1513 W 33rd St · Little Rock, AR 72206

$75,000

4 bd · 1.0 ba · 1,507 sqft · SingleFamily public records · 42 Days on market

Built 1926 6,098 sqft lot $50/sqft · 12% below area Est $85k · 12% under ↓ 35% since listing

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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
• ARV discount +13.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Excellent investment opportunity just minutes from downtown Little Rock! This 4-bedroom, 2-bath home offers approximately 1,507 sqft of living space and strong upside potential in an area experiencing continued growth and redevelopment. Located near recently completed new construction homes and new multi-family developments, this property sits in a corridor seeing increasing investment and revitalization. The spacious layout and multiple bedrooms make it ideal for long-term rental potential, workforce housing, or future value-add opportunities. Conveniently positioned near downtown Little Rock, UALR, shopping, dining, parks, and major roadways, the location provides easy access to employmen

Key facts

• 6,098 sq ft lot
• Parking
• Built 1926

Property features AI

Finance

• Financial info: Financing options include conventional loan or cash

Exterior

• Parking: Parking pad for 1 car
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Frame exterior
• Construction: Crawl space foundation; Composition roof
• Exterior features: Screened porch; Porch; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove; Gas range
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating; Central gas cooling
• Interior features: Sheetrock walls and ceilings; Formal living room; Great room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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 (+3.4%/yr); 125 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 ($52k/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 $519 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 + 3.4% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 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 $59k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1926 — 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: 1.85% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.18%
• DSCR: 2.43
• GRM: 4.5

CMA / ARV

• ARV (median comp): $85,385
• List price: $75,000
• Delta: -12.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 W 36th St	0.29mi	3/2.0 (-1)	1,629 (+8%)	9mo	$135,000	$83	57
2610 S Gaines St	0.70mi	3/1.0 (-1)	1,510 (+0%)	10mo	$40,000	$26	54
2411 S Schiller	0.71mi	3/2.0 (-1)	1,547 (+3%)	2mo	$240,000	$155	52
2820 S Gaines St	0.60mi	3/2.0 (-1)	1,510 (+0%)	17mo	$112,270	$74	48
2925 S Chester St	0.37mi	3/1.5 (-1)	1,301 (-14%)	8mo	$68,500	$53	46
1615 W 28th St	0.37mi	3/2.0 (-1)	1,584 (+5%)	24mo	$160,000	$101	45
3115 S Gaines St St	0.55mi	3/2.0 (-1)	1,500 (-0%)	23mo	$245,000	$163	45
3100 S Arch St	0.60mi	4/1.5	1,306 (-13%)	10mo	$118,000	$90	40
3118 S Arch St	0.59mi	3/1.0 (-1)	1,290 (-14%)	20mo	$70,000	$54	27

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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 2.15×
• Total profit: $24,250
• Equity at exit: $11,183

10-year hold

• IRR: 35.4%
• Equity multiple: 4.31×
• Total profit: $69,513
• Equity at exit: $6,485

Cash invested: $21,000 (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 72206

• Rents YoY: 3.4%
• Active inventory: 125
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$393
• Tax from tax record: −$110 /mo · $1,318/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $563

Break-even live

Break-even rent $676

Max offer price $75,000

Occupancy floor 54%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3222 Bishop St Unit B Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	23d	1	0.07mi
926 W 29th St Little Rock, AR	3.0	1.0	1229	$1,050	$0.85	23d	1	0.45mi
717 W 32nd St Unit A and B Little Rock, AR	3.0	2.5	1300	$1,550	$1.19	14d	1	0.48mi
2616 S Izard St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	43d	1	0.63mi
2610 S Izard St Little Rock, AR	3.0	2.0	1136	$1,150	$1.01	43d	1	0.64mi
421 W 32nd St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	0.71mi
2712 Broadway St Little Rock, AR	3.0	3.0	2021	$1,695	$0.84	43d	1	0.78mi
2604 Broadway St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	23d	1	0.83mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	43d	1	0.84mi
2900 Center St Little Rock, AR	3.0	1.0	1456	$1,050	$0.72	43d	1	0.87mi
3015 Main St Little Rock, AR	4.0	2.0	1658	$2,350	$1.42	43d	1	0.99mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	43d	1	1.01mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	23d	1	1.02mi
2323 S Spring St Little Rock, AR	3.0	2.0	1070	$1,100	$1.03	43d	1	1.04mi
313 W 23rd St Little Rock, AR	3.0	2.0	1134	$925	$0.82	23d	1	1.08mi
2708 Rock St Little Rock, AR	3.0	1.0	1114	$875	$0.79	21d	1	1.24mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	23d	1	1.39mi

Listing history 27 events

1. 2026-06-18
   days on market $75,000 Active 42 DOM
2. 2026-06-17
   days on market $75,000 Active 41 DOM
3. 2026-06-16
   days on market $75,000 Active 40 DOM
4. 2026-06-15
   days on market $75,000 Active 39 DOM
5. 2026-06-14
   days on market $75,000 Active 37 DOM
6. 2026-06-13
   days on market $75,000 Active 36 DOM
7. 2026-06-10
   days on market $75,000 Active 34 DOM
8. 2026-06-09
   days on market $75,000 Active 33 DOM
9. 2026-06-08
   days on market $75,000 Active 32 DOM
10. 2026-06-05
    days on market $75,000 Active 28 DOM
11. 2026-06-03
    days on market $75,000 Active 27 DOM
12. 2026-06-02
    days on market $75,000 Active 26 DOM
13. 2026-06-01
    days on market $75,000 Active 25 DOM
14. 2026-05-31
    days on market $75,000 Active 24 DOM
15. 2026-05-31
    days on market $75,000 Active 23 DOM
16. 2026-05-07
    listed $75,000 New Listing 791-char remark
17. 2026-03-01
    historical
18. 2026-01-29
    price $80,000
19. 2025-12-01
    status Back on Market
20. 2025-12-01
    historical
21. 2025-09-21
    price $95,000
22. 2025-06-21
    listed $99,900 New Listing
23. 2025-04-01
    historical
24. 2025-01-02
    status Back on Market
25. 2025-01-01
    historical
26. 2024-10-18
    soldstatus $59,000
27. 2024-10-04
    listed $114,900 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: $1,318 · $110/mo
• Projected year-2 tax: $1,318 · $110/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $16,671
• − Mortgage interest: −$4,201
• − Property taxes: −$1,318
• − Insurance: −$375
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$2,182
• Taxable income: $5,928
• Est. tax owed @ 24.0%: −$1,423
• After-tax cash flow: $5,335/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): 22,667
• Household income: $52,132
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 623.0

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 0.59)
• Race & ethnicity: Black 48% White 43% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -88.64%
• Current HPI: 158.3601
• Rent YoY: ▲ 3.36%
• 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

-34.7% since first listed

12 events — show timeline

• 2026-05-07 Listed $75,000 CARMLS
• 2026-03-01 Listing Removed — CARMLS
• 2026-01-29 Price Changed $80,000 CARMLS
• 2025-12-01 Relisted — CARMLS
• 2025-12-01 Listing Removed — CARMLS
• 2025-09-21 Price Changed $95,000 CARMLS
• 2025-06-21 Listed $99,900 CARMLS
• 2025-04-01 Listing Removed — CARMLS
• 2025-01-02 Relisted — CARMLS
• 2025-01-01 Listing Removed — CARMLS
• 2024-10-18 Sold (Public Records) $59,000 Public Records
• 2024-10-04 Listed $114,900 CARMLS

Property tax history

+9.7%/yr

Latest (2025): $1,318 · +0.0% YoY. Source: county tax records.