115 N Taylor St St · Little Rock, AR 72205

$1,900,000

729 bd · None ba · 16,143 sqft · MultiFamily · 162 Days on market

Built 1955 0.76 ac lot $118/sqft · 69% above area

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 27 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This 27-unit multi-family complex presents an excellent investment opportunity, with each unit offering 1 bedroom and 1 bathroom. Recent improvements, including updated interiors and new HVAC systems, enhance both efficiency and tenant appeal while minimizing future maintenance costs. Ideally located in Little Rock’s Midtown area, the property is within walking distance of shops, dining, and entertainment, and is close to schools, healthcare facilities, and major roadways that provide quick access to downtown and surrounding areas. With its modern upgrades and sought-after location, this property stands out as a strong addition to any investment portfolio. Agents see remarks.

Key facts

• Close to schools
• New hvac systems
• Updated interiors

Tags

• UPDATED INTERIORS
• NEW HVAC SYSTEMS
• WALKING DISTANCE OF SHOPS
• WALKING DISTANCE OF DINING
• CLOSE TO SCHOOLS
• CLOSE TO HEALTHCARE FACILITIES

What this means for you Summary

Snapshot

• This is a 27 × 1-bed/1-bath units multifamily listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $5k ($59k/yr) — positive. Per door: $183/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $1.90M).
• Recommended offer: $1.67M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+2.4%/yr); 116 active listings in the ZIP; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• At $22,859/mo this rent would consume 401% of the median local household income ($68k/yr) (locally 1073% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $13k of loan paydown is wiped out by about $57k 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

• It's been on market 162 days — a 12% lower offer ($1.67M) is reasonable based on typical stale-listing flexibility.
• 19 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 1955 — 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 $1,672,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $1,123,013
• List price: $1,900,000
• Delta: 69.19%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.4% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.99×
• Total profit: $-7,380
• Equity at exit: $283,296

10-year hold

• IRR: 8.7%
• Equity multiple: 1.65×
• Total profit: $343,525
• Equity at exit: $164,277

Cash invested: $532,000 (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 72205

• Rents YoY: 2.4%
• Active inventory: 116
• Price-to-rent: 187.0×

Monthly cashflow live

• Estimated rent: $22,859 high
• Mortgage (P&I): −$9,964
• Tax est. 1.5%: −$2,375 /mo · $28,500/yr
• Insurance: −$792
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,800
• Net cashflow: $4,928

Break-even live

Break-even rent $16,621

Max offer price $1,900,000

Occupancy floor 73%

Sensitivity live

Price	-10% $6,241	-5% $5,585	+0% $4,928	+5% $4,272	+10% $3,615
Rent	-10% $3,122	-5% $4,025	+0% $4,928	+5% $5,831	+10% $6,734
Rate	-1.0pp $5,885	-0.5pp $5,411	base $4,928	+0.5pp $4,436	+1.0pp $3,935

27-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 27× units	1	1	$22,869
Total (27 units)			$22,859

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: $475,000
• Closing costs: $57,000
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $1,900,000 Active 162 DOM
2. 2026-06-17
   days on market $1,900,000 Active 161 DOM
3. 2026-06-16
   days on market $1,900,000 Active 160 DOM
4. 2026-06-15
   days on market $1,900,000 Active 159 DOM
5. 2026-06-14
   days on market $1,900,000 Active 157 DOM
6. 2026-06-13
   days on market $1,900,000 Active 156 DOM
7. 2026-06-10
   days on market $1,900,000 Active 154 DOM
8. 2026-06-09
   days on market $1,900,000 Active 153 DOM
9. 2026-06-08
   days on market $1,900,000 Active 152 DOM
10. 2026-06-05
    days on market $1,900,000 Active 148 DOM
11. 2026-06-03
    days on market $1,900,000 Active 147 DOM
12. 2026-06-02
    days on market $1,900,000 Active 146 DOM
13. 2026-06-01
    days on market $1,900,000 Active 145 DOM
14. 2026-05-31
    days on market $1,900,000 Active 144 DOM
15. 2026-05-31
    days on market $1,900,000 Active 143 DOM
16. 2026-01-06
    listed $1,900,000 New Listing 690-char remark

    Show marketing remark (690 chars)

    This 27-unit multi-family complex presents an excellent investment opportunity, with each unit offering 1 bedroom and 1 bathroom. Recent improvements, including updated interiors and new HVAC systems, enhance both efficiency and tenant appeal while minimizing future maintenance costs. Ideally located in Little Rock’s Midtown area, the property is within walking distance of shops, dining, and entertainment, and is close to schools, healthcare facilities, and major roadways that provide quick access to downtown and surrounding areas. With its modern upgrades and sought-after location, this property stands out as a strong addition to any investment portfolio. Agents see remarks.

17. 2026-01-01
    historical
18. 2025-08-30
    historical $800
19. 2025-08-23
    listed $1,900,000 New Listing
20. 2025-06-30
    listed $800
21. 2025-06-29
    historical $800
22. 2025-03-12
    listed $800
23. 2025-03-11
    historical
24. 2025-02-19
    historical $750
25. 2024-12-03
    historical Take Backups
26. 2024-11-15
    status Under Contract
27. 2024-11-15
    listed $1,995,000 New Listing
28. 2024-10-15
    price $750
29. 2024-07-19
    historical $900
30. 2024-07-18
    listed $900
31. 2024-07-14
    listed $900
32. 2024-07-12
    historical $900
33. 2024-06-27
    listed $900
34. 2024-04-27
    historical $950
35. 2024-04-16
    historical $950
36. 2024-04-16
    listed $950
37. 2024-04-15
    historical
38. 2024-04-10
    listed $950
39. 2024-04-10
    historical $600
40. 2024-01-30
    price $600
41. 2024-01-04
    listed $650
42. 2023-12-16
    price $2,350,000
43. 2023-11-29
    historical $650
44. 2023-11-24
    listed $650
45. 2023-10-14
    price $2,450,000
46. 2023-08-30
    price $2,500,000
47. 2023-08-29
    historical $650
48. 2023-08-24
    listed $650
49. 2023-07-28
    listed $2,600,000 New Listing
50. 2022-12-22
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $274,308
• − Mortgage interest: −$106,430
• − Property taxes: −$28,500
• − Insurance: −$9,500
• − Repairs & maintenance: −$21,945
• − Management: −$21,945
• − Depreciation: −$55,273
• Taxable income: $30,716
• Est. tax owed @ 24.0%: −$7,372
• After-tax cash flow: $51,766/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): 23,043
• Household income: $68,415
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1073.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Tagalog/Filipino 1% Other Indo-European 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: ▼ -243.61%
• Current HPI: 215.0083
• Rent YoY: ▲ 2.40%
• 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

+17.3% since first listed

47 events — show timeline

• 2026-01-06 Listed $1,900,000 CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-08-30 Rental Removed $800 BUILDIUM
• 2025-08-23 Listed $1,900,000 CARMLS
• 2025-06-30 Listed for Rent $800 BUILDIUM
• 2025-06-29 Rental Removed $800 BUILDIUM
• 2025-03-12 Listed for Rent $800 BUILDIUM
• 2025-03-11 Listing Removed — CARMLS
• 2025-02-19 Rental Removed $750 BUILDIUM
• 2024-12-03 Contingent — CARMLS
• 2024-11-15 Pending — CARMLS
• 2024-11-15 Listed $1,995,000 CARMLS
• 2024-10-15 Price Changed $750 BUILDIUM
• 2024-07-19 Rental Removed $900 LEASESTAR
• 2024-07-18 Listed for Rent $900 LEASESTAR
• 2024-07-14 Listed for Rent $900 BUILDIUM
• 2024-07-12 Rental Removed $900 BUILDIUM
• 2024-06-27 Listed for Rent $900 BUILDIUM
• 2024-04-27 Rental Removed $950 APPFOLIO
• 2024-04-16 Rental Removed $950 APPFOLIO
• 2024-04-16 Listed for Rent $950 APPFOLIO
• 2024-04-15 Listing Removed — CARMLS
• 2024-04-10 Listed for Rent $950 APPFOLIO
• 2024-04-10 Rental Removed $600 APPFOLIO
• 2024-01-30 Price Changed $600 APPFOLIO
• 2024-01-04 Listed for Rent $650 APPFOLIO
• 2023-12-16 Price Changed $2,350,000 CARMLS
• 2023-11-29 Rental Removed $650 APPFOLIO
• 2023-11-24 Listed for Rent $650 APPFOLIO
• 2023-10-14 Price Changed $2,450,000 CARMLS
• 2023-08-30 Price Changed $2,500,000 CARMLS
• 2023-08-29 Rental Removed $650 APPFOLIO
• 2023-08-24 Listed for Rent $650 APPFOLIO
• 2023-07-28 Listed $2,600,000 CARMLS
• 2022-12-22 Listing Removed — CARMLS
• 2022-07-20 Price Changed $2,800,000 CARMLS
• 2022-07-20 Relisted — CARMLS
• 2022-06-15 Listing Removed — CARMLS
• 2022-03-14 Listed $3,100,000 CARMLS
• 2021-05-24 Sold (MLS) $1,857,500 CARMLS
• 2021-01-01 Listed $1,857,500 CARMLS
• 2018-10-22 Sold (MLS) $1,878,000 CARMLS
• 2018-08-15 Listing Removed — CARMLS
• 2018-08-01 Listed $1,878,000 CARMLS
• 2018-02-07 Sold (MLS) $1,620,000 CARMLS
• 2017-12-20 Listed $1,620,000 CARMLS
• 2017-12-20 Listing Removed — CARMLS