3015 W 15th St · Little Rock, AR 72204

$115,000

3 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 36 Days on market

Built 1930 5,662 sqft lot $113/sqft · 67% above area

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• 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

Home has new roof in 2024, new flooring throughout. Great opportunity for a rental. Home being sold -AS IS-, no property disclosure. Owner has never occupied home. Measurement info is from county data, please do your diligence for any accurate measurements.

Key facts

• 5,662 sq ft lot
• Parking
• Built 1930

Property features AI

Finance

• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: Parking pad with space for 1 car
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Single-family property
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Brick and frame exterior; Paved road access; Level lot; Inside city limits

Interior

• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Wood floors; Laundry room
• Laundry & utility: Laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 37% 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 $795 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $55k; list at $115k implies a 109% gain — meaningful room to come down on a strong offer.

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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1930 — 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: 1.10% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.23%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (median comp): $68,812
• List price: $115,000
• Delta: 67.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3407 W 12 St	0.31mi	2/1.0 (-1)	922 (-9%)	6mo	$30,000	$33	60
3407 Maryland Ave	0.43mi	3/1.0	1,140 (+12%)	8mo	$80,000	$70	53
2613 W 6th St	0.67mi	2/1.0 (-1)	1,078 (+6%)	3mo	$111,000	$103	51
2013 S Maple St	0.52mi	2/1.0 (-1)	936 (-8%)	12mo	$8,000	$9	48
3301 W 7th St	0.58mi	2/1.0 (-1)	1,128 (+11%)	3mo	$153,000	$136	47
600 S Maple St	0.74mi	2/1.0 (-1)	1,052 (+4%)	10mo	$79,900	$76	46
702 S Maple St	0.66mi	2/1.5 (-1)	1,112 (+9%)	1mo	$210,000	$189	45
514 S Valentine St	0.74mi	2/2.0 (-1)	1,026 (+1%)	14mo	$173,000	$169	44
609 S Martin St	0.64mi	2/1.0 (-1)	1,159 (+14%)	3mo	$174,900	$151	39
1517 Bishop Warren Dr	0.71mi	2/1.0 (-1)	1,120 (+10%)	9mo	$19,000	$17	38
2220 S Martin St	0.54mi	2/1.0 (-1)	1,143 (+12%)	15mo	$62,500	$55	36
510 Brown St	0.69mi	2/2.0 (-1)	912 (-10%)	10mo	$176,500	$194	33

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,994
• Equity at exit: $17,147

10-year hold

• IRR: 13.6%
• Equity multiple: 2.17×
• Total profit: $37,712
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$603
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $301

Break-even live

Break-even rent $881

Max offer price $115,000

Occupancy floor 71%

Sensitivity live

Price	-10% $367	-5% $334	+0% $301	+5% $269	+10% $236
Rent	-10% $202	-5% $252	+0% $301	+5% $351	+10% $401
Rate	-1.0pp $359	-0.5pp $331	base $301	+0.5pp $272	+1.0pp $241

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	44d	1	0.12mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	44d	1	0.18mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	44d	1	0.19mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	44d	1	0.20mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	0.21mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	24d	1	0.23mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	44d	1	0.25mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	44d	1	0.26mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	14d	1	0.28mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	44d	1	0.33mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	44d	1	0.42mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	24d	1	0.44mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	44d	1	0.44mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.45mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	24d	1	0.46mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	44d	1	0.46mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	24d	1	0.46mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	0.48mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	24d	1	0.51mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	24d	1	0.52mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.66mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	44d	1	0.66mi
1318 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	21d	1	0.71mi
1320 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	21d	1	0.71mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	24d	1	0.72mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	24d	1	0.72mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.73mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	44d	1	0.74mi
408 Booker St Little Rock, AR	2.0	2.0	936	$1,350	$1.44	44d	1	0.75mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	24d	1	0.79mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	24d	1	0.81mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	44d	1	0.81mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	24d	1	0.87mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	44d	1	0.88mi
212 Rice St Little Rock, AR	3.0	2.0	1442	$1,795	$1.24	19d	1	0.94mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	24d	1	0.95mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	44d	1	0.95mi
1921 Wolfe St Unit A Little Rock, AR	2.0	2.0	875	$875	$1.00	24d	1	0.98mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	44d	1	1.00mi
324 S Schiller St Little Rock, AR	3.0	2.0	1352	$1,995	$1.48	24d	1	1.03mi

Listing history 27 events

1. 2026-06-18
   days on market $115,000 Active 36 DOM
2. 2026-06-17
   days on market $115,000 Active 35 DOM
3. 2026-06-16
   days on market $115,000 Active 34 DOM
4. 2026-06-15
   days on market $115,000 Active 33 DOM
5. 2026-06-14
   days on market $115,000 Active 31 DOM
6. 2026-06-13
   days on market $115,000 Active 30 DOM
7. 2026-06-10
   days on market $115,000 Active 28 DOM
8. 2026-06-09
   days on market $115,000 Active 27 DOM
9. 2026-06-08
   days on market $115,000 Active 26 DOM
10. 2026-06-05
    days on market $115,000 Active 22 DOM
11. 2026-06-03
    days on market $115,000 Active 21 DOM
12. 2026-06-02
    days on market $115,000 Active 20 DOM
13. 2026-06-01
    days on market $115,000 Active 19 DOM
14. 2026-05-31
    days on market $115,000 Active 18 DOM
15. 2026-05-31
    days on market $115,000 Active 17 DOM
16. 2026-05-13
    listed $115,000 New Listing 879-char remark
17. 2026-05-03
    historical $1,200
18. 2025-08-28
    listed $1,000
19. 2025-07-25
    historical $1,175
20. 2025-06-25
    price $1,175
21. 2025-06-06
    price $1,275
22. 2025-05-24
    listed $1,375
23. 2024-09-05
    soldstatus $55,000
24. 2024-08-07
    soldstatus $55,000 Sold 257-char remark

    Show marketing remark (257 chars)

    Home has new roof in 2024, new flooring throughout. Great opportunity for a rental. Home being sold -AS IS-, no property disclosure. Owner has never occupied home. Measurement info is from county data, please do your diligence for any accurate measurements.

25. 2024-08-06
    status Under Contract 257-char remark

    Show marketing remark (257 chars)

    Home has new roof in 2024, new flooring throughout. Great opportunity for a rental. Home being sold -AS IS-, no property disclosure. Owner has never occupied home. Measurement info is from county data, please do your diligence for any accurate measurements.

26. 2024-07-09
    historical Take Backups 257-char remark

    Show marketing remark (257 chars)

    Home has new roof in 2024, new flooring throughout. Great opportunity for a rental. Home being sold -AS IS-, no property disclosure. Owner has never occupied home. Measurement info is from county data, please do your diligence for any accurate measurements.

27. 2024-06-17
    listed $69,900 New Listing 257-char remark

    Show marketing remark (257 chars)

    Home has new roof in 2024, new flooring throughout. Great opportunity for a rental. Home being sold -AS IS-, no property disclosure. Owner has never occupied home. Measurement info is from county data, please do your diligence for any accurate measurements.

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$193/yr (+$16/mo · 35.5%)

ⓘ 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 · 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: $15,155
• − Mortgage interest: −$6,442
• − Property taxes: −$543
• − Insurance: −$575
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,345
• Taxable income: $1,824
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $3,179/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

+64.5% since first listed

12 events — show timeline

• 2026-05-13 Listed $115,000 CARMLS
• 2026-05-03 Rental Removed $1,200 Avail
• 2025-08-28 Listed for Rent $1,000 Avail
• 2025-07-25 Rental Removed $1,175 RENTLY
• 2025-06-25 Price Changed $1,175 RENTLY
• 2025-06-06 Price Changed $1,275 RENTLY
• 2025-05-24 Listed for Rent $1,375 RENTLY
• 2024-09-05 Sold (Public Records) $55,000 Public Records
• 2024-08-07 Sold (MLS) $55,000 CARMLS
• 2024-08-06 Pending — CARMLS
• 2024-07-09 Contingent — CARMLS
• 2024-06-17 Listed $69,900 CARMLS

Property tax history

+4.4%/yr

Latest (2025): $543 · +0.0% YoY. Source: county tax records.