2714 Bishop St · Little Rock, AR 72206

$37,500

4 bd · 2.0 ba · 1,258 sqft · SingleFamily public records · 1 Days on market

Built 1950

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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 +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a duplex, with living room, bedroom, bathroom, kitchen and dining area on each side. It is currently leased to two long-term renters. Great investment property, or a place to remodel.

Key facts

• Built 1950

Property features AI

Exterior

• Home design: Single-family property built in 1950
• Construction: Built in 1950
• Exterior features: Located in the South End subdivision

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $819 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Cap rate 32.5% 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.
• 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) — zoned schools average 93% FRL vs 69% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 24% district-wide (-15 pts) — the specific schools serving this property underperform the Little Rock School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.4%/yr); 126 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $259 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 + 3.4% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $22k; list at $38k implies a 68% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,500

Questions for the listing agent

1. Built in 1950 — 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. 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.
5. 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.
6. 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: 3.65% ✓
• Cap rate: 32.49%
• Cash-on-cash: 93.56%
• DSCR: 5.16
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $80,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3007 S Battery St	0.23mi	3/1.0 (-1)	1,244 (-1%)	10mo	$15,000	$12	70
1520 34th St	0.45mi	3/1.0 (-1)	1,279 (+2%)	2mo	$146,000	$114	66
3200 S Smt	0.39mi	4/2.0	1,259 (+0%)	20mo	$49,900	$40	65
3101 S Battery St	0.28mi	3/1.0 (-1)	1,267 (+1%)	15mo	$35,000	$28	64
2925 S Chester St	0.37mi	3/1.5 (-1)	1,301 (+3%)	8mo	$68,500	$53	63
2615 Martin Luther King Dr	0.12mi	4/1.0	1,106 (-12%)	18mo	$12,500	$11	55
3100 S Arch St	0.66mi	4/1.5	1,306 (+4%)	10mo	$118,000	$90	53
1106 W 21 St	0.55mi	3/1.0 (-1)	1,180 (-6%)	5mo	$33,500	$28	51
2220 W 22nd St	0.65mi	3/1.0 (-1)	1,200 (-5%)	8mo	$130,000	$108	46
2121 S Park St	0.55mi	3/2.0 (-1)	1,120 (-11%)	19mo	$107,000	$96	35
2105 Howard St	0.63mi	3/1.0 (-1)	1,176 (-6%)	20mo	$74,999	$64	34
3008 S State St	0.51mi	3/1.5 (-1)	1,080 (-14%)	17mo	$114,973	$106	32

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: 94.8%
• Equity multiple: 5.44×
• Total profit: $46,582
• Equity at exit: $5,591

10-year hold

• IRR: 97.6%
• Equity multiple: 11.46×
• Total profit: $109,848
• Equity at exit: $3,242

Cash invested: $10,500 (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: 126
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$197
• Tax from tax record: −$51 /mo · $606/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $819

Break-even live

Break-even rent $333

Max offer price $37,500

Occupancy floor 35%

Sensitivity live

Price	-10% $840	-5% $829	+0% $819	+5% $808	+10% $797
Rent	-10% $710	-5% $765	+0% $819	+5% $873	+10% $927
Rate	-1.0pp $837	-0.5pp $828	base $819	+0.5pp $809	+1.0pp $799

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
926 W 29th St Little Rock, AR	3.0	1.0	1229	$1,050	$0.85	25d	1	0.32mi
3222 Bishop St Unit B Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	25d	1	0.35mi
2616 S Izard St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	45d	1	0.40mi
2610 S Izard St Little Rock, AR	3.0	2.0	1136	$1,150	$1.01	45d	1	0.41mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	45d	1	0.45mi
717 W 32nd St Unit A and B Little Rock, AR	3.0	2.5	1300	$1,550	$1.19	15d	1	0.57mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	25d	1	0.60mi
2604 Broadway St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	25d	1	0.67mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	45d	1	0.68mi
421 W 32nd St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	20d	1	0.77mi
3333 Broadway St Little Rock, AR	3.0	1.0	918	$925	$1.01	20d	1	0.78mi
2900 Center St Little Rock, AR	3.0	1.0	1456	$1,050	$0.72	45d	1	0.82mi
2323 S Spring St Little Rock, AR	3.0	2.0	1070	$1,100	$1.03	45d	1	0.83mi
313 W 23rd St Little Rock, AR	3.0	2.0	1134	$925	$0.82	25d	1	0.86mi
3015 Main St Little Rock, AR	4.0	2.0	1658	$2,350	$1.42	45d	1	0.98mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	25d	1	0.98mi
2708 Rock St Little Rock, AR	3.0	1.0	1114	$875	$0.79	22d	1	1.17mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	25d	1	1.24mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	20d	1	1.29mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	45d	1	1.34mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	25d	1	1.37mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	45d	1	1.37mi
606 E 21st St Little Rock, AR	3.0	2.0	1652	$1,600	$0.97	20d	1	1.44mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	45d	1	1.45mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	15d	1	1.46mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,295	$0.83	15d	1	1.47mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,250	$0.80	45d	1	1.47mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	45d	1	1.49mi

Listing history 2 events

1. 2026-05-26
   listed $37,500 Active
2. 2001-12-27
   soldstatus $22,270

ⓘ 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: $606 · $51/mo
• Projected year-2 tax: $606 · $51/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 11% 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: $16,426
• − Mortgage interest: −$2,101
• − Property taxes: −$606
• − Insurance: −$188
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$1,091
• Taxable income: $9,813
• Est. tax owed @ 24.0%: −$2,355
• After-tax cash flow: $7,468/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

+68.4% since first listed

2 events — show timeline

• 2026-05-26 Listed $37,500 FSBO.com
• 2001-12-27 Sold (Public Records) $22,270 Public Records

Property tax history

+0.7%/yr

Latest (2025): $606 · +7.7% YoY. Source: county tax records.