1900 S Pulaski St · Little Rock, AR 72206

$90,000

3 bd · 1.5 ba · 1,354 sqft · SingleFamily public records · 67 Days on market

Built 1910 4,791 sqft lot $66/sqft · 11% above area Est $81k · 11% over

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Why this score? — see what drove the C+ 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
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 3BD/1.5BA house in Little Rock. Granite countertops in the kitchen. Fully fenced yard perfect for anyone with kids or pets. A large back deck ready for all the cookouts. No SPD. Showing are appointment only, only Monday- Friday 8:30 to 4:30. 24-hour notice required. Tenant occupied.

Key facts

• Large back deck
• Granite countertops
• Fully fenced yard

Tags

• GRANITE COUNTERTOPS
• FULLY FENCED YARD
• LARGE BACK DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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.
• Zoned schools: Washington Elementary School (math 12% / reading 8%, grade F, #429 of 454 statewide, top 96%, 319 students, 97% FRL); Dunbar Magnet Middle School (math 6% / reading 13%, grade F, #196 of 201 statewide, top 98%, 320 students, 90% FRL); Central High School (math 32% / reading 42%, grade F, #64 of 292 statewide, top 26%, 2,338 students, 53% FRL).
• Market conditions: Rents rising (+3.4%/yr); 127 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $622 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 + 3.4% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.55% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.12%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (median comp): $81,339
• List price: $90,000
• Delta: 10.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1509 W 19th St	0.11mi	2/1.0 (-1)	1,352 (-0%)	7mo	$50,000	$37	82
1517 W 15th St	0.38mi	3/2.5	1,292 (-5%)	4mo	$229,500	$178	67
1417 Wolfe St	0.49mi	2/1.0 (-1)	1,374 (+2%)	2mo	$155,000	$113	66
1806 S State St	0.36mi	3/1.0	1,464 (+8%)	3mo	$105,000	$72	65
1106 W 21 St	0.17mi	3/1.0	1,180 (-13%)	5mo	$33,500	$28	64
1872 S Gaines St	0.41mi	2/2.0 (-1)	1,410 (+4%)	5mo	$64,500	$46	63
1504 Bishop St	0.41mi	3/2.5	1,254 (-7%)	10mo	$225,000	$179	57
1502 Bishop St	0.41mi	3/2.5	1,254 (-7%)	10mo	$225,000	$179	56
316 W 22nd St	0.68mi	2/1.5 (-1)	1,263 (-7%)	2mo	$225,000	$178	50
2411 S Schiller	0.57mi	3/2.0	1,547 (+14%)	2mo	$240,000	$155	46
2018 Center St	0.69mi	2/1.0 (-1)	1,422 (+5%)	9mo	$170,000	$120	45
2220 W 22nd St	0.65mi	3/1.0	1,200 (-11%)	8mo	$130,000	$108	42

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: 16.5%
• Equity multiple: 1.67×
• Total profit: $16,862
• Equity at exit: $13,419

10-year hold

• IRR: 25.4%
• Equity multiple: 3.25×
• Total profit: $56,657
• Equity at exit: $7,782

Cash invested: $25,200 (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: 127
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$472
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $486

Break-even live

Break-even rent $777

Max offer price $90,000

Occupancy floor 60%

Sensitivity live

Price	-10% $536	-5% $511	+0% $486	+5% $460	+10% $435
Rent	-10% $376	-5% $431	+0% $486	+5% $540	+10% $595
Rate	-1.0pp $531	-0.5pp $508	base $486	+0.5pp $462	+1.0pp $438

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	25d	1	0.20mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	45d	1	0.22mi
1921 Wolfe St Unit A Little Rock, AR	2.0	2.0	875	$875	$1.00	25d	1	0.27mi
1906 S State St Little Rock, AR	2.0	2.0	1160	$1,895	$1.63	45d	1	0.31mi
1908 S State St Little Rock, AR	2.0	2.0	1160	$1,650	$1.42	45d	1	0.31mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	25d	1	0.45mi
2113 W 19th St Little Rock, AR	2.0	1.0	1703	$1,300	$0.76	45d	1	0.51mi
2610 S Izard St Little Rock, AR	3.0	2.0	1136	$1,150	$1.01	45d	1	0.58mi
2616 S Izard St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	45d	1	0.59mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	45d	1	0.70mi
313 W 23rd St Little Rock, AR	3.0	2.0	1134	$925	$0.82	25d	1	0.71mi
2323 S Spring St Little Rock, AR	3.0	2.0	1070	$1,100	$1.03	45d	1	0.72mi
926 W 29th St Little Rock, AR	3.0	1.0	1229	$1,050	$0.85	25d	1	0.72mi
2604 Broadway St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	25d	1	0.73mi
1500 Center St Unit 5 Little Rock, AR	2.0	1.5	1100	$1,295	$1.18	45d	1	0.74mi
2014 S Louisiana St Unit 3 Little Rock, AR	2.0	1.0	900	$1,350	$1.50	45d	1	0.74mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	45d	1	0.84mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	25d	1	0.84mi
1212 Center St Little Rock, AR	2.0	2.0	1200	$1,750	$1.46	25d	1	0.84mi
201 E 17th St Little Rock, AR	2.0	1.5	1124	$1,550	$1.38	15d	1	0.90mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	25d	1	0.95mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	25d	1	0.96mi
2900 Center St Little Rock, AR	3.0	1.0	1456	$1,050	$0.72	45d	1	0.96mi
717 W 32nd St Unit A and B Little Rock, AR	3.0	2.5	1300	$1,550	$1.19	15d	1	0.98mi
3222 Bishop St Unit B Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	25d	1	0.99mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,250	$0.80	45d	1	1.04mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,295	$0.83	15d	1	1.04mi
2318 Rock St Little Rock, AR	2.0	2.0	1358	$2,300	$1.69	45d	1	1.05mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	45d	1	1.06mi
421 W 32nd St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	20d	1	1.08mi
1004 Scott St Unit 1 Little Rock, AR	2.0	1.0	1398	$1,395	$1.00	25d	1	1.09mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	25d	1	1.12mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	45d	1	1.12mi
3015 Main St Little Rock, AR	4.0	2.0	1658	$2,350	$1.42	45d	1	1.13mi
3333 Broadway St Little Rock, AR	3.0	1.0	918	$925	$1.01	20d	1	1.14mi
2708 Rock St Little Rock, AR	3.0	1.0	1114	$875	$0.79	22d	1	1.16mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	20d	1	1.18mi
606 E 21st St Little Rock, AR	3.0	2.0	1652	$1,600	$0.97	20d	1	1.21mi
324 S Schiller St Little Rock, AR	3.0	2.0	1352	$1,995	$1.48	25d	1	1.25mi
306 S Schiller St Little Rock, AR	3.0	2.0	1037	$1,795	$1.73	45d	1	1.26mi

Listing history 50 events

1. 2026-06-21
   days on market $90,000 Active 67 DOM
2. 2026-06-18
   days on market $90,000 Active 64 DOM
3. 2026-06-17
   days on market $90,000 Active 63 DOM
4. 2026-06-16
   days on market $90,000 Active 62 DOM
5. 2026-06-15
   days on market $90,000 Active 61 DOM
6. 2026-06-14
   days on market $90,000 Active 59 DOM
7. 2026-06-13
   days on market $90,000 Active 58 DOM
8. 2026-06-10
   days on market $90,000 Active 56 DOM
9. 2026-06-09
   days on market $90,000 Active 55 DOM
10. 2026-06-08
    days on market $90,000 Active 54 DOM
11. 2026-06-05
    days on market $90,000 Active 50 DOM
12. 2026-06-03
    days on market $90,000 Active 49 DOM
13. 2026-06-02
    days on market $90,000 Active 48 DOM
14. 2026-06-01
    days on market $90,000 Active 47 DOM
15. 2026-05-31
    days on market $90,000 Active 46 DOM
16. 2026-05-31
    days on market $90,000 Active 45 DOM
17. 2026-04-15
    listed $90,000 New Listing 298-char remark

    Show marketing remark (298 chars)

    Check out this 3BD/1.5BA house in Little Rock. Granite countertops in the kitchen. Fully fenced yard perfect for anyone with kids or pets. A large back deck ready for all the cookouts. No SPD. Showing are appointment only, only Monday- Friday 8:30 to 4:30. 24-hour notice required. Tenant occupied.

18. 2025-09-30
    historical
19. 2025-08-29
    price $100,000
20. 2025-08-20
    price $105,000
21. 2025-03-06
    listed $120,000 New Listing
22. 2024-11-21
    historical
23. 2024-10-08
    historical $975
24. 2024-08-31
    listed $975
25. 2024-08-15
    price $120,000
26. 2024-07-17
    price $130,000
27. 2024-05-20
    listed $140,000 New Listing
28. 2024-05-01
    historical $1,100
29. 2024-04-12
    price $1,100
30. 2024-03-08
    price $1,150
31. 2024-02-17
    listed $1,200
32. 2023-05-16
    soldstatus $149,500 Sold
33. 2023-03-23
    historical
34. 2023-03-23
    listed $149,500
35. 2022-07-08
    soldstatus $85,000
36. 2022-06-30
    soldstatus $68,000
37. 2020-11-26
    historical
38. 2020-11-23
    soldstatus $31,700 Sold
39. 2020-11-06
    historical Take Backups
40. 2020-10-22
    status Back on Market
41. 2020-10-07
    historical
42. 2020-10-06
    listed $31,500 New Listing
43. 2020-07-14
    historical
44. 2020-07-06
    price $45,000
45. 2020-06-05
    listed $51,300 New Listing
46. 2019-04-29
    historical
47. 2019-04-10
    historical Take Backups
48. 2019-02-12
    price $82,500
49. 2019-01-11
    listed $83,000 New Listing
50. 2018-01-23
    status Under Contract

ⓘ 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: $1,250 · $104/mo
• Projected year-2 tax: $1,250 · $104/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: $16,696
• − Mortgage interest: −$5,041
• − Property taxes: −$1,250
• − Insurance: −$450
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$2,618
• Taxable income: $4,665
• Est. tax owed @ 24.0%: −$1,120
• After-tax cash flow: $4,707/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

+233.3% since first listed

41 events — show timeline

• 2026-04-15 Listed $90,000 CARMLS
• 2025-09-30 Listing Removed — CARMLS
• 2025-08-29 Price Changed $100,000 CARMLS
• 2025-08-20 Price Changed $105,000 CARMLS
• 2025-03-06 Listed $120,000 CARMLS
• 2024-11-21 Listing Removed — CARMLS
• 2024-10-08 Rental Removed $975 CARMLS
• 2024-08-31 Listed for Rent $975 CARMLS
• 2024-08-15 Price Changed $120,000 CARMLS
• 2024-07-17 Price Changed $130,000 CARMLS
• 2024-05-20 Listed $140,000 CARMLS
• 2024-05-01 Rental Removed $1,100 CARMLS
• 2024-04-12 Price Changed $1,100 CARMLS
• 2024-03-08 Price Changed $1,150 CARMLS
• 2024-02-17 Listed for Rent $1,200 CARMLS
• 2023-05-16 Sold (MLS) $149,500 CARMLS
• 2023-03-23 Listed $149,500 CARMLS
• 2023-03-23 Listing Removed — CARMLS
• 2022-07-08 Sold (Public Records) $85,000 Public Records
• 2022-06-30 Sold (Public Records) $68,000 Public Records
• 2020-11-26 Listing Removed — CARMLS
• 2020-11-23 Sold (MLS) $31,700 CARMLS
• 2020-11-06 Contingent — CARMLS
• 2020-10-22 Relisted — CARMLS
• 2020-10-07 Listing Removed — CARMLS
• 2020-10-06 Listed $31,500 CARMLS
• 2020-07-14 Listing Removed — CARMLS
• 2020-07-06 Price Changed $45,000 CARMLS
• 2020-06-05 Listed $51,300 CARMLS
• 2019-04-29 Listing Removed — CARMLS
• 2019-04-10 Contingent — CARMLS
• 2019-02-12 Price Changed $82,500 CARMLS
• 2019-01-11 Listed $83,000 CARMLS
• 2018-01-23 Pending — CARMLS
• 2018-01-18 Sold (MLS) $87,000 CARMLS
• 2017-11-09 Contingent — CARMLS
• 2017-10-18 Listed $89,900 CARMLS
• 2017-05-02 Sold (MLS) $16,000 CARMLS
• 2017-04-12 Pending — CARMLS
• 2017-03-12 Price Changed $24,300 CARMLS
• 2017-01-25 Listed $27,000 CARMLS

Property tax history

+12.8%/yr

Latest (2025): $1,250 · +0.0% YoY. Source: county tax records.