2116 Boulevard Ave · Little Rock, AR 72204

$60,000

3 bd · 2.0 ba · 1,170 sqft · SingleFamily public records · 75 Days on market

Built 1940 7,840 sqft lot $51/sqft · 43% below area Est $104k · 43% under ↓ 14% since listing

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

Looking for an investment property with a tenant in place? Don't miss this opportunity near University of Arkansas at Little Rock! This 3-bedroom, 1-bath home has a tenant in place, offering immediate rental income. Features include a large backyard, carport and a large utility room. Located in a convenient location close to campus, shopping, and major routes. No seller property disclosure. Buyers are encouraged to measure square footage and lot size. Showings require 24 hours notice; do not disturb tenant.

Key facts

• Large backyard
• Carport
• Convenient location

Tags

• LARGE BACKYARD
• CARPORT
• LARGE UTILITY ROOM
• CONVENIENT LOCATION

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$104,350) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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 fast (+4.9%/yr); 190 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); 48% 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 35% 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1940 — 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: 2.01% ✓
• Cap rate: 17.44%
• Cash-on-cash: 39.79%
• DSCR: 2.77
• GRM: 4.1

CMA / ARV

• ARV (median comp): $104,350
• List price: $60,000
• Delta: -42.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1516 S Harrison St	0.41mi	3/2.0	1,212 (+4%)	1mo	$145,000	$120	74
1418 S Harrison St	0.44mi	3/1.5	1,161 (-1%)	3mo	$112,000	$96	74
1712 Pinewood Dr	0.26mi	2/1.5 (-1)	1,106 (-6%)	4mo	$85,000	$77	69
1720 Green Meadow Dr	0.21mi	3/1.0	1,020 (-13%)	4mo	$103,500	$101	61
1001 S Monroe St	0.71mi	3/1.0	1,160 (-1%)	2mo	$130,000	$112	60
4523 W 23rd St	0.30mi	3/1.0	1,026 (-12%)	2mo	$22,000	$21	60
4211 W 24th St	0.51mi	3/1.0	1,276 (+9%)	1mo	$63,000	$49	56
1520 S Taylor St	0.51mi	3/2.0	1,050 (-10%)	6mo	$114,000	$109	54
70 Berkshire Dr	0.74mi	3/1.5	1,107 (-5%)	3mo	$115,000	$104	52
2104 S Pine St	0.68mi	2/1.0 (-1)	1,211 (+4%)	3mo	$15,500	$13	51
2923 Fair Park Blvd	0.60mi	3/1.0	1,287 (+10%)	2mo	$149,000	$116	50
5001 W 31st St	0.61mi	3/1.0	1,004 (-14%)	5mo	$10,000	$10	40

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: 38.2%
• Equity multiple: 2.67×
• Total profit: $28,135
• Equity at exit: $8,946

10-year hold

• IRR: 45.7%
• Equity multiple: 5.78×
• Total profit: $80,319
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$315
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $557

Break-even live

Break-even rent $503

Max offer price $60,000

Occupancy floor 49%

Sensitivity live

Price	-10% $591	-5% $574	+0% $557	+5% $540	+10% $523
Rent	-10% $462	-5% $509	+0% $557	+5% $605	+10% $653
Rate	-1.0pp $587	-0.5pp $572	base $557	+0.5pp $542	+1.0pp $526

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	24d	1	0.18mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	44d	1	0.28mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	24d	1	0.36mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	44d	1	0.38mi
1701 Fair Park Blvd Little Rock, AR	2.0	1.0	1170	$1,050	$0.90	44d	1	0.40mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	44d	1	0.45mi
4816 W 30th St Little Rock, AR	2.0	1.0	1217	$1,150	$0.94	20d	1	0.50mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	44d	1	0.51mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	44d	1	0.56mi
3000 S Tyler St Little Rock, AR	3.0	1.5	1258	$1,250	$0.99	24d	1	0.57mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	22d	1	0.57mi
5005 W 31st St Little Rock, AR	3.0	2.0	1240	$1,215	$0.98	44d	1	0.58mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	24d	1	0.60mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	24d	1	0.66mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.73mi
58 Berkshire Dr Little Rock, AR	3.0	1.5	1304	$1,250	$0.96	24d	1	0.78mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	44d	1	0.80mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	20d	1	0.82mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	22d	1	0.82mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	15d	1	0.93mi
1511 S Cleveland St Little Rock, AR	3.0	2.0	1200	$1,295	$1.08	24d	1	0.95mi
32 Barbara Dr Little Rock, AR	3.0	2.0	1201	$1,195	$1.00	24d	1	0.95mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	24d	1	0.97mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	22d	1	0.97mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	44d	1	0.97mi
107 Broadmoor Dr Little Rock, AR	3.0	1.0	1202	$1,025	$0.85	44d	1	1.00mi
99 Broadmoor Dr Little Rock, AR	3.0	1.5	1224	$1,195	$0.98	44d	1	1.02mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	24d	1	1.03mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	24d	1	1.03mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	44d	1	1.06mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	44d	1	1.06mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	44d	1	1.13mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	44d	1	1.13mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	15d	1	1.16mi
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	44d	1	1.18mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	20d	1	1.23mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	44d	1	1.25mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	1.26mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	24d	1	1.29mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	24d	1	1.30mi

Listing history 20 events

1. 2026-06-21
   days on market $60,000 Active 75 DOM
2. 2026-06-18
   days on market $60,000 Active 72 DOM
3. 2026-06-17
   days on market $60,000 Active 71 DOM
4. 2026-06-16
   days on market $60,000 Active 70 DOM
5. 2026-06-15
   days on market $60,000 Active 69 DOM
6. 2026-06-14
   days on market $60,000 Active 67 DOM
7. 2026-06-13
   days on market $60,000 Active 66 DOM
8. 2026-06-10
   days on market $60,000 Active 64 DOM
9. 2026-06-09
   days on market $60,000 Active 63 DOM
10. 2026-06-08
    days on market $60,000 Active 62 DOM
11. 2026-06-05
    days on market $60,000 Active 58 DOM
12. 2026-06-03
    days on market $60,000 Active 57 DOM
13. 2026-06-02
    days on market $60,000 Active 56 DOM
14. 2026-06-01
    days on market $60,000 Active 55 DOM
15. 2026-05-31
    days on market $60,000 Active 54 DOM
16. 2026-05-31
    days on market $60,000 Active 53 DOM
17. 2026-05-12
    price $60,000 512-char remark

    Show marketing remark (512 chars)

    Looking for an investment property with a tenant in place? Don't miss this opportunity near University of Arkansas at Little Rock! This 3-bedroom, 1-bath home has a tenant in place, offering immediate rental income. Features include a large backyard, carport and a large utility room. Located in a convenient location close to campus, shopping, and major routes. No seller property disclosure. Buyers are encouraged to measure square footage and lot size. Showings require 24 hours notice; do not disturb tenant.

18. 2026-04-23
    price $63,000 512-char remark

    Show marketing remark (512 chars)

    Looking for an investment property with a tenant in place? Don't miss this opportunity near University of Arkansas at Little Rock! This 3-bedroom, 1-bath home has a tenant in place, offering immediate rental income. Features include a large backyard, carport and a large utility room. Located in a convenient location close to campus, shopping, and major routes. No seller property disclosure. Buyers are encouraged to measure square footage and lot size. Showings require 24 hours notice; do not disturb tenant.

19. 2026-04-12
    price $65,000 512-char remark

    Show marketing remark (512 chars)

    Looking for an investment property with a tenant in place? Don't miss this opportunity near University of Arkansas at Little Rock! This 3-bedroom, 1-bath home has a tenant in place, offering immediate rental income. Features include a large backyard, carport and a large utility room. Located in a convenient location close to campus, shopping, and major routes. No seller property disclosure. Buyers are encouraged to measure square footage and lot size. Showings require 24 hours notice; do not disturb tenant.

20. 2026-04-07
    listed $69,999 New Listing 512-char remark

    Show marketing remark (512 chars)

    Looking for an investment property with a tenant in place? Don't miss this opportunity near University of Arkansas at Little Rock! This 3-bedroom, 1-bath home has a tenant in place, offering immediate rental income. Features include a large backyard, carport and a large utility room. Located in a convenient location close to campus, shopping, and major routes. No seller property disclosure. Buyers are encouraged to measure square footage and lot size. Showings require 24 hours notice; do not disturb tenant.

ⓘ 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: $695 · $58/mo
• Projected year-2 tax: $695 · $58/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $14,502
• − Mortgage interest: −$3,361
• − Property taxes: −$695
• − Insurance: −$300
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$1,745
• Taxable income: $6,080
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $5,226/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

-14.3% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $60,000 CARMLS
• 2026-04-23 Price Changed $63,000 CARMLS
• 2026-04-12 Price Changed $65,000 CARMLS
• 2026-04-07 Listed $69,999 CARMLS

Property tax history

+4.9%/yr

Latest (2025): $695 · +8.7% YoY. Source: county tax records.