4101 W 13 St · Little Rock, AR 72204

$75,000

3 bd · 1.5 ba · 1,118 sqft · SingleFamily public records · 218 Days on market

Built 1940 4,791 sqft lot $67/sqft · 33% below area Est $112k · 33% under ↓ 6% 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 +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

Investment property located adjacent to 12th street Little Rock Police Substation on a corner lot. Solid built 3 bedroom, 1 & 1/2 bath house currently tenant occupied. Active lease until 08-31-2026. Rent is $950 per month. Shown by appointment only Monday-Friday 8:30-4:30 Monday-Friday with a twenty-four (24) hour notice. No Seller Property Disclosure available. Other investment properties available: 3709 W. 12, 4512 W. 16th, 2123 Bragg St. , 2703 Madison, 4020 Malloy and 8920 W. 37th. NOTE! Seller wants to sell the properties as package and is ready to make someone a very good deal. Wholesale interest is welcome. Agents, please remarks

Key facts

• Active lease
• Tenant occupied
• Investment property

Tags

• CORNER LOT
• TENANT OCCUPIED
• ACTIVE LEASE
• INVESTMENT PROPERTY
• ADJACENT TO POLICE SUBSTATION
• DETACHED

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$111,796) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/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: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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); 186 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent runs 38% 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 $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 + 4.9% 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 218 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 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 1940 — 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: 1.73% ✓
• Cap rate: 14.76%
• Cash-on-cash: 30.23%
• DSCR: 2.34
• GRM: 4.8

CMA / ARV

• ARV (median comp): $111,796
• List price: $75,000
• Delta: -32.91%
• 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	0.46mi	2/1.5 (-1)	1,112 (-0%)	1mo	$210,000	$189	72
1001 S Monroe St	0.55mi	3/1.0	1,160 (+4%)	2mo	$130,000	$112	65
3301 W 7th St	0.66mi	2/1.0 (-1)	1,128 (+1%)	3mo	$153,000	$136	58
3710 W Capitol Ave	0.63mi	3/1.0	1,176 (+5%)	2mo	$142,500	$121	58
609 S Martin St	0.67mi	2/1.0 (-1)	1,159 (+4%)	3mo	$174,900	$151	53
2104 S Pine St	0.51mi	2/1.0 (-1)	1,211 (+8%)	3mo	$15,500	$13	53
4523 W 23rd St	0.69mi	3/1.0	1,026 (-8%)	2mo	$22,000	$21	50
3418 W Captiol Ave	0.70mi	3/2.0	1,200 (+7%)	3mo	$155,000	$129	50
1601 Booker St	0.74mi	2/1.0 (-1)	1,171 (+5%)	2mo	$22,500	$19	49
3212 Lamar	0.67mi	3/2.5	1,228 (+10%)	1mo	$75,000	$61	48
2109 Brown St	0.75mi	3/2.0	1,239 (+11%)	3mo	$145,000	$117	43
4211 W 24th St	0.70mi	3/1.0	1,276 (+14%)	1mo	$63,000	$49	41

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: 27.0%
• Equity multiple: 2.15×
• Total profit: $24,091
• Equity at exit: $11,183

10-year hold

• IRR: 35.7%
• Equity multiple: 4.58×
• Total profit: $75,254
• 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 72204

• Home prices YoY: -21.5%
• Rents YoY: 4.9%
• Active inventory: 186
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$393
• Tax from tax record: −$73 /mo · $882/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $529

Break-even live

Break-even rent $630

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	43d	1	0.07mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	23d	1	0.17mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	43d	1	0.21mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	43d	1	0.29mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	43d	1	0.36mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	43d	1	0.37mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	43d	1	0.48mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	43d	1	0.48mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	23d	1	0.50mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	43d	1	0.52mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	43d	1	0.53mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	43d	1	0.53mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	43d	1	0.54mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	23d	1	0.54mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	0.58mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	23d	1	0.58mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	43d	1	0.61mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	43d	1	0.61mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	43d	1	0.64mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	23d	1	0.65mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	14d	1	0.67mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	0.69mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	23d	1	0.72mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.72mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	23d	1	0.73mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	43d	1	0.74mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	23d	1	0.75mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	19d	1	0.80mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	23d	1	0.81mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	43d	1	0.81mi
3825 W Markham St Little Rock, AR	2.0	1.0	950	$1,095	$1.15	43d	1	0.85mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	23d	1	0.85mi
3800 W Markham St Little Rock, AR	2.0	1.0	1196	$1,250	$1.05	43d	1	0.89mi
1701 Fair Park Blvd Little Rock, AR	2.0	1.0	1170	$1,050	$0.90	43d	1	0.90mi
100 Linwood Ct Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	14d	1	0.90mi
100 Linwood Ct Unit NA Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	19d	1	0.90mi
408 Booker St Little Rock, AR	2.0	2.0	936	$1,350	$1.44	43d	1	0.93mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	23d	1	1.03mi
119 N Monroe St Little Rock, AR	3.0	2.0	1490	$1,850	$1.24	43d	1	1.05mi
322 Rose St Little Rock, AR	3.0	2.0	1200	$1,850	$1.54	14d	1	1.05mi

Listing history 40 events

1. 2026-06-18
   days on market $75,000 Active 218 DOM
2. 2026-06-17
   days on market $75,000 Active 217 DOM
3. 2026-06-16
   days on market $75,000 Active 216 DOM
4. 2026-06-15
   days on market $75,000 Active 215 DOM
5. 2026-06-14
   days on market $75,000 Active 213 DOM
6. 2026-06-13
   days on market $75,000 Active 212 DOM
7. 2026-06-10
   days on market $75,000 Active 210 DOM
8. 2026-06-09
   days on market $75,000 Active 209 DOM
9. 2026-06-08
   days on market $75,000 Active 208 DOM
10. 2026-06-05
    days on market $75,000 Active 204 DOM
11. 2026-06-03
    days on market $75,000 Active 203 DOM
12. 2026-06-02
    days on market $75,000 Active 202 DOM
13. 2026-06-01
    days on market $75,000 Active 201 DOM
14. 2026-05-31
    days on market $75,000 Active 200 DOM
15. 2026-05-31
    days on market $75,000 Active 199 DOM
16. 2026-05-12
    price $75,000 650-char remark

    Show marketing remark (650 chars)

    Investment property located adjacent to 12th street Little Rock Police Substation on a corner lot. Solid built 3 bedroom, 1 & 1/2 bath house currently tenant occupied. Active lease until 08-31-2026. Rent is $950 per month. Shown by appointment only Monday-Friday 8:30-4:30 Monday-Friday with a twenty-four (24) hour notice. No Seller Property Disclosure available. Other investment properties available: 3709 W. 12, 4512 W. 16th, 2123 Bragg St. , 2703 Madison, 4020 Malloy and 8920 W. 37th. NOTE! Seller wants to sell the properties as package and is ready to make someone a very good deal. Wholesale interest is welcome. Agents, please remarks

17. 2026-04-30
    status Back on Market 650-char remark

    Show marketing remark (650 chars)

    Investment property located adjacent to 12th street Little Rock Police Substation on a corner lot. Solid built 3 bedroom, 1 & 1/2 bath house currently tenant occupied. Active lease until 08-31-2026. Rent is $950 per month. Shown by appointment only Monday-Friday 8:30-4:30 Monday-Friday with a twenty-four (24) hour notice. No Seller Property Disclosure available. Other investment properties available: 3709 W. 12, 4512 W. 16th, 2123 Bragg St. , 2703 Madison, 4020 Malloy and 8920 W. 37th. NOTE! Seller wants to sell the properties as package and is ready to make someone a very good deal. Wholesale interest is welcome. Agents, please remarks

18. 2026-03-29
    historical 650-char remark

    Show marketing remark (650 chars)

    Investment property located adjacent to 12th street Little Rock Police Substation on a corner lot. Solid built 3 bedroom, 1 & 1/2 bath house currently tenant occupied. Active lease until 08-31-2026. Rent is $950 per month. Shown by appointment only Monday-Friday 8:30-4:30 Monday-Friday with a twenty-four (24) hour notice. No Seller Property Disclosure available. Other investment properties available: 3709 W. 12, 4512 W. 16th, 2123 Bragg St. , 2703 Madison, 4020 Malloy and 8920 W. 37th. NOTE! Seller wants to sell the properties as package and is ready to make someone a very good deal. Wholesale interest is welcome. Agents, please remarks

19. 2025-10-10
    listed $80,000 New Listing 650-char remark

    Show marketing remark (650 chars)

    Investment property located adjacent to 12th street Little Rock Police Substation on a corner lot. Solid built 3 bedroom, 1 & 1/2 bath house currently tenant occupied. Active lease until 08-31-2026. Rent is $950 per month. Shown by appointment only Monday-Friday 8:30-4:30 Monday-Friday with a twenty-four (24) hour notice. No Seller Property Disclosure available. Other investment properties available: 3709 W. 12, 4512 W. 16th, 2123 Bragg St. , 2703 Madison, 4020 Malloy and 8920 W. 37th. NOTE! Seller wants to sell the properties as package and is ready to make someone a very good deal. Wholesale interest is welcome. Agents, please remarks

20. 2024-11-07
    historical
21. 2024-09-06
    listed $110,000 New Listing
22. 2021-02-02
    soldstatus $70,800
23. 2021-01-27
    historical
24. 2021-01-22
    soldstatus $70,800 Sold
25. 2020-12-28
    historical Take Backups
26. 2020-12-01
    price $75,000
27. 2020-11-30
    listed $55,000 New Listing
28. 2020-08-25
    soldstatus $50,000
29. 2020-08-19
    soldstatus $50,000 Sold
30. 2020-07-31
    status Under Contract
31. 2020-07-30
    status Back on Market
32. 2020-05-11
    historical
33. 2020-03-17
    listed $59,900 New Listing
34. 2020-01-28
    historical
35. 2019-10-30
    price $59,900
36. 2019-09-08
    status Back on Market
37. 2019-08-31
    historical
38. 2019-08-06
    price $69,900
39. 2019-07-11
    price $74,900
40. 2019-05-30
    listed $79,900 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: $882 · $73/mo
• Projected year-2 tax: $882 · $73/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 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: $15,600
• − Mortgage interest: −$4,201
• − Property taxes: −$882
• − Insurance: −$375
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,182
• Taxable income: $5,465
• Est. tax owed @ 24.0%: −$1,312
• After-tax cash flow: $5,036/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

-6.1% since first listed

25 events — show timeline

• 2026-05-12 Price Changed $75,000 CARMLS
• 2026-04-30 Relisted — CARMLS
• 2026-03-29 Listing Removed — CARMLS
• 2025-10-10 Listed $80,000 CARMLS
• 2024-11-07 Listing Removed — CARMLS
• 2024-09-06 Listed $110,000 CARMLS
• 2021-02-02 Sold (Public Records) $70,800 Public Records
• 2021-01-27 Listing Removed — CARMLS
• 2021-01-22 Sold (MLS) $70,800 CARMLS
• 2020-12-28 Contingent — CARMLS
• 2020-12-01 Price Changed $75,000 CARMLS
• 2020-11-30 Listed $55,000 CARMLS
• 2020-08-25 Sold (Public Records) $50,000 Public Records
• 2020-08-19 Sold (MLS) $50,000 CARMLS
• 2020-07-31 Pending — CARMLS
• 2020-07-30 Relisted — CARMLS
• 2020-05-11 Listing Removed — CARMLS
• 2020-03-17 Listed $59,900 CARMLS
• 2020-01-28 Listing Removed — CARMLS
• 2019-10-30 Price Changed $59,900 CARMLS
• 2019-09-08 Relisted — CARMLS
• 2019-08-31 Listing Removed — CARMLS
• 2019-08-06 Price Changed $69,900 CARMLS
• 2019-07-11 Price Changed $74,900 CARMLS
• 2019-05-30 Listed $79,900 CARMLS

Property tax history

+14.2%/yr

Latest (2025): $882 · +0.0% YoY. Source: county tax records.