1613 Johnson St · Little Rock, AR 72204

$95,000

3 bd · 1.0 ba · 902 sqft · SingleFamily public records · 9 Days on market

Built 1930 5,227 sqft lot

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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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

• Rental income
• Performing asset
• 5,227 sq ft lot

Tags

• INCOME PRODUCING PROPERTY
• TENANT OCCUPIED STATUS
• PERFORMING ASSET
• RENTAL INCOME

Property features AI

Finance

• Financial info: Annual taxes reported

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric service (Entergy available)
• Home design: Single-story (one level entry implied)
• Construction: Crawl space and pier foundation
• Exterior features: Frame exterior; Architectural shingle roof; Paved road frontage; Level lot

Interior

• Kitchen: Free-standing stove; Dishwasher
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Luxury vinyl flooring; Central electric heating; Central electric cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/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 10.6% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 35% 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 ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 10y 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/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 1930 — 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: 1.24% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $50,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1613 Johnson St	0.00mi	3/1.0	902 (0%)	19mo	$103,000	$114	84
3407 W 12 St	0.36mi	2/1.0 (-1)	922 (+2%)	5mo	$30,000	$33	70
3224 W 13th St	0.27mi	2/1.0 (-1)	870 (-4%)	18mo	$100,000	$115	62
2401 S Pine St	0.69mi	2/1.0 (-1)	896 (-1%)	4mo	$15,000	$17	58
3015 W 24th	0.47mi	2/1.0 (-1)	896 (-1%)	16mo	$50,000	$56	58
2013 S Maple St	0.46mi	2/1.0 (-1)	936 (+4%)	12mo	$8,000	$9	58
1912 Booker St	0.19mi	2/1.0 (-1)	816 (-10%)	16mo	$111,000	$136	57
2100 Brown St	0.33mi	3/1.5	942 (+4%)	23mo	$70,000	$74	56
3015 W 15th St	0.09mi	3/1.0	1,016 (+13%)	22mo	$55,000	$54	56
2323 S Valmar	0.52mi	3/1.0	784 (-13%)	6mo	$16,000	$20	49
2101 21st	0.74mi	2/1.0 (-1)	967 (+7%)	21mo	$35,000	$36	31
3304 W 7th St	0.69mi	3/1.0	1,010 (+12%)	23mo	$177,000	$175	29

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: 8.1%
• Equity multiple: 1.32×
• Total profit: $8,583
• Equity at exit: $14,165

10-year hold

• IRR: 18.8%
• Equity multiple: 2.70×
• Total profit: $45,184
• 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: 6.7×

Monthly cashflow live

• Estimated rent: $1,182 high
• Mortgage (P&I): −$498
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $340

Break-even live

Break-even rent $751

Max offer price $95,000

Occupancy floor 66%

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 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	23d	1	0.16mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	14d	1	0.22mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	43d	1	0.33mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	43d	1	0.37mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	23d	1	0.46mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	23d	1	0.48mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	43d	1	0.48mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	43d	1	0.49mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.68mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	43d	1	0.68mi
1318 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	21d	1	0.72mi
1320 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	21d	1	0.72mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	23d	1	0.75mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	23d	1	0.78mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	43d	1	0.81mi
408 Booker St Little Rock, AR	2.0	2.0	936	$1,350	$1.44	43d	1	0.82mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	43d	1	0.85mi
502 Rice St Little Rock, AR	2.0	1.0	648	$925	$1.43	23d	1	0.86mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	23d	1	0.93mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	43d	1	0.93mi
1921 Wolfe St Unit A Little Rock, AR	2.0	2.0	875	$875	$1.00	23d	1	0.95mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	23d	1	1.00mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	43d	1	1.01mi
4613 W 23rd St Unit B Little Rock, AR	2.0	1.0	650	$1,200	$1.85	23d	1	1.07mi
306 S Schiller St Little Rock, AR	3.0	2.0	1037	$1,795	$1.73	43d	1	1.10mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	23d	1	1.10mi
109 Barton St Little Rock, AR	2.0	1.0	880	$750	$0.85	23d	1	1.13mi
3825 W Markham St Little Rock, AR	2.0	1.0	950	$1,095	$1.15	43d	1	1.14mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	43d	1	1.29mi
1202 W 11th St Unit A & B Little Rock, AR	2.0	1.0	763	$1,050	$1.38	43d	1	1.32mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	19d	1	1.46mi

Listing history 8 events

1. 2026-06-18
   days on market $95,000 Active 9 DOM
2. 2026-06-17
   days on market $95,000 Active 8 DOM
3. 2026-06-16
   statusdays on market $95,000 Active 7 DOM
4. 2026-06-15
   days on market $95,000 New Listing 6 DOM
5. 2026-06-14
   days on market $95,000 New Listing 4 DOM
6. 2026-06-13
   days on market $95,000 New Listing 3 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   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: $664 · $55/mo
• Projected year-2 tax: $664 · $55/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 17 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: $14,181
• − Mortgage interest: −$5,321
• − Property taxes: −$664
• − Insurance: −$475
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$2,764
• Taxable income: $2,688
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $3,440/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

+67.0% since first listed

20 events — show timeline

• 2026-06-09 Listed $95,000 CARMLS
• 2025-07-25 Rental Removed $995 CARMLS
• 2025-06-17 Listed for Rent $995 CARMLS
• 2024-11-26 Sold (Public Records) $103,000 Public Records
• 2024-11-22 Sold (MLS) $103,000 CARMLS
• 2024-10-03 Rental Removed $975 SHOWMOJO
• 2024-09-06 Listed $103,000 CARMLS
• 2024-07-26 Listed for Rent $975 SHOWMOJO
• 2024-01-19 Listing Removed — CARMLS
• 2023-12-12 Listed $70,000 CARMLS
• 2021-10-25 Listing Removed — CARMLS
• 2021-10-12 Relisted — CARMLS
• 2021-08-09 Contingent — CARMLS
• 2021-07-23 Price Changed $65,000 CARMLS
• 2021-07-16 Listed $99,000 CARMLS
• 2017-08-22 Listing Removed — CARMLS
• 2016-08-24 Price Changed $45,000 CARMLS
• 2016-07-13 Listed $50,000 CARMLS
• 2016-05-13 Listing Removed — CARMLS
• 2016-04-20 Listed $56,900 CARMLS

Property tax history

+7.3%/yr

Latest (2025): $664 · +115.1% YoY. Source: county tax records.