919 Lewis St · Little Rock, AR 72204

$69,350

2 bd · 1.0 ba · 1,086 sqft · SingleFamily public records · 101 Days on market

Built 1945 6,098 sqft lot $64/sqft · 34% below area Est $106k · 34% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Nice 2 bedroom, 1 bath home with living area and dining area withbeautiful hardwood floors. Perfect home for first-time homebuyer, make an appointment now. This property is subject to a 3-Day First Look Period. Seller will negotiate offers after the period expires. * * * "Cash Offers"require 10% EMD or $1000 minimum, whichever is greater and all financed offers require 1% or $1000 minimum, whichever is greater. "The seller does not accept blind offers or escalation clauses. " Agents see AGENT REMARKS

Key facts

• 6,098 sq ft lot
• Built 1945
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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); 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); 60% 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 34% 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 $480 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $69k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $63,108 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1945 — 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: 1.65% ✓
• Cap rate: 14.40%
• Cash-on-cash: 28.97%
• DSCR: 2.29
• GRM: 5.0

CMA / ARV

• ARV (median comp): $105,869
• List price: $69,350
• Delta: -34.49%
• 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
702 S Maple St	0.33mi	2/1.5	1,112 (+2%)	1mo	$210,000	$189	78
3301 W 7th St	0.58mi	2/1.0	1,128 (+4%)	3mo	$153,000	$136	64
1712 Pinewood Dr	0.65mi	2/1.5	1,106 (+2%)	4mo	$85,000	$77	62
609 S Martin St	0.56mi	2/1.0	1,159 (+7%)	3mo	$174,900	$151	60
1001 S Monroe St	0.48mi	3/1.0 (+1)	1,160 (+7%)	2mo	$130,000	$112	60
3710 W Capitol Ave	0.46mi	3/1.0 (+1)	1,176 (+8%)	2mo	$142,500	$121	58
309 S Martin St	0.69mi	2/1.0	1,000 (-8%)	3mo	$170,000	$170	52
119 N Palm St	0.73mi	2/2.5	1,140 (+5%)	2mo	$312,000	$274	50
4213 A St	0.66mi	2/2.0	1,186 (+9%)	2mo	$190,000	$160	48
3418 W Captiol Ave	0.56mi	3/2.0 (+1)	1,200 (+10%)	3mo	$155,000	$129	45
2104 S Pine St	0.73mi	2/1.0	1,211 (+12%)	3mo	$15,500	$13	44
3212 Lamar	0.61mi	3/2.5 (+1)	1,228 (+13%)	1mo	$75,000	$61	38

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: 25.4%
• Equity multiple: 2.07×
• Total profit: $20,856
• Equity at exit: $10,340

10-year hold

• IRR: 34.2%
• Equity multiple: 4.41×
• Total profit: $66,157
• Equity at exit: $5,996

Cash invested: $19,418 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,147 high
• Mortgage (P&I): −$364
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $469

Break-even live

Break-even rent $554

Max offer price $69,350

Occupancy floor 54%

Sensitivity live

Price	-10% $508	-5% $488	+0% $469	+5% $449	+10% $429
Rent	-10% $378	-5% $423	+0% $469	+5% $514	+10% $559
Rate	-1.0pp $504	-0.5pp $486	base $469	+0.5pp $451	+1.0pp $432

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: $17,338
• Closing costs: $2,080
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	24d	1	0.37mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	44d	1	0.37mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	44d	1	0.40mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	44d	1	0.47mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	44d	1	0.52mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	44d	1	0.60mi
3825 W Markham St Little Rock, AR	2.0	1.0	950	$1,095	$1.15	44d	1	0.60mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	44d	1	0.62mi
3800 W Markham St Little Rock, AR	2.0	1.0	1196	$1,250	$1.05	44d	1	0.64mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	44d	1	0.67mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	44d	1	0.67mi
100 Linwood Ct Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	15d	1	0.67mi
100 Linwood Ct Unit NA Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	20d	1	0.67mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	20d	1	0.68mi
901 Johnson St Unit B Little Rock, AR	1.0	1.0	800	$695	$0.87	44d	1	0.70mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	44d	1	0.71mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	44d	1	0.74mi
3409 W Markham St Little Rock, AR	1.0	1.0	950	$995	$1.05	24d	1	0.74mi
322 Rose St Little Rock, AR	3.0	2.0	1200	$1,850	$1.54	15d	1	0.77mi
119 N Monroe St Little Rock, AR	3.0	2.0	1490	$1,850	$1.24	44d	1	0.78mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	44d	1	0.78mi
408 Booker St Little Rock, AR	2.0	2.0	936	$1,350	$1.44	44d	1	0.82mi
121 N Jackson St Little Rock, AR	1.0	1.0	700	$950	$1.36	44d	1	0.84mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	24d	1	0.85mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	44d	1	0.88mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	15d	1	0.90mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	24d	1	0.91mi
128 S Woodrow St Unit N Little Rock, AR	1.0	1.0	765	$895	$1.17	44d	1	0.93mi
4507 Woodlawn Dr Little Rock, AR	1.0	1.0	850	$750	$0.88	44d	2	0.93mi
1701 Fair Park Blvd Little Rock, AR	2.0	1.0	1170	$1,050	$0.90	44d	1	0.94mi
1008 Kavanaugh Blvd Unit 3 Little Rock, AR	1.0	1.0	738	$795	$1.08	44d	1	0.96mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	24d	1	0.96mi
4815 Lee Ave Little Rock, AR	3.0	2.0	1459	$2,950	$2.02	44d	1	0.96mi
1008 Kavanaugh Blvd Little Rock, AR	1.0	1.0	738	$795	$1.08	22d	1	0.96mi
4905 Lee Ave Little Rock, AR	2.0	2.0	1152	$2,050	$1.78	24d	1	0.98mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	24d	1	0.99mi
404 N Jackson St Little Rock, AR	3.0	2.0	1400	$1,900	$1.36	44d	1	0.99mi
2500 Kavanaugh Blvd Little Rock, AR	1.0	1.0	850	$900	$1.06	15d	3	0.99mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	24d	1	1.00mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	22d	1	1.00mi

Listing history 23 events

1. 2026-06-21
   days on market $69,350 Active 101 DOM
2. 2026-06-18
   days on market $69,350 Active 98 DOM
3. 2026-06-17
   days on market $69,350 Active 97 DOM
4. 2026-06-16
   days on market $69,350 Active 96 DOM
5. 2026-06-15
   statusdays on market $69,350 Active 95 DOM
6. 2026-06-14
   days on market $69,350 Back on Market 93 DOM
7. 2026-06-13
   days on market $69,350 Back on Market 92 DOM
8. 2026-06-10
   days on market $69,350 Back on Market 90 DOM
9. 2026-06-09
   days on market $69,350 Back on Market 89 DOM
10. 2026-06-08
    statusdays on market $69,350 Back on Market 88 DOM
11. 2026-06-05
    days on market $69,350 Active 85 DOM
12. 2026-06-03
    days on market $69,350 Active 84 DOM
13. 2026-06-02
    days on market $69,350 Active 83 DOM
14. 2026-06-01
    days on market $69,350 Active 82 DOM
15. 2026-05-31
    days on market $69,350 Active 81 DOM
16. 2026-05-31
    days on market $69,350 Active 80 DOM
17. 2026-04-17
    price $69,350 527-char remark

    Show marketing remark (527 chars)

    Nice 2 bedroom, 1 bath home with living area and dining area withbeautiful hardwood floors. Perfect home for first-time homebuyer, make an appointment now. This property is subject to a 3-Day First Look Period. Seller will negotiate offers after the period expires. * * * "Cash Offers"require 10% EMD or $1000 minimum, whichever is greater and all financed offers require 1% or $1000 minimum, whichever is greater. "The seller does not accept blind offers or escalation clauses. " Agents see AGENT REMARKS

18. 2026-03-08
    listed $73,000 New Listing 527-char remark

    Show marketing remark (527 chars)

    Nice 2 bedroom, 1 bath home with living area and dining area withbeautiful hardwood floors. Perfect home for first-time homebuyer, make an appointment now. This property is subject to a 3-Day First Look Period. Seller will negotiate offers after the period expires. * * * "Cash Offers"require 10% EMD or $1000 minimum, whichever is greater and all financed offers require 1% or $1000 minimum, whichever is greater. "The seller does not accept blind offers or escalation clauses. " Agents see AGENT REMARKS

19. 2026-02-13
    historical
20. 2025-11-20
    listed $105,000 New Listing
21. 2024-01-16
    historical
22. 2024-01-04
    listed $100,000 New Listing
23. 2000-07-27
    soldstatus $20,964

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $541 · $45/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 9% 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: $13,768
• − Mortgage interest: −$3,885
• − Property taxes: −$541
• − Insurance: −$347
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$2,017
• Taxable income: $4,775
• Est. tax owed @ 24.0%: −$1,146
• After-tax cash flow: $4,479/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

+230.8% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $69,350 CARMLS
• 2026-03-08 Listed $73,000 CARMLS
• 2026-02-13 Listing Removed — CARMLS
• 2025-11-20 Listed $105,000 CARMLS
• 2024-01-16 Listing Removed — CARMLS
• 2024-01-04 Listed $100,000 CARMLS
• 2000-07-27 Sold (Public Records) $20,964 Public Records

Property tax history

+1.0%/yr

Latest (2025): $541 · +4.6% YoY. Source: county tax records.