3205 Center St · Little Rock, AR 72206

$79,900

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 180 Days on market

Built 1942 6,534 sqft lot $107/sqft · 22% below area Est $103k · 22% under ↓ 25% 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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 MLS

SOLD AS IS THIS 2 BED ROOMS & 1 BATH HOME OFFERS OPEN FLOOR PLAN WITH SOME UPDATES DONE ALREADY.

Key facts

• 6,534 sq ft lot
• Built 1942
• Listed 180 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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.
• Zoned schools: Washington Elementary School (math 12% / reading 8%, grade F, #429 of 454 statewide, top 96%, 319 students, 97% FRL); Dunbar Magnet Middle School (math 6% / reading 13%, grade F, #196 of 201 statewide, top 98%, 320 students, 90% FRL) — zoned schools average 93% FRL vs 69% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 24% district-wide (-15 pts) — the specific schools serving this property underperform the Little Rock School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.4%/yr); 126 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 1942 — 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: 1.26% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.80%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (median comp): $102,987
• List price: $79,900
• Delta: -22.42%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3106 S Arch St	0.25mi	2/1.0	766 (+2%)	22mo	$80,000	$104	67
2225 Rock St	0.74mi	1/1.0 (-1)	847 (+13%)	22mo	$185,000	$218	21

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: 7.0%
• Equity multiple: 1.28×
• Total profit: $6,168
• Equity at exit: $11,913

10-year hold

• IRR: 16.6%
• Equity multiple: 2.38×
• Total profit: $30,980
• Equity at exit: $6,908

Cash invested: $22,372 (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: 126
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,006 high
• Mortgage (P&I): −$419
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $295

Break-even live

Break-even rent $633

Max offer price $79,900

Occupancy floor 66%

Sensitivity live

Price	-10% $340	-5% $317	+0% $295	+5% $272	+10% $249
Rent	-10% $215	-5% $255	+0% $295	+5% $334	+10% $374
Rate	-1.0pp $335	-0.5pp $315	base $295	+0.5pp $274	+1.0pp $253

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3333 Broadway St Little Rock, AR	3.0	1.0	918	$925	$1.01	20d	1	0.15mi
3122 S Arch St Little Rock, AR	2.0	1.0	654	$725	$1.11	25d	1	0.22mi
2708 Rock St Little Rock, AR	3.0	1.0	1114	$875	$0.79	22d	1	0.52mi
2323 S Spring St Little Rock, AR	3.0	2.0	1070	$1,100	$1.03	45d	1	0.60mi
2318 Louisiana St Little Rock, AR	2.0	1.0	791	$1,175	$1.49	45d	1	0.63mi
2201 Scott St Little Rock, AR	2.0	1.5	850	$995	$1.17	45d	1	0.77mi
2014 S Louisiana St Unit 3 Little Rock, AR	2.0	1.0	900	$1,350	$1.50	45d	1	0.85mi
901 W Charles Bussey Ave Unit C Little Rock, AR	1.0	1.0	686	$895	$1.30	15d	1	0.95mi
1909 S State St Little Rock, AR	2.0	1.0	850	$1,200	$1.41	15d	1	0.96mi
201 E 17th St Little Rock, AR	2.0	1.5	1124	$1,550	$1.38	15d	1	1.09mi
1512 Center St Little Rock, AR	1.0	1.0	952	$1,595	$1.68	25d	1	1.20mi
1500 Center St Unit 5 Little Rock, AR	2.0	1.5	1100	$1,295	$1.18	45d	1	1.22mi
1921 Wolfe St Unit A Little Rock, AR	2.0	2.0	875	$875	$1.00	25d	1	1.29mi
1302 Scott St Unit 303B Little Rock, AR	1.0	1.0	562	$1,015	$1.81	25d	1	1.32mi
1724 W 19th St Apt 3 Little Rock, AR	1.0	1.0	828	$950	$1.15	45d	1	1.33mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	45d	1	1.33mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	25d	1	1.33mi

Listing history 19 events

1. 2026-06-21
   days on market $79,900 Active 180 DOM
2. 2026-06-18
   days on market $79,900 Active 177 DOM
3. 2026-06-17
   statusdays on market $79,900 Active 176 DOM
4. 2026-06-16
   days on market $79,900 Price Change 175 DOM
5. 2026-06-15
   days on market $79,900 Price Change 174 DOM
6. 2026-06-14
   days on market $79,900 Price Change 172 DOM
7. 2026-06-13
   pricestatusdays on market $79,900 Price Change 171 DOM
8. 2026-06-10
   days on market $90,000 Active 169 DOM
9. 2026-06-09
   days on market $90,000 Active 168 DOM
10. 2026-06-08
    days on market $90,000 Active 167 DOM
11. 2026-06-05
    days on market $90,000 Active 163 DOM
12. 2026-06-03
    days on market $90,000 Active 162 DOM
13. 2026-06-02
    days on market $90,000 Active 161 DOM
14. 2026-06-01
    days on market $90,000 Active 160 DOM
15. 2026-05-31
    days on market $90,000 Active 159 DOM
16. 2026-05-31
    days on market $90,000 Active 158 DOM
17. 2026-02-08
    price $90,000 103-char remark

    Show marketing remark (103 chars)

    SOLD AS IS THIS 2 BED ROOMS & 1 BATH HOME OFFERS OPEN FLOOR PLAN WITH SOME UPDATES DONE ALREADY.

18. 2025-12-22
    listed $100,000 New Listing 103-char remark

    Show marketing remark (103 chars)

    SOLD AS IS THIS 2 BED ROOMS & 1 BATH HOME OFFERS OPEN FLOOR PLAN WITH SOME UPDATES DONE ALREADY.

19. 2025-09-25
    soldstatus $120,000

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $576 · $48/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 5/10 Major FEMA zone X (shaded) · 66% 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 12% 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: $12,075
• − Mortgage interest: −$4,476
• − Property taxes: −$576
• − Insurance: −$400
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$2,324
• Taxable income: $2,368
• Est. tax owed @ 24.0%: −$568
• After-tax cash flow: $2,968/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

-25.0% since first listed

3 events — show timeline

• 2026-02-08 Price Changed $90,000 CARMLS
• 2025-12-22 Listed $100,000 CARMLS
• 2025-09-25 Sold (Public Records) $120,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $576 · +496.6% YoY. Source: county tax records.