2500 Booker St · Little Rock, AR 72204

$95,000

3 bd · 2.0 ba · 1,942 sqft · SingleFamily public records · 53 Days on market

Built 1950 7,840 sqft lot $49/sqft · 13% above area Est $84k · 13% 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore this charming home boasting outside storage, a partially fenced yard on a corner lot, and elegant hardwood floors. With 3 bedrooms, 2 bathrooms, and over 1900 sq ft of living space, it offers ample room for comfortable living. This well-maintained property combines practicality and style, making it an ideal choice for those seeking a spacious and cozy abode. Don't miss the opportunity to make this inviting residence your own!

Key facts

• 7,840 sq ft lot
• Built 1950
• Listed 52 days

Property features AI

Finance

• Financial info: Financing options: conventional loan or cash

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Brick exterior
• Construction: Architectural shingle roof; Slab/crawlspace combination foundation
• Exterior features: Front porch; Level lot; Paved road access; Inside city limits

Interior

• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater; Carpet and wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% 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: Stephens Elementary (math 8% / reading 12%, grade F, #429 of 454 statewide, top 96%, 434 students, 94% FRL); Cloverdale Middle School (math 4% / reading 6%, grade F, #201 of 201 statewide, top 100%, 665 students, 84% FRL); Central High School (math 32% / reading 42%, grade F, #64 of 292 statewide, top 26%, 2,338 students, 53% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 190 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).

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

• It's been on market 53 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $80k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.70%
• DSCR: 1.70
• GRM: 6.3

CMA / ARV

• ARV (median comp): $83,842
• List price: $95,000
• Delta: 13.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2417 Allis St	0.11mi	4/2.0 (+1)	1,876 (-3%)	3mo	$145,000	$77	82
2026 Howard	0.51mi	4/2.0 (+1)	1,840 (-5%)	14mo	$141,000	$77	51
2405 S Pine St	0.55mi	4/2.5 (+1)	2,154 (+11%)	6mo	$55,000	$26	44
3201 W 15th St	0.63mi	4/2.0 (+1)	1,872 (-4%)	22mo	$90,000	$48	42
2317 S Summit St	0.72mi	4/1.0 (+1)	2,072 (+7%)	12mo	$84,900	$41	37
2806 W Daisy L Gatson Bates Dr	0.70mi	4/2.0 (+1)	1,715 (-12%)	11mo	$231,500	$135	33
2218 S Schiller St	0.62mi	3/1.5	1,685 (-13%)	17mo	$87,000	$52	33
3421 W 19th St	0.47mi	2/1.0 (-1)	1,711 (-12%)	20mo	$7,000	$4	32
2400 S Park	0.57mi	3/1.0	1,696 (-13%)	22mo	$48,000	$28	30

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: 8.7%
• Equity multiple: 1.35×
• Total profit: $9,255
• Equity at exit: $14,165

10-year hold

• IRR: 19.4%
• Equity multiple: 2.77×
• Total profit: $47,197
• 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: 190
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,261 high
• Mortgage (P&I): −$498
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $348

Break-even live

Break-even rent $821

Max offer price $95,000

Occupancy floor 67%

Sensitivity live

Price	-10% $402	-5% $375	+0% $348	+5% $321	+10% $294
Rent	-10% $248	-5% $298	+0% $348	+5% $398	+10% $448
Rate	-1.0pp $396	-0.5pp $372	base $348	+0.5pp $323	+1.0pp $298

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	45d	1	0.54mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	45d	1	0.54mi
4022 W 25th St Little Rock, AR	3.0	1.0	1674	$1,025	$0.61	45d	1	0.64mi
2113 W 19th St Little Rock, AR	2.0	1.0	1703	$1,300	$0.76	45d	1	0.67mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	45d	1	0.67mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	45d	1	0.79mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	25d	1	1.03mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	45d	1	1.19mi
5005 W 31st St Little Rock, AR	3.0	2.0	1240	$1,215	$0.98	45d	1	1.30mi
926 W 29th St Little Rock, AR	3.0	1.0	1229	$1,050	$0.85	25d	1	1.37mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	25d	1	1.38mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	25d	1	1.42mi
1201 W 35th St Little Rock, AR	3.0	2.5	2400	$2,300	$0.96	25d	1	1.45mi

Listing history 28 events

1. 2026-06-21
   days on market $95,000 Active 53 DOM
2. 2026-06-18
   days on market $95,000 Active 50 DOM
3. 2026-06-17
   days on market $95,000 Active 49 DOM
4. 2026-06-16
   days on market $95,000 Active 48 DOM
5. 2026-06-15
   days on market $95,000 Active 47 DOM
6. 2026-06-14
   days on market $95,000 Active 45 DOM
7. 2026-06-13
   days on market $95,000 Active 44 DOM
8. 2026-06-10
   days on market $95,000 Active 42 DOM
9. 2026-06-09
   days on market $95,000 Active 41 DOM
10. 2026-06-08
    days on market $95,000 Active 40 DOM
11. 2026-06-05
    days on market $95,000 Active 36 DOM
12. 2026-06-03
    days on market $95,000 Active 35 DOM
13. 2026-06-02
    days on market $95,000 Active 34 DOM
14. 2026-06-01
    days on market $95,000 Active 33 DOM
15. 2026-05-31
    days on market $95,000 Active 32 DOM
16. 2026-05-31
    days on market $95,000 Active 31 DOM
17. 2026-04-29
    listed $95,000 New Listing 239-char remark
18. 2026-04-01
    historical
19. 2026-01-06
    listed $95,000 New Listing
20. 2024-05-07
    status Under Contract

    Show marketing remark (437 chars)

    Explore this charming home boasting outside storage, a partially fenced yard on a corner lot, and elegant hardwood floors. With 3 bedrooms, 2 bathrooms, and over 1900 sq ft of living space, it offers ample room for comfortable living. This well-maintained property combines practicality and style, making it an ideal choice for those seeking a spacious and cozy abode. Don't miss the opportunity to make this inviting residence your own!

21. 2024-04-24
    soldstatus $80,000 Sold

    Show marketing remark (437 chars)

    Explore this charming home boasting outside storage, a partially fenced yard on a corner lot, and elegant hardwood floors. With 3 bedrooms, 2 bathrooms, and over 1900 sq ft of living space, it offers ample room for comfortable living. This well-maintained property combines practicality and style, making it an ideal choice for those seeking a spacious and cozy abode. Don't miss the opportunity to make this inviting residence your own!

22. 2024-04-16
    historical Take Backups

    Show marketing remark (437 chars)

    Explore this charming home boasting outside storage, a partially fenced yard on a corner lot, and elegant hardwood floors. With 3 bedrooms, 2 bathrooms, and over 1900 sq ft of living space, it offers ample room for comfortable living. This well-maintained property combines practicality and style, making it an ideal choice for those seeking a spacious and cozy abode. Don't miss the opportunity to make this inviting residence your own!

23. 2024-01-16
    price $89,000

    Show marketing remark (437 chars)

    Explore this charming home boasting outside storage, a partially fenced yard on a corner lot, and elegant hardwood floors. With 3 bedrooms, 2 bathrooms, and over 1900 sq ft of living space, it offers ample room for comfortable living. This well-maintained property combines practicality and style, making it an ideal choice for those seeking a spacious and cozy abode. Don't miss the opportunity to make this inviting residence your own!

24. 2024-01-15
    status Price Change

    Show marketing remark (437 chars)

    Explore this charming home boasting outside storage, a partially fenced yard on a corner lot, and elegant hardwood floors. With 3 bedrooms, 2 bathrooms, and over 1900 sq ft of living space, it offers ample room for comfortable living. This well-maintained property combines practicality and style, making it an ideal choice for those seeking a spacious and cozy abode. Don't miss the opportunity to make this inviting residence your own!

25. 2023-10-21
    status Under Contract

    Show marketing remark (437 chars)

    Explore this charming home boasting outside storage, a partially fenced yard on a corner lot, and elegant hardwood floors. With 3 bedrooms, 2 bathrooms, and over 1900 sq ft of living space, it offers ample room for comfortable living. This well-maintained property combines practicality and style, making it an ideal choice for those seeking a spacious and cozy abode. Don't miss the opportunity to make this inviting residence your own!

26. 2023-08-09
    listed $95,000 New Listing

    Show marketing remark (437 chars)

    Explore this charming home boasting outside storage, a partially fenced yard on a corner lot, and elegant hardwood floors. With 3 bedrooms, 2 bathrooms, and over 1900 sq ft of living space, it offers ample room for comfortable living. This well-maintained property combines practicality and style, making it an ideal choice for those seeking a spacious and cozy abode. Don't miss the opportunity to make this inviting residence your own!

27. 2019-08-28
    soldstatus $27,000 Sold
28. 2019-08-12
    listed $27,000 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: $1,327 · $111/mo
• Projected year-2 tax: $1,327 · $111/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: $15,134
• − Mortgage interest: −$5,321
• − Property taxes: −$1,327
• − Insurance: −$475
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$2,764
• Taxable income: $2,826
• Est. tax owed @ 24.0%: −$678
• After-tax cash flow: $3,498/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

+251.9% since first listed

12 events — show timeline

• 2026-04-29 Listed $95,000 CARMLS
• 2026-04-01 Listing Removed — CARMLS
• 2026-01-06 Listed $95,000 CARMLS
• 2024-05-07 Pending — CARMLS
• 2024-04-24 Sold (MLS) $80,000 CARMLS
• 2024-04-16 Contingent — CARMLS
• 2024-01-16 Price Changed $89,000 CARMLS
• 2024-01-15 Relisted — CARMLS
• 2023-10-21 Pending — CARMLS
• 2023-08-09 Listed $95,000 CARMLS
• 2019-08-28 Sold (MLS) $27,000 CARMLS
• 2019-08-12 Listed $27,000 CARMLS

Property tax history

+8.5%/yr

Latest (2025): $1,327 · +0.0% YoY. Source: county tax records.