2705 Lewis St · Little Rock, AR 72204

$60,000

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 344 Days on market

Built 1962 4,791 sqft lot $53/sqft · at area comps Est $63k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• 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

Investors take a look! new roof, siding, air conditioning unit, sold "As-Is, Where-Is, with all faults. " There are no warranties expressed or implied. square footage approximate measuring encouraged. Schedule a showing today. Agents see remarks.

Key facts

• 4,791 sq ft lot
• Built 1962
• Listed 343 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% 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); 190 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 36% 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 $415 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 + 4.9% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 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 1962 — 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: 2.04% ✓
• Cap rate: 18.24%
• Cash-on-cash: 42.66%
• DSCR: 2.90
• GRM: 4.1

CMA / ARV

• ARV (median comp): $62,968
• List price: $60,000
• Delta: -4.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4211 W 24th St	0.20mi	3/1.0	1,276 (+13%)	1mo	$63,000	$49	68
4523 W 23rd St	0.36mi	3/1.0	1,026 (-9%)	2mo	$22,000	$21	66
2104 S Pine St	0.41mi	2/1.0 (-1)	1,211 (+7%)	3mo	$15,500	$13	61
5208 W 24th Dr	0.70mi	3/1.0	1,130 (+0%)	11mo	$91,000	$81	58
4805 W 29th St	0.43mi	2/1.0 (-1)	1,040 (-8%)	7mo	$100,000	$96	56
4624 W 29th St	0.33mi	2/1.0 (-1)	971 (-14%)	1mo	$100,000	$103	56
1712 Pinewood Dr	0.72mi	2/1.5 (-1)	1,106 (-2%)	4mo	$85,000	$77	53
1517 Bishop Warren Dr	0.73mi	2/1.0 (-1)	1,120 (-1%)	9mo	$19,000	$17	52
5001 W 31st St	0.58mi	3/1.0	1,004 (-11%)	5mo	$10,000	$10	51
1720 Green Meadow Dr	0.72mi	3/1.0	1,020 (-10%)	4mo	$103,500	$101	47
2109 Brown St	0.67mi	3/2.0	1,239 (+10%)	3mo	$145,000	$117	46
1617 S Valentine St	0.75mi	3/2.0	1,204 (+7%)	7mo	$164,360	$137	44

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: 41.5%
• Equity multiple: 2.83×
• Total profit: $30,693
• Equity at exit: $8,946

10-year hold

• IRR: 48.5%
• Equity multiple: 6.11×
• Total profit: $85,864
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$315
• Tax from tax record: −$28 /mo · $335/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $597

Break-even live

Break-even rent $465

Max offer price $60,000

Occupancy floor 46%

Sensitivity live

Price	-10% $631	-5% $614	+0% $597	+5% $580	+10% $563
Rent	-10% $501	-5% $549	+0% $597	+5% $645	+10% $694
Rate	-1.0pp $627	-0.5pp $612	base $597	+0.5pp $582	+1.0pp $566

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	24d	1	0.04mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	22d	1	0.30mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	45d	1	0.33mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	45d	1	0.35mi
4816 W 30th St Little Rock, AR	2.0	1.0	1217	$1,150	$0.94	20d	1	0.45mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	15d	1	0.54mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	24d	1	0.56mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	24d	1	0.56mi
5005 W 31st St Little Rock, AR	3.0	2.0	1240	$1,215	$0.98	45d	1	0.57mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	24d	1	0.58mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	45d	1	0.60mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	45d	1	0.66mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	45d	1	0.73mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	24d	1	0.76mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	45d	1	0.77mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	45d	1	0.77mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	15d	1	0.77mi
3000 S Tyler St Little Rock, AR	3.0	1.5	1258	$1,250	$0.99	24d	1	0.78mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	24d	1	0.79mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	24d	1	0.83mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	45d	1	0.84mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	20d	1	0.86mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	45d	1	0.87mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	24d	1	0.90mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	45d	1	0.91mi
1701 Fair Park Blvd Little Rock, AR	2.0	1.0	1170	$1,050	$0.90	45d	1	1.01mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	45d	1	1.01mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	45d	1	1.06mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	45d	1	1.12mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	45d	1	1.18mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	22d	1	1.18mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	45d	1	1.19mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	45d	1	1.20mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	45d	1	1.21mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	45d	1	1.29mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	20d	1	1.31mi
58 Berkshire Dr Little Rock, AR	3.0	1.5	1304	$1,250	$0.96	24d	1	1.32mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	24d	1	1.36mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	45d	1	1.42mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	24d	1	1.42mi

Listing history 21 events

1. 2026-06-21
   days on market $60,000 Active 344 DOM
2. 2026-06-18
   days on market $60,000 Active 341 DOM
3. 2026-06-17
   days on market $60,000 Active 340 DOM
4. 2026-06-16
   days on market $60,000 Active 339 DOM
5. 2026-06-15
   days on market $60,000 Active 338 DOM
6. 2026-06-14
   days on market $60,000 Active 336 DOM
7. 2026-06-13
   days on market $60,000 Active 335 DOM
8. 2026-06-10
   days on market $60,000 Active 333 DOM
9. 2026-06-09
   days on market $60,000 Active 332 DOM
10. 2026-06-08
    days on market $60,000 Active 331 DOM
11. 2026-06-05
    days on market $60,000 Active 327 DOM
12. 2026-06-03
    days on market $60,000 Active 326 DOM
13. 2026-06-02
    days on market $60,000 Active 325 DOM
14. 2026-06-01
    days on market $60,000 Active 324 DOM
15. 2026-05-31
    days on market $60,000 Active 323 DOM
16. 2026-05-31
    days on market $60,000 Active 322 DOM
17. 2026-03-05
    price $60,000 256-char remark

    Show marketing remark (256 chars)

    Investors take a look! new roof, siding, air conditioning unit, sold "As-Is, Where-Is, with all faults. " There are no warranties expressed or implied. square footage approximate measuring encouraged. Schedule a showing today. Agents see remarks.

18. 2026-02-02
    status Back on Market 256-char remark

    Show marketing remark (256 chars)

    Investors take a look! new roof, siding, air conditioning unit, sold "As-Is, Where-Is, with all faults. " There are no warranties expressed or implied. square footage approximate measuring encouraged. Schedule a showing today. Agents see remarks.

19. 2026-02-01
    historical 256-char remark

    Show marketing remark (256 chars)

    Investors take a look! new roof, siding, air conditioning unit, sold "As-Is, Where-Is, with all faults. " There are no warranties expressed or implied. square footage approximate measuring encouraged. Schedule a showing today. Agents see remarks.

20. 2025-07-25
    price $65,000 256-char remark

    Show marketing remark (256 chars)

    Investors take a look! new roof, siding, air conditioning unit, sold "As-Is, Where-Is, with all faults. " There are no warranties expressed or implied. square footage approximate measuring encouraged. Schedule a showing today. Agents see remarks.

21. 2025-07-11
    listed $55,000 New Listing 256-char remark

    Show marketing remark (256 chars)

    Investors take a look! new roof, siding, air conditioning unit, sold "As-Is, Where-Is, with all faults. " There are no warranties expressed or implied. square footage approximate measuring encouraged. Schedule a showing today. Agents see remarks.

ⓘ 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: $335 · $28/mo
• Projected year-2 tax: $384 · $32/mo
• Expected delta: +$49/yr (+$4/mo · 14.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 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: $14,655
• − Mortgage interest: −$3,361
• − Property taxes: −$335
• − Insurance: −$300
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$1,745
• Taxable income: $6,568
• Est. tax owed @ 24.0%: −$1,576
• After-tax cash flow: $5,590/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

+9.1% since first listed

5 events — show timeline

• 2026-03-05 Price Changed $60,000 CARMLS
• 2026-02-02 Relisted — CARMLS
• 2026-02-01 Listing Removed — CARMLS
• 2025-07-25 Price Changed $65,000 CARMLS
• 2025-07-11 Listed $55,000 CARMLS

Property tax history

-0.2%/yr

Latest (2025): $335 · +7.6% YoY. Source: county tax records.