1866 Dennison St · Little Rock, AR 72202

$140,000

4 bd · 1.5 ba · 1,050 sqft · SingleFamily public records · 26 Days on market

Built 1962 Est $101k · 39% over

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Why this score? — see what drove the D+ 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 +22.6/30.0
• DSCR +7.3/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 1866 S Dennison in Little Rock's historic Adams Subdivision. Move in ready 4 bdrm home features new paint interior and exterior, updated fixtures, bathrooms, and refinished hardwood flooring. Spacious fenced in backyard with outside storage building. Great investment property also. .. .rent range is $850-$950. See agent remarks.

Key facts

• Spacious backyard
• Updated bathrooms
• New interior paint

Tags

• HISTORIC ADAMS SUBDIVISION
• NEW INTERIOR PAINT
• UPDATED BATHROOMS
• REFINISHED HARDWOOD FLOORING
• SPACIOUS BACKYARD

Property features AI

Exterior

• Home design: One-story property built in 1962
• Construction: Built in 1962
• Exterior features: Located in the Wright Avenue subdivision

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (0.8% below list).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (+3.2%/yr); 88 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 33% of the median local income ($51k/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 $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 8 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 $95k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $100,800
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2121 S Park St	0.26mi	3/2.0 (-1)	1,120 (+7%)	19mo	$107,000	$96	54
2220 W 22nd St	0.20mi	3/1.0 (-1)	1,200 (+14%)	8mo	$130,000	$108	53
2105 Howard St	0.19mi	3/1.0 (-1)	1,176 (+12%)	20mo	$74,999	$64	48
3015 W 15th St	0.58mi	3/1.0 (-1)	1,016 (-3%)	22mo	$55,000	$54	42
2100 Brown St	0.63mi	3/1.5 (-1)	942 (-10%)	23mo	$70,000	$74	29
1613 Johnson St	0.54mi	3/1.0 (-1)	902 (-14%)	19mo	$103,000	$114	28

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-7,176
• Equity at exit: $20,874

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $14,589
• Equity at exit: $12,105

Cash invested: $39,200 (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 72202

• Home prices YoY: -25.6%
• Rents YoY: 3.2%
• Active inventory: 88
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$734
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $239

Break-even live

Break-even rent $1,086

Max offer price $140,000

Occupancy floor 78%

Sensitivity live

Price	-10% $318	-5% $278	+0% $239	+5% $199	+10% $160
Rent	-10% $129	-5% $184	+0% $239	+5% $294	+10% $348
Rate	-1.0pp $309	-0.5pp $274	base $239	+0.5pp $202	+1.0pp $166

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	44d	1	0.23mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	24d	1	0.44mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	44d	1	0.48mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	24d	1	0.49mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	20d	1	0.50mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	24d	1	0.50mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	44d	1	0.51mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	24d	1	0.56mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	44d	1	0.65mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	44d	1	0.71mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	44d	1	0.76mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	44d	1	0.76mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	44d	1	0.78mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	15d	1	0.78mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	44d	1	0.92mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	44d	1	0.93mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	22d	1	0.94mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	1.00mi
2610 S Izard St Little Rock, AR	3.0	2.0	1136	$1,150	$1.01	44d	1	1.09mi
2616 S Izard St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	1.09mi
324 S Schiller St Little Rock, AR	3.0	2.0	1352	$1,995	$1.48	24d	1	1.12mi
926 W 29th St Little Rock, AR	3.0	1.0	1229	$1,050	$0.85	24d	1	1.13mi
306 S Schiller St Little Rock, AR	3.0	2.0	1037	$1,795	$1.73	44d	1	1.14mi
3222 Bishop St Unit B Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	24d	1	1.14mi
212 Rice St Little Rock, AR	3.0	2.0	1442	$1,795	$1.24	20d	1	1.17mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	1.18mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	24d	1	1.28mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	24d	1	1.32mi
2604 Broadway St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	24d	1	1.33mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	24d	1	1.35mi
313 W 23rd St Little Rock, AR	3.0	2.0	1134	$925	$0.82	24d	1	1.37mi
2323 S Spring St Little Rock, AR	3.0	2.0	1070	$1,100	$1.03	44d	1	1.38mi
717 W 32nd St Unit A and B Little Rock, AR	3.0	2.5	1300	$1,550	$1.19	15d	1	1.41mi

Listing history 40 events

1. 2026-06-21
   days on market $140,000 Active 26 DOM
2. 2026-06-18
   days on market $140,000 Active 23 DOM
3. 2026-06-17
   days on market $140,000 Active 22 DOM
4. 2026-06-16
   days on market $140,000 Active 21 DOM
5. 2026-06-15
   days on market $140,000 Active 20 DOM
6. 2026-06-14
   days on market $140,000 Active 18 DOM
7. 2026-06-13
   days on market $140,000 Active 17 DOM
8. 2026-06-10
   days on market $140,000 Active 15 DOM
9. 2026-06-09
   days on market $140,000 Active 14 DOM
10. 2026-06-08
    days on market $140,000 Active 13 DOM
11. 2026-06-05
    days on market $140,000 Active 9 DOM
12. 2026-06-03
    days on market $140,000 Active 8 DOM
13. 2026-06-02
    days on market $140,000 Active 7 DOM
14. 2026-06-01
    days on market $140,000 Active 6 DOM
15. 2026-05-31
    days on market $140,000 Active 5 DOM
16. 2026-05-31
    days on market $140,000 Active 4 DOM
17. 2026-05-27
    listed $140,000 Active
18. 2023-07-10
    soldstatus $95,000
19. 2023-06-16
    soldstatus $95,000 Sold 347-char remark

    Show marketing remark (347 chars)

    Welcome home to 1866 S Dennison in Little Rock's historic Adams Subdivision. Move in ready 4 bdrm home features new paint interior and exterior, updated fixtures, bathrooms, and refinished hardwood flooring. Spacious fenced in backyard with outside storage building. Great investment property also. .. .rent range is $850-$950. See agent remarks.

20. 2023-06-09
    status Under Contract 347-char remark

    Show marketing remark (347 chars)

    Welcome home to 1866 S Dennison in Little Rock's historic Adams Subdivision. Move in ready 4 bdrm home features new paint interior and exterior, updated fixtures, bathrooms, and refinished hardwood flooring. Spacious fenced in backyard with outside storage building. Great investment property also. .. .rent range is $850-$950. See agent remarks.

21. 2023-05-23
    historical Take Backups 347-char remark

    Show marketing remark (347 chars)

    Welcome home to 1866 S Dennison in Little Rock's historic Adams Subdivision. Move in ready 4 bdrm home features new paint interior and exterior, updated fixtures, bathrooms, and refinished hardwood flooring. Spacious fenced in backyard with outside storage building. Great investment property also. .. .rent range is $850-$950. See agent remarks.

22. 2023-05-09
    status Back on Market 347-char remark

    Show marketing remark (347 chars)

    Welcome home to 1866 S Dennison in Little Rock's historic Adams Subdivision. Move in ready 4 bdrm home features new paint interior and exterior, updated fixtures, bathrooms, and refinished hardwood flooring. Spacious fenced in backyard with outside storage building. Great investment property also. .. .rent range is $850-$950. See agent remarks.

23. 2023-05-06
    historical Take Backups 347-char remark

    Show marketing remark (347 chars)

    Welcome home to 1866 S Dennison in Little Rock's historic Adams Subdivision. Move in ready 4 bdrm home features new paint interior and exterior, updated fixtures, bathrooms, and refinished hardwood flooring. Spacious fenced in backyard with outside storage building. Great investment property also. .. .rent range is $850-$950. See agent remarks.

24. 2023-05-04
    listed $89,900 New Listing 347-char remark

    Show marketing remark (347 chars)

    Welcome home to 1866 S Dennison in Little Rock's historic Adams Subdivision. Move in ready 4 bdrm home features new paint interior and exterior, updated fixtures, bathrooms, and refinished hardwood flooring. Spacious fenced in backyard with outside storage building. Great investment property also. .. .rent range is $850-$950. See agent remarks.

25. 2022-01-26
    historical
26. 2022-01-13
    status Back on Market
27. 2021-11-26
    historical Take Backups
28. 2021-11-04
    price $89,900
29. 2021-10-22
    listed $95,000 New Listing
30. 2020-08-07
    soldstatus $52,000
31. 2020-06-26
    soldstatus $62,500 Sold
32. 2020-06-18
    status Under Contract
33. 2020-05-14
    historical Take Backups
34. 2020-05-12
    status Back on Market
35. 2020-03-13
    historical Take Backups
36. 2020-02-20
    status Under Contract
37. 2020-01-09
    historical Take Backups
38. 2019-12-27
    status Back on Market
39. 2019-12-19
    historical Take Backups
40. 2019-12-13
    listed $60,000 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: $790 · $66/mo
• Projected year-2 tax: $896 · $75/mo
• Expected delta: +$106/yr (+$9/mo · 13.5%)

ⓘ 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 · 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: $16,664
• − Mortgage interest: −$7,842
• − Property taxes: −$790
• − Insurance: −$700
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,073
• Taxable income: $593
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $2,723/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): 9,704
• Household income: $50,899
• Rent vs Own: 75.7% rent · 24.3% own
• Severe rent burden: 789.0

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 0.58)
• Race & ethnicity: White 46% Black 45% Hispanic / Latino 3% Asian 3% Two or more races 3%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 2% Other Indo-European 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: ▼ -68.75%
• Current HPI: 199.3103
• Rent YoY: ▲ 3.25%
• 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

+133.3% since first listed

24 events — show timeline

• 2026-05-27 Listed $140,000 FSBO.com
• 2023-07-10 Sold (Public Records) $95,000 Public Records
• 2023-06-16 Sold (MLS) $95,000 CARMLS
• 2023-06-09 Pending — CARMLS
• 2023-05-23 Contingent — CARMLS
• 2023-05-09 Relisted — CARMLS
• 2023-05-06 Contingent — CARMLS
• 2023-05-04 Listed $89,900 CARMLS
• 2022-01-26 Listing Removed — CARMLS
• 2022-01-13 Relisted — CARMLS
• 2021-11-26 Contingent — CARMLS
• 2021-11-04 Price Changed $89,900 CARMLS
• 2021-10-22 Listed $95,000 CARMLS
• 2020-08-07 Sold (Public Records) $52,000 Public Records
• 2020-06-26 Sold (MLS) $62,500 CARMLS
• 2020-06-18 Pending — CARMLS
• 2020-05-14 Contingent — CARMLS
• 2020-05-12 Relisted — CARMLS
• 2020-03-13 Contingent — CARMLS
• 2020-02-20 Pending — CARMLS
• 2020-01-09 Contingent — CARMLS
• 2019-12-27 Relisted — CARMLS
• 2019-12-19 Contingent — CARMLS
• 2019-12-13 Listed $60,000 CARMLS

Property tax history

+5.2%/yr

Latest (2025): $790 · +0.0% YoY. Source: county tax records.