1811 Rice St · Little Rock, AR 72202

$60,000

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 116 Days on market

Built 1950 7,405 sqft lot $38/sqft · 56% below area

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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 +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors. This property is located in the historic area near the Historic Little Rock Central High School. This area is in the midst of redevelopment with unlimited potential. This area is considered a contributing historic area. Some contributing historic area preservation projects qualify for grants, however investors must complete their own research for qualifications. This property features three bedrooms, two and a half bathrooms and an area adjacent to the kitchen that could be configured into a functional laundry room.

Key facts

• Historic area
• 7,405 sq ft lot
• Built 1950

Tags

• HISTORIC AREA
• REDEVELOPMENT POTENTIAL
• CONTRIBUTING HISTORIC AREA
• FUNCTIONAL LAUNDRY ROOM

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 $641 ($8k/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: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 32% 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 $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 + 3.2% 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 116 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $60k implies a 1400% gain — meaningful room to come down on a strong offer.

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 $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 2.23% ✓
• Cap rate: 19.11%
• Cash-on-cash: 45.78%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (median comp): $135,474
• List price: $60,000
• Delta: -55.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2411 S Schiller	0.57mi	3/2.0	1,547 (-1%)	2mo	$240,000	$155	66
1609 W Charles Bussey Ave	0.56mi	3/2.0	1,562 (-0%)	6mo	$30,000	$19	65
2501 W 16th	0.17mi	3/1.0	1,337 (-15%)	10mo	$8,000	$6	59
1515 W 19th St	0.57mi	3/2.0	1,675 (+7%)	2mo	$44,000	$26	56
1019 Booker St	0.65mi	3/2.0	1,485 (-5%)	3mo	$120,000	$81	54
1417 Wolfe St	0.49mi	2/1.0 (-1)	1,374 (-12%)	2mo	$155,000	$113	50
1806 Johnson	0.48mi	3/2.0	1,377 (-12%)	7mo	$23,000	$17	48
2806 W Daisy L Gatson Bates Dr	0.43mi	4/2.0 (+1)	1,715 (+9%)	11mo	$231,500	$135	46
1509 W 19th St	0.59mi	2/1.0 (-1)	1,352 (-14%)	7mo	$50,000	$37	39
3401 W 17th St	0.68mi	3/2.0	1,370 (-13%)	7mo	$167,500	$122	38
3403 W 17th St	0.69mi	3/2.0	1,370 (-13%)	7mo	$167,500	$122	37
1608 S Martin St	0.71mi	3/2.0	1,350 (-14%)	4mo	$240,000	$178	36

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: 43.3%
• Equity multiple: 2.87×
• Total profit: $31,454
• Equity at exit: $8,946

10-year hold

• IRR: 49.4%
• Equity multiple: 5.85×
• Total profit: $81,430
• 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 72202

• Home prices YoY: -25.6%
• Rents YoY: 3.2%
• Active inventory: 88
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$315
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $641

Break-even live

Break-even rent $528

Max offer price $60,000

Occupancy floor 47%

Sensitivity live

Price	-10% $675	-5% $658	+0% $641	+5% $624	+10% $607
Rent	-10% $535	-5% $588	+0% $641	+5% $694	+10% $747
Rate	-1.0pp $671	-0.5pp $656	base $641	+0.5pp $625	+1.0pp $609

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
2113 W 19th St Little Rock, AR	2.0	1.0	1703	$1,300	$0.76	45d	1	0.22mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	45d	1	0.30mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	45d	1	0.42mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	24d	1	0.42mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	45d	1	0.46mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	24d	1	0.47mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	20d	1	0.49mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	24d	1	0.49mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	24d	1	0.51mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	45d	1	0.63mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	45d	1	0.69mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	24d	1	0.71mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	45d	1	0.72mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	45d	1	0.72mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	24d	1	0.74mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	15d	1	0.78mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	45d	1	0.79mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	45d	1	0.86mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	45d	1	0.94mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	45d	1	0.95mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	22d	1	0.96mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	45d	1	0.97mi
1906 S State St Little Rock, AR	2.0	2.0	1160	$1,895	$1.63	45d	1	1.01mi
1908 S State St Little Rock, AR	2.0	2.0	1160	$1,650	$1.42	45d	1	1.01mi
324 S Schiller St Little Rock, AR	3.0	2.0	1352	$1,995	$1.48	24d	1	1.06mi
212 Rice St Little Rock, AR	3.0	2.0	1442	$1,795	$1.24	20d	1	1.10mi
4022 W 25th St Little Rock, AR	3.0	1.0	1674	$1,025	$0.61	45d	1	1.13mi
2610 S Izard St Little Rock, AR	3.0	2.0	1136	$1,150	$1.01	45d	1	1.13mi
2616 S Izard St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	45d	1	1.13mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	45d	1	1.16mi
926 W 29th St Little Rock, AR	3.0	1.0	1229	$1,050	$0.85	24d	1	1.18mi
106 Fountain Ave Little Rock, AR	3.0	2.0	1600	$1,600	$1.00	45d	1	1.21mi
3222 Bishop St Unit B Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	24d	1	1.21mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	24d	1	1.27mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	24d	1	1.30mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	24d	1	1.32mi
2604 Broadway St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	24d	1	1.36mi
1500 Center St Unit 5 Little Rock, AR	2.0	1.5	1100	$1,295	$1.18	45d	1	1.38mi
313 W 23rd St Little Rock, AR	3.0	2.0	1134	$925	$0.82	24d	1	1.39mi
2712 Broadway St Little Rock, AR	3.0	3.0	2021	$1,695	$0.84	45d	1	1.39mi

Listing history 25 events

1. 2026-06-18
   days on market $60,000 Active 116 DOM
2. 2026-06-17
   days on market $60,000 Active 115 DOM
3. 2026-06-16
   days on market $60,000 Active 114 DOM
4. 2026-06-15
   days on market $60,000 Active 113 DOM
5. 2026-06-14
   days on market $60,000 Active 111 DOM
6. 2026-06-13
   days on market $60,000 Active 110 DOM
7. 2026-06-10
   days on market $60,000 Active 108 DOM
8. 2026-06-09
   days on market $60,000 Active 107 DOM
9. 2026-06-08
   days on market $60,000 Active 106 DOM
10. 2026-06-05
    days on market $60,000 Active 102 DOM
11. 2026-06-03
    days on market $60,000 Active 101 DOM
12. 2026-06-02
    days on market $60,000 Active 100 DOM
13. 2026-06-01
    days on market $60,000 Active 99 DOM
14. 2026-05-31
    days on market $60,000 Active 98 DOM
15. 2026-05-31
    days on market $60,000 Active 97 DOM
16. 2026-05-18
    price $60,000 544-char remark

    Show marketing remark (544 chars)

    Calling all investors. This property is located in the historic area near the Historic Little Rock Central High School. This area is in the midst of redevelopment with unlimited potential. This area is considered a contributing historic area. Some contributing historic area preservation projects qualify for grants, however investors must complete their own research for qualifications. This property features three bedrooms, two and a half bathrooms and an area adjacent to the kitchen that could be configured into a functional laundry room.

17. 2026-04-17
    status Back on Market 544-char remark

    Show marketing remark (544 chars)

    Calling all investors. This property is located in the historic area near the Historic Little Rock Central High School. This area is in the midst of redevelopment with unlimited potential. This area is considered a contributing historic area. Some contributing historic area preservation projects qualify for grants, however investors must complete their own research for qualifications. This property features three bedrooms, two and a half bathrooms and an area adjacent to the kitchen that could be configured into a functional laundry room.

18. 2026-03-11
    historical Take Backups 544-char remark

    Show marketing remark (544 chars)

    Calling all investors. This property is located in the historic area near the Historic Little Rock Central High School. This area is in the midst of redevelopment with unlimited potential. This area is considered a contributing historic area. Some contributing historic area preservation projects qualify for grants, however investors must complete their own research for qualifications. This property features three bedrooms, two and a half bathrooms and an area adjacent to the kitchen that could be configured into a functional laundry room.

19. 2026-03-07
    price $65,000 544-char remark

    Show marketing remark (544 chars)

    Calling all investors. This property is located in the historic area near the Historic Little Rock Central High School. This area is in the midst of redevelopment with unlimited potential. This area is considered a contributing historic area. Some contributing historic area preservation projects qualify for grants, however investors must complete their own research for qualifications. This property features three bedrooms, two and a half bathrooms and an area adjacent to the kitchen that could be configured into a functional laundry room.

20. 2026-02-22
    listed $70,000 New Listing 544-char remark

    Show marketing remark (544 chars)

    Calling all investors. This property is located in the historic area near the Historic Little Rock Central High School. This area is in the midst of redevelopment with unlimited potential. This area is considered a contributing historic area. Some contributing historic area preservation projects qualify for grants, however investors must complete their own research for qualifications. This property features three bedrooms, two and a half bathrooms and an area adjacent to the kitchen that could be configured into a functional laundry room.

21. 2025-03-31
    historical
22. 2024-10-01
    listed $87,000 New Listing
23. 2012-04-24
    soldstatus $4,000
24. 2012-04-06
    historical
25. 2010-04-29
    listed $14,900

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $934 · $78/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: $16,076
• − Mortgage interest: −$3,361
• − Property taxes: −$934
• − Insurance: −$300
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$1,745
• Taxable income: $7,163
• Est. tax owed @ 24.0%: −$1,719
• After-tax cash flow: $5,971/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

+302.7% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $60,000 CARMLS
• 2026-04-17 Relisted — CARMLS
• 2026-03-11 Contingent — CARMLS
• 2026-03-07 Price Changed $65,000 CARMLS
• 2026-02-22 Listed $70,000 CARMLS
• 2025-03-31 Listing Removed — CARMLS
• 2024-10-01 Listed $87,000 CARMLS
• 2012-04-24 Sold (MLS) $4,000 CARMLS
• 2012-04-06 Listing Removed — CARMLS
• 2010-04-29 Listed $14,900 CARMLS

Property tax history

+17.3%/yr

Latest (2025): $934 · +0.0% YoY. Source: county tax records.