4217 W 19th · Little Rock, AR 72204

$47,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 36 Days on market

Built 1950 3,920 sqft lot Est $49k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• 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

Fannie Mae owned. No disclosure available. Investor special - offered "as is" - cash only.

Key facts

• 3,920 sq ft lot
• Built 1950
• Listed 36 days

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, or cash

Exterior

• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Construction: Composition roof; Crawl space foundation; Metal/Vinyl exterior siding; Built on recorded courthouse square footage
• Exterior features: Metal/vinyl siding; Level lot; Paved road access

Interior

• Flooring: Wood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating and cooling details: Other (see remarks)
• Interior features: Wood and tile floors; Formal living room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($921 rent vs $47k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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); 190 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $325 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.
• Current owner paid $8k; list at $47k implies a 470% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,590 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.96% ✓
• Cap rate: 17.51%
• Cash-on-cash: 40.07%
• DSCR: 2.78
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $49,056
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2712 Boulevard Ave	0.68mi	2/1.0	702 (+4%)	3mo	$64,000	$91	58
2601 Boulevard Ave	0.62mi	2/1.0	702 (+4%)	8mo	$35,000	$50	57
923 S Elm	0.62mi	1/1.0 (-1)	719 (+7%)	2mo	$166,815	$232	53
4503 W 29th St	0.62mi	2/1.0	756 (+12%)	2mo	$35,000	$46	49
4823 W 22nd St	0.41mi	1/1.0 (-1)	576 (-14%)	21mo	$25,000	$43	35
2605 S Van Buren	0.72mi	2/1.0	750 (+12%)	17mo	$55,000	$73	33

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: 38.5%
• Equity multiple: 2.68×
• Total profit: $22,167
• Equity at exit: $7,008

10-year hold

• IRR: 45.8%
• Equity multiple: 5.79×
• Total profit: $63,003
• Equity at exit: $4,064

Cash invested: $13,160 (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: 190
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $921 high
• Mortgage (P&I): −$246
• Tax from tax record: −$22 /mo · $267/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $439

Break-even live

Break-even rent $365

Max offer price $47,000

Occupancy floor 47%

Sensitivity live

Price	-10% $466	-5% $453	+0% $439	+5% $426	+10% $413
Rent	-10% $367	-5% $403	+0% $439	+5% $476	+10% $512
Rate	-1.0pp $463	-0.5pp $451	base $439	+0.5pp $427	+1.0pp $415

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4613 W 23rd St Unit B Little Rock, AR	2.0	1.0	650	$1,200	$1.85	24d	1	0.35mi
3705 W 12th St Unit B Little Rock, AR	1.0	1.0	598	$650	$1.09	45d	1	0.55mi
1100 Fair Park Blvd Apt 7 Little Rock, AR	1.0	1.0	636	$550	$0.86	22d	1	0.96mi
1100 Fair Park Blvd Little Rock, AR	1.0	1.0	636	$550	$0.86	24d	2	0.97mi
422 S Brown St Little Rock, AR	1.0	1.0	550	$725	$1.32	24d	1	1.12mi
306 S Valentine St Little Rock, AR	1.0	1.0	650	$825	$1.27	45d	1	1.16mi
300 S Valentine St Ste 3 Little Rock, AR	1.0	1.0	605	$1,095	$1.81	45d	1	1.17mi
408 S Booker St Unit B Little Rock, AR	1.0	1.0	675	$850	$1.26	45d	1	1.25mi
121 N Jackson St Little Rock, AR	1.0	1.0	700	$950	$1.36	45d	1	1.36mi
1008 Kavanaugh Blvd Unit 3 Little Rock, AR	1.0	1.0	738	$795	$1.08	45d	1	1.45mi
1008 Kavanaugh Blvd Little Rock, AR	1.0	1.0	738	$795	$1.08	22d	1	1.45mi
502 Rice St Little Rock, AR	2.0	1.0	648	$925	$1.43	24d	1	1.47mi

Listing history 25 events

1. 2026-06-21
   days on market $47,000 Active 36 DOM
2. 2026-06-18
   days on market $47,000 Active 33 DOM
3. 2026-06-17
   days on market $47,000 Active 32 DOM
4. 2026-06-16
   days on market $47,000 Active 31 DOM
5. 2026-06-15
   days on market $47,000 Active 30 DOM
6. 2026-06-14
   days on market $47,000 Active 28 DOM
7. 2026-06-13
   days on market $47,000 Active 27 DOM
8. 2026-06-10
   days on market $47,000 Active 25 DOM
9. 2026-06-09
   days on market $47,000 Active 24 DOM
10. 2026-06-08
    days on market $47,000 Active 23 DOM
11. 2026-06-07
    days on market $47,000 Active 22 DOM
12. 2026-06-05
    days on market $47,000 Active 19 DOM
13. 2026-06-03
    days on market $47,000 Active 18 DOM
14. 2026-06-02
    days on market $47,000 Active 17 DOM
15. 2026-06-01
    days on market $47,000 Active 16 DOM
16. 2026-05-31
    days on market $47,000 Active 15 DOM
17. 2026-05-31
    days on market $47,000 Active 14 DOM
18. 2026-05-21
    status Back on Market
19. 2026-04-20
    status Under Contract
20. 2026-04-15
    listed $47,000 New Listing
21. 2018-11-14
    historical
22. 2018-05-23
    listed $22,500 New Listing
23. 2010-07-30
    soldstatus $8,250 100-char remark

    Show marketing remark (100 chars)

    Fannie Mae owned. No disclosure available. Investor special - offered "as is" - cash only.

24. 2010-07-13
    historical 100-char remark

    Show marketing remark (100 chars)

    Fannie Mae owned. No disclosure available. Investor special - offered "as is" - cash only.

25. 2010-04-19
    listed $8,000 100-char remark

    Show marketing remark (100 chars)

    Fannie Mae owned. No disclosure available. Investor special - offered "as is" - cash only.

ⓘ 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: $267 · $22/mo
• Projected year-2 tax: $301 · $25/mo
• Expected delta: +$34/yr (+$3/mo · 12.8%)

ⓘ 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 · 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: $11,054
• − Mortgage interest: −$2,633
• − Property taxes: −$267
• − Insurance: −$235
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$1,367
• Taxable income: $4,783
• Est. tax owed @ 24.0%: −$1,148
• After-tax cash flow: $4,125/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

+487.5% since first listed

8 events — show timeline

• 2026-05-21 Relisted — CARMLS
• 2026-04-20 Pending — CARMLS
• 2026-04-15 Listed $47,000 CARMLS
• 2018-11-14 Listing Removed — CARMLS
• 2018-05-23 Listed $22,500 CARMLS
• 2010-07-30 Sold (MLS) $8,250 CARMLS
• 2010-07-13 Listing Removed — CARMLS
• 2010-04-19 Listed $8,000 CARMLS

Property tax history

-0.5%/yr

Latest (2025): $267 · +7.6% YoY. Source: county tax records.