3112 W 16th St · Little Rock, AR 72204

$103,000

4 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 359 Days on market

Built 1938 4,791 sqft lot $89/sqft · 6% below area Est $110k · 6% 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 +10.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Affordable 4-bedroom Gem! This older home offers plenty of space and charm at a budget-friendly price. With 4 bedrooms and solid bones, it's perfect for first time buyers, families, or investors looking for a smart opportunity. Great potential and close to the freeway -- don't miss out!

Key facts

• 4,791 sq ft lot
• 2 parking spots
• Built 1938

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $91k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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.
• Zoned schools: Forest Heights Stem Academy (math 45% / reading 57%, grade C-, #88 of 454 statewide, top 19%, 739 students, 50% FRL); Central High School (math 32% / reading 42%, grade F, #64 of 292 statewide, top 26%, 2,338 students, 53% FRL) — zoned schools average 52% FRL vs 69% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 44% at this address vs 24% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Little Rock School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.9%/yr); 187 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $712 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 359 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y ago; this cycle's ask is 8519% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 359 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 1938 — 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: 1.35% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.21%
• DSCR: 1.81
• GRM: 6.2

CMA / ARV

• ARV (median comp): $110,081
• List price: $103,000
• Delta: -6.43%
• 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
3407 Maryland Ave	0.45mi	3/1.0 (-1)	1,140 (-1%)	8mo	$80,000	$70	66
3113 W 11th	0.29mi	3/1.0 (-1)	1,163 (+1%)	19mo	$49,000	$42	64
1617 S Valentine St	0.30mi	3/2.0 (-1)	1,204 (+4%)	7mo	$164,360	$137	64
2109 Brown St	0.36mi	3/2.0 (-1)	1,239 (+8%)	3mo	$145,000	$117	59
3105 W 13th St	0.16mi	3/2.0 (-1)	1,296 (+12%)	8mo	$146,500	$113	56
3212 Lamar	0.57mi	3/2.5 (-1)	1,228 (+7%)	1mo	$75,000	$61	51
2220 W 22nd St	0.74mi	3/1.0 (-1)	1,200 (+4%)	8mo	$130,000	$108	47
4219 W 13th St	0.73mi	3/2.0 (-1)	1,156 (+0%)	12mo	$135,000	$117	46
3317 W 7th St	0.62mi	3/2.0 (-1)	1,200 (+4%)	11mo	$184,000	$153	46
4009 W 11th St	0.64mi	3/2.0 (-1)	1,305 (+13%)	2mo	$161,950	$124	38
3519 Maryland Ave	0.49mi	3/1.0 (-1)	1,323 (+15%)	17mo	$52,750	$40	33
2210 W Tenth St	0.71mi	3/2.0 (-1)	1,305 (+13%)	10mo	$279,000	$214	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 · 4.91% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.48×
• Total profit: $13,906
• Equity at exit: $15,358

10-year hold

• IRR: 22.3%
• Equity multiple: 3.07×
• Total profit: $59,627
• Equity at exit: $8,906

Cash invested: $28,840 (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: 187
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$540
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $438

Break-even live

Break-even rent $841

Max offer price $103,000

Occupancy floor 64%

Sensitivity live

Price	-10% $496	-5% $467	+0% $438	+5% $408	+10% $379
Rent	-10% $327	-5% $382	+0% $438	+5% $493	+10% $548
Rate	-1.0pp $489	-0.5pp $464	base $438	+0.5pp $411	+1.0pp $384

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	46d	1	0.14mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	46d	1	0.17mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	46d	1	0.17mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	46d	1	0.20mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	21d	1	0.21mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	25d	1	0.24mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	46d	1	0.24mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	46d	1	0.26mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	46d	1	0.41mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	46d	1	0.43mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	16d	1	0.44mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	25d	1	0.51mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	46d	1	0.60mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	46d	1	0.62mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	23d	1	0.70mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	25d	1	0.76mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	25d	1	0.77mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	46d	1	0.77mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	25d	1	0.93mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	46d	1	0.94mi
212 Rice St Little Rock, AR	3.0	2.0	1442	$1,795	$1.24	21d	1	0.97mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	25d	1	1.00mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	46d	1	1.04mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	25d	1	1.04mi
324 S Schiller St Little Rock, AR	3.0	2.0	1352	$1,995	$1.48	25d	1	1.07mi
306 S Schiller St Little Rock, AR	3.0	2.0	1037	$1,795	$1.73	46d	1	1.08mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	25d	1	1.08mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	25d	1	1.32mi
322 Rose St Little Rock, AR	3.0	2.0	1200	$1,850	$1.54	16d	1	1.36mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	46d	1	1.37mi
119 N Monroe St Little Rock, AR	3.0	2.0	1490	$1,850	$1.24	46d	1	1.49mi

Listing history 49 events

1. 2026-06-21
   days on market $103,000 Active 359 DOM
2. 2026-06-18
   days on market $103,000 Active 356 DOM
3. 2026-06-17
   days on market $103,000 Active 355 DOM
4. 2026-06-16
   days on market $103,000 Active 354 DOM
5. 2026-06-15
   days on market $103,000 Active 353 DOM
6. 2026-06-14
   days on market $103,000 Active 351 DOM
7. 2026-06-13
   days on market $103,000 Active 350 DOM
8. 2026-06-10
   days on market $103,000 Active 348 DOM
9. 2026-06-09
   days on market $103,000 Active 347 DOM
10. 2026-06-08
    days on market $103,000 Active 346 DOM
11. 2026-06-05
    days on market $103,000 Active 342 DOM
12. 2026-06-03
    days on market $103,000 Active 341 DOM
13. 2026-06-02
    days on market $103,000 Active 340 DOM
14. 2026-06-01
    days on market $103,000 Active 339 DOM
15. 2026-05-31
    days on market $103,000 Active 338 DOM
16. 2026-05-31
    days on market $103,000 Active 337 DOM
17. 2025-10-13
    historical $1,150
18. 2025-09-30
    price $103,000 287-char remark

    Show marketing remark (287 chars)

    Affordable 4-bedroom Gem! This older home offers plenty of space and charm at a budget-friendly price. With 4 bedrooms and solid bones, it's perfect for first time buyers, families, or investors looking for a smart opportunity. Great potential and close to the freeway -- don't miss out!

19. 2025-09-10
    price $1,150
20. 2025-08-27
    price $108,000 287-char remark

    Show marketing remark (287 chars)

    Affordable 4-bedroom Gem! This older home offers plenty of space and charm at a budget-friendly price. With 4 bedrooms and solid bones, it's perfect for first time buyers, families, or investors looking for a smart opportunity. Great potential and close to the freeway -- don't miss out!

21. 2025-08-12
    listed $1,195
22. 2025-07-31
    historical $1,195
23. 2025-06-28
    price $1,195
24. 2025-06-26
    listed $110,000 New Listing 287-char remark

    Show marketing remark (287 chars)

    Affordable 4-bedroom Gem! This older home offers plenty of space and charm at a budget-friendly price. With 4 bedrooms and solid bones, it's perfect for first time buyers, families, or investors looking for a smart opportunity. Great potential and close to the freeway -- don't miss out!

25. 2025-06-26
    historical

    Show marketing remark (287 chars)

    Affordable 4-bedroom Gem! This older home offers plenty of space and charm at a budget-friendly price. With 4 bedrooms and solid bones, it's perfect for first time buyers, families, or investors looking for a smart opportunity. Great potential and close to the freeway -- don't miss out!

26. 2025-05-30
    listed $1,250
27. 2025-05-29
    listed $110,000 New Listing
28. 2025-05-28
    historical
29. 2025-04-22
    price $110,000
30. 2025-03-23
    price $115,000
31. 2025-03-07
    historical $1,250
32. 2025-03-06
    listed $120,000 New Listing
33. 2025-02-28
    price $1,250
34. 2025-02-06
    listed $1,350
35. 2024-09-27
    historical $1,250
36. 2024-08-20
    listed $1,250
37. 2023-10-20
    historical $1,250
38. 2023-10-01
    listed $1,250
39. 2023-08-18
    soldstatus $102,500
40. 2023-08-10
    soldstatus $102,500 Sold
41. 2023-07-21
    status Under Contract
42. 2023-06-28
    historical Take Backups
43. 2023-05-04
    listed $104,500 New Listing
44. 2021-03-02
    soldstatus $82,000
45. 2021-02-19
    soldstatus $82,000 Sold
46. 2021-01-26
    historical
47. 2020-10-07
    historical
48. 2020-10-07
    listed $89,000
49. 2020-09-29
    soldstatus $23,000

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $980 · $82/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 6/10 Major FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 18 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: $16,745
• − Mortgage interest: −$5,770
• − Property taxes: −$980
• − Insurance: −$515
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$2,996
• Taxable income: $3,804
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $4,338/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

-95.0% since first listed

33 events — show timeline

• 2025-10-13 Rental Removed $1,150 Avail
• 2025-09-30 Price Changed $103,000 CARMLS
• 2025-09-10 Price Changed $1,150 Avail
• 2025-08-27 Price Changed $108,000 CARMLS
• 2025-08-12 Listed for Rent $1,195 Avail
• 2025-07-31 Rental Removed $1,195 Avail
• 2025-06-28 Price Changed $1,195 Avail
• 2025-06-26 Listing Removed — CARMLS
• 2025-06-26 Listed $110,000 CARMLS
• 2025-05-30 Listed for Rent $1,250 Avail
• 2025-05-29 Listed $110,000 CARMLS
• 2025-05-28 Listing Removed — CARMLS
• 2025-04-22 Price Changed $110,000 CARMLS
• 2025-03-23 Price Changed $115,000 CARMLS
• 2025-03-07 Rental Removed $1,250 Avail
• 2025-03-06 Listed $120,000 CARMLS
• 2025-02-28 Price Changed $1,250 Avail
• 2025-02-06 Listed for Rent $1,350 Avail
• 2024-09-27 Rental Removed $1,250 Avail
• 2024-08-20 Listed for Rent $1,250 Avail
• 2023-10-20 Rental Removed $1,250 Avail
• 2023-10-01 Listed for Rent $1,250 Avail
• 2023-08-18 Sold (Public Records) $102,500 Public Records
• 2023-08-10 Sold (MLS) $102,500 CARMLS
• 2023-07-21 Pending — CARMLS
• 2023-06-28 Contingent — CARMLS
• 2023-05-04 Listed $104,500 CARMLS
• 2021-03-02 Sold (Public Records) $82,000 Public Records
• 2021-02-19 Sold (MLS) $82,000 CARMLS
• 2021-01-26 Listing Removed — CARMLS
• 2020-10-07 Listed $89,000 CARMLS
• 2020-10-07 Listing Removed — CARMLS
• 2020-09-29 Sold (Public Records) $23,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $980 · +0.0% YoY. Source: county tax records.