2921 W 17th St · Little Rock, AR 72204

$130,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 7 Days on market

Built 1930 6,969 sqft lot

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Why this score? — see what drove the D 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable totally updated and move in ready with the ultimate comfort. One level 2 bedroom 1 bath home on level lot. Spacious living room with lots of natural light. Formal dining and kitchen has all new stainless steel appliances. Outside storage building. Short distance to Central High School. Roof replaced 2022.

Key facts

• Stainless appliances
• Level lot
• Move in ready

Tags

• MOVE IN READY
• LEVEL LOT
• TONS OF NATURAL LIGHT
• GRANITE COUNTERTOPS
• STAINLESS APPLIANCES
• ROOF REPLACED

Property features AI

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas; Cable TV available
• Home design: Metal/vinyl siding
• Construction: Composition roof; Crawl space foundation
• Exterior features: Level lot; Paved road access; Approximately 98' x 70' lot (about 0.16 acres); Inside city limits

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Dishwasher; Garbage disposal
• Flooring: Carpet; Tile; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Carpet, tile, and luxury vinyl flooring; Great room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $49 ($592/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (17.0% below list).
• Recommended offer: $108k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 32% 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 $899 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 1930 — 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 $107,851 (17.0% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $51,744
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3407 W 12 St	0.45mi	2/1.0	922 (-0%)	6mo	$30,000	$33	74
1613 Johnson St	0.09mi	3/1.0 (+1)	902 (-2%)	19mo	$103,000	$114	71
2013 S Maple St	0.50mi	2/1.0	936 (+1%)	12mo	$8,000	$9	65
3015 W 24th	0.42mi	2/1.0	896 (-3%)	16mo	$50,000	$56	62
1912 Booker St	0.14mi	2/1.0	816 (-12%)	16mo	$111,000	$136	61
3224 W 13th St	0.35mi	2/1.0	870 (-6%)	18mo	$100,000	$115	59
2401 S Pine St	0.72mi	2/1.0	896 (-3%)	4mo	$15,000	$17	58
2100 Brown St	0.33mi	3/1.5 (+1)	942 (+2%)	23mo	$70,000	$74	55
3015 W 15th St	0.15mi	3/1.0 (+1)	1,016 (+10%)	22mo	$55,000	$54	53
2101 21st	0.65mi	2/1.0	967 (+5%)	21mo	$35,000	$36	44

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: -11.8%
• Equity multiple: 0.56×
• Total profit: $-15,853
• Equity at exit: $19,383

10-year hold

• IRR: -0.3%
• Equity multiple: 0.97×
• Total profit: $-919
• Equity at exit: $11,240

Cash invested: $36,400 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,079 high
• Mortgage (P&I): −$682
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $49

Break-even live

Break-even rent $1,016

Max offer price $130,000

Occupancy floor 90%

Sensitivity live

Price	-10% $123	-5% $86	+0% $49	+5% $13	+10% $-24
Rent	-10% $-36	-5% $7	+0% $49	+5% $92	+10% $135
Rate	-1.0pp $115	-0.5pp $82	base $49	+0.5pp $16	+1.0pp $-19

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	25d	1	0.09mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	16d	1	0.20mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	45d	1	0.41mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	25d	1	0.44mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	45d	1	0.45mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	25d	1	0.45mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	45d	1	0.46mi
901 Johnson St Unit B Little Rock, AR	1.0	1.0	800	$695	$0.87	45d	1	0.52mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	45d	1	0.57mi
3705 W 12th St Unit B Little Rock, AR	1.0	1.0	598	$650	$1.09	45d	1	0.58mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	45d	1	0.59mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	23d	1	0.67mi
1318 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	23d	1	0.68mi
1320 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	23d	1	0.68mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	25d	1	0.75mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	45d	1	0.85mi
1724 W 19th St Apt 3 Little Rock, AR	1.0	1.0	828	$950	$1.15	45d	1	0.85mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	25d	1	0.85mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	45d	1	0.87mi
1921 Wolfe St Unit A Little Rock, AR	2.0	2.0	875	$875	$1.00	25d	1	0.87mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	25d	1	0.87mi
408 S Booker St Unit B Little Rock, AR	1.0	1.0	675	$850	$1.26	45d	1	0.88mi
408 Booker St Little Rock, AR	2.0	2.0	936	$1,350	$1.44	45d	1	0.88mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	45d	1	0.88mi
422 S Brown St Little Rock, AR	1.0	1.0	550	$725	$1.32	25d	1	0.89mi
502 Rice St Little Rock, AR	2.0	1.0	648	$925	$1.43	25d	1	0.89mi
128 S Woodrow St Unit N Little Rock, AR	1.0	1.0	765	$895	$1.17	45d	1	1.00mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	25d	1	1.01mi
217 Thayer St Apt B Little Rock, AR	1.0	1.0	750	$1,500	$2.00	25d	1	1.02mi
306 S Valentine St Little Rock, AR	1.0	1.0	650	$825	$1.27	45d	1	1.07mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	45d	1	1.08mi
300 S Valentine St Ste 3 Little Rock, AR	1.0	1.0	605	$1,095	$1.81	45d	1	1.08mi
4613 W 23rd St Unit B Little Rock, AR	2.0	1.0	650	$1,200	$1.85	25d	1	1.10mi
306 S Schiller St Little Rock, AR	3.0	2.0	1037	$1,795	$1.73	45d	1	1.11mi
1008 Kavanaugh Blvd Unit 3 Little Rock, AR	1.0	1.0	738	$795	$1.08	45d	1	1.12mi
1008 Kavanaugh Blvd Little Rock, AR	1.0	1.0	738	$795	$1.08	23d	1	1.12mi
3409 W Markham St Little Rock, AR	1.0	1.0	950	$995	$1.05	25d	1	1.13mi
223 S Park St Apt A Little Rock, AR	1.0	1.0	600	$1,095	$1.82	21d	1	1.13mi
109 Barton St Little Rock, AR	2.0	1.0	880	$750	$0.85	25d	1	1.16mi
3825 W Markham St Little Rock, AR	2.0	1.0	950	$1,095	$1.15	45d	1	1.23mi

Listing history 6 events

1. 2026-06-21
   statusdays on market $130,000 Active 7 DOM
2. 2026-06-18
   days on market $130,000 New Listing 4 DOM
3. 2026-06-17
   days on market $130,000 New Listing 3 DOM
4. 2026-06-16
   days on market $130,000 New Listing 2 DOM
5. 2026-06-15
   remarks 347-char remark
6. 2026-06-15
   listed $130,000 New Listing 1 DOM

ⓘ 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: $801 · $67/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$31/yr (+$3/mo · 3.8%)

ⓘ 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 3/10 Moderate
• 🌡 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: $12,942
• − Mortgage interest: −$7,282
• − Property taxes: −$801
• − Insurance: −$650
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$3,782
• Taxable loss: −$1,644
• Est. tax savings @ 24.0%: +$395
• After-tax cash flow: $987/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

+170.8% since first listed

9 events — show timeline

• 2026-06-14 Listed $130,000 CARMLS
• 2022-05-16 Sold (Public Records) $130,000 Public Records
• 2022-05-14 Pending — CARMLS
• 2022-05-13 Sold (MLS) $130,000 CARMLS
• 2022-04-08 Contingent — CARMLS
• 2022-04-05 Listed $114,900 CARMLS
• 2021-12-02 Sold (MLS) $40,000 CARMLS
• 2021-11-20 Contingent — CARMLS
• 2021-11-16 Listed $48,000 CARMLS

Property tax history

+8.7%/yr

Latest (2025): $801 · +0.0% YoY. Source: county tax records.