier foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Free-standing stove
• Flooring: Carpet; Luxury vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet and luxury vinyl flooring; Free-standing stove

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.6% 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; 38 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 32% 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 $657 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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.

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 $95,000

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: 1.16% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $97,767
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2104 S Pine St	0.57mi	2/1.0	1,211 (+0%)	3mo	$15,500	$13	71
4211 W 24th St	0.29mi	3/1.0 (+1)	1,276 (+6%)	1mo	$63,000	$49	71
2700 S Tyler St	0.58mi	2/1.0	1,214 (+1%)	12mo	$80,000	$66	62
4805 W 29th St	0.22mi	2/1.0	1,040 (-14%)	7mo	$100,000	$96	61
3002 S Tyler	0.58mi	2/1.5	1,152 (-5%)	8mo	$85,000	$74	56
2923 Fair Park Blvd	0.61mi	3/1.0 (+1)	1,287 (+7%)	2mo	$149,000	$116	54
4523 W 23rd St	0.32mi	3/1.0 (+1)	1,026 (-15%)	2mo	$22,000	$21	54
5208 W 24th Dr	0.54mi	3/1.0 (+1)	1,130 (-6%)	11mo	$91,000	$81	50
1712 Pinewood Dr	0.68mi	2/1.5	1,106 (-8%)	4mo	$85,000	$77	49
2423 S Tyler St	0.58mi	3/2.0 (+1)	1,278 (+6%)	9mo	$105,000	$82	46
3501 W 25th St	0.65mi	3/2.0 (+1)	1,338 (+11%)	2mo	$145,000	$108	41
2506 S Tyler St	0.59mi	3/2.0 (+1)	1,360 (+13%)	10mo	$160,000	$118	34

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,549
• Equity at exit: $14,165

10-year hold

• IRR: 14.6%
• Equity multiple: 2.27×
• Total profit: $33,901
• Equity at exit: $8,214

Cash invested: $26,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,106 high
• Mortgage (P&I): −$498
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $264

Break-even live

Break-even rent $772

Max offer price $95,000

Occupancy floor 71%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	23d	1	0.15mi
4816 W 30th St Little Rock, AR	2.0	1.0	1217	$1,150	$0.94	19d	1	0.26mi
5005 W 31st St Little Rock, AR	3.0	2.0	1240	$1,215	$0.98	43d	1	0.39mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	43d	1	0.41mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.49mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	43d	1	0.56mi
3000 S Tyler St Little Rock, AR	3.0	1.5	1258	$1,250	$0.99	23d	1	0.59mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	43d	1	0.66mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	43d	1	0.68mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	23d	1	0.72mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	23d	1	0.74mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	23d	1	0.75mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	23d	1	0.76mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	43d	1	0.91mi
1701 Fair Park Blvd Little Rock, AR	2.0	1.0	1170	$1,050	$0.90	43d	1	0.94mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	43d	1	0.94mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	14d	1	0.96mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	43d	1	1.01mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	43d	1	1.04mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	21d	1	1.08mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	23d	1	1.09mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	43d	1	1.15mi
58 Berkshire Dr Little Rock, AR	3.0	1.5	1304	$1,250	$0.96	23d	1	1.17mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	43d	1	1.22mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	43d	1	1.30mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	19d	1	1.30mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	43d	1	1.35mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	21d	1	1.37mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	43d	1	1.38mi
32 Barbara Dr Little Rock, AR	3.0	2.0	1201	$1,195	$1.00	23d	1	1.39mi
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	43d	1	1.40mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	43d	1	1.44mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	43d	1	1.44mi
1511 S Cleveland St Little Rock, AR	3.0	2.0	1200	$1,295	$1.08	23d	1	1.46mi
107 Broadmoor Dr Little Rock, AR	3.0	1.0	1202	$1,025	$0.85	43d	1	1.46mi
901 Johnson St Unit B Little Rock, AR	1.0	1.0	800	$695	$0.87	43d	1	1.47mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	23d	1	1.48mi
99 Broadmoor Dr Little Rock, AR	3.0	1.5	1224	$1,195	$0.98	43d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $95,000 Active 12 DOM
2. 2026-06-17
   days on market $95,000 Active 11 DOM
3. 2026-06-16
   days on market $95,000 Active 10 DOM
4. 2026-06-15
   days on market $95,000 Active 9 DOM
5. 2026-06-14
   statusdays on market $95,000 Active 7 DOM
6. 2026-06-13
   days on market $95,000 New Listing 6 DOM
7. 2026-06-10
   days on market $95,000 New Listing 4 DOM
8. 2026-06-09
   days on market $95,000 New Listing 3 DOM
9. 2026-06-08
   days on market $95,000 New Listing 2 DOM
10. 2026-06-07
    remarks 680-char remark
11. 2026-06-07
    listed $95,000 New Listing 1 DOM

ⓘ 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: $865 · $72/mo
• Projected year-2 tax: $865 · $72/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 · 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: $13,268
• − Mortgage interest: −$5,321
• − Property taxes: −$865
• − Insurance: −$475
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$2,764
• Taxable income: $1,720
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $2,751/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

-76.2% since first listed

16 events — show timeline

• 2026-06-06 Listed $95,000 CARMLS
• 2025-12-08 Listing Removed — CARMLS
• 2025-09-04 Rental Removed $925 CARMLS
• 2025-09-02 Listed $119,000 CARMLS
• 2025-06-19 Listed for Rent $925 CARMLS
• 2024-07-20 Rental Removed $900 CARMLS
• 2024-06-20 Price Changed $900 CARMLS
• 2024-06-07 Price Changed $950 CARMLS
• 2024-04-17 Listed for Rent $975 CARMLS
• 2022-06-29 Sold (Public Records) $102,500 Public Records
• 2022-03-17 Sold (Public Records) $105,000 Public Records
• 2022-03-11 Sold (MLS) $105,000 CARMLS
• 2022-01-18 Listing Removed — CARMLS
• 2022-01-18 Listed $105,000 CARMLS
• 2021-05-10 Sold (Public Records) $37,000 Public Records
• 2000-12-15 Sold (Public Records) $399,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $865 · +0.0% YoY. Source: county tax records.