520 E Charles Bussey Ave · Little Rock, AR 72206

$129,000

3 bd · 1.0 ba · 1,612 sqft · SingleFamily public records · 27 Days on market

Built 1928 5,662 sqft lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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 MLS

All offers must be presented with Buyer's acknowledgement that Seller has members who are AR Real Estate Brokers. No mineral, gas, or oil rights are to be conveyed. Conveyance shall be made to buyer by Special Warranty Deed. No offers accepted without earnest money!! Title insurance & survey are at buyer's expense. Sold “As Is”, No disclosure available.

Key facts

• New framing
• New plumbing
• New hvac system

Tags

• NEW FRAMING
• NEW FOUNDATION PILLARS
• NEW ELECTRICAL WIRING
• NEW PLUMBING
• NEW HVAC SYSTEM
• NEW WINDOWS

Property features AI

Exterior

• Parking: Parking pad for 1 car
• Utilities: Public sewer; Public water; Municipal electric service
• Home design: Frame construction; Architectural shingle roof
• Construction: Crawl space foundation
• Exterior features: Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Kitchen equipment: see remarks
• Flooring: Custom flooring (see remarks)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating and cooling features (see remarks)
• Interior features: Office/Study; Custom interior details (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 (+3.4%/yr); 125 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% 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 $892 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

• It's been on market 27 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $43k; list at $129k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.15% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $269,204
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1904 Vance St	0.14mi	3/2.5	1,600 (-1%)	3mo	$349,000	$218	84
2111 Bragg St	0.15mi	4/2.0 (+1)	1,620 (+0%)	9mo	$45,000	$28	76
1314 Cumberland St	0.43mi	3/1.0	1,581 (-2%)	5mo	$210,000	$133	72
2405 Vance St	0.34mi	3/1.5	1,528 (-5%)	11mo	$39,000	$26	64
315 W 22nd St	0.55mi	3/2.0	1,717 (+6%)	1mo	$231,925	$135	58
1623 Commerce	0.16mi	3/2.0	1,400 (-13%)	10mo	$255,000	$182	58
2207 Cumberland St	0.26mi	3/2.0	1,403 (-13%)	8mo	$365,000	$260	56
1407 Hanger St	0.66mi	3/2.0	1,494 (-7%)	2mo	$177,500	$119	52
2216 Scott St	0.35mi	2/2.0 (-1)	1,411 (-12%)	8mo	$235,100	$167	48
1507 Welch	0.51mi	3/2.0	1,400 (-13%)	4mo	$255,000	$182	47
2004 S Spring St	0.57mi	3/2.0	1,740 (+8%)	11mo	$309,000	$178	47
2018 Center St	0.51mi	2/1.0 (-1)	1,422 (-12%)	9mo	$170,000	$120	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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,699
• Equity at exit: $19,234

10-year hold

• IRR: 7.4%
• Equity multiple: 1.57×
• Total profit: $20,559
• Equity at exit: $11,154

Cash invested: $36,120 (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: 125
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$676
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$54
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $261

Break-even live

Break-even rent $1,151

Max offer price $129,000

Occupancy floor 77%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 E 21st St Little Rock, AR	3.0	2.0	1652	$1,600	$0.97	19d	1	0.11mi
201 E 17th St Little Rock, AR	2.0	1.5	1124	$1,550	$1.38	14d	1	0.28mi
2318 Rock St Little Rock, AR	2.0	2.0	1358	$2,300	$1.69	43d	1	0.31mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,295	$0.83	14d	1	0.36mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,250	$0.80	43d	1	0.36mi
1500 Center St Unit 5 Little Rock, AR	2.0	1.5	1100	$1,295	$1.18	43d	1	0.55mi
2708 Rock St Little Rock, AR	3.0	1.0	1114	$875	$0.79	21d	1	0.55mi
313 W 23rd St Little Rock, AR	3.0	2.0	1134	$925	$0.82	23d	1	0.56mi
2323 S Spring St Little Rock, AR	3.0	2.0	1070	$1,100	$1.03	43d	1	0.59mi
1004 Scott St Unit 1 Little Rock, AR	2.0	1.0	1398	$1,395	$1.00	23d	1	0.63mi
1212 Center St Little Rock, AR	2.0	2.0	1200	$1,750	$1.46	23d	1	0.64mi
1322 Hanger St Little Rock, AR	4.0	1.0	1566	$1,100	$0.70	23d	1	0.67mi
2604 Broadway St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	23d	1	0.79mi
3015 Main St Little Rock, AR	4.0	2.0	1658	$2,350	$1.42	43d	1	0.81mi
2900 Center St Little Rock, AR	3.0	1.0	1456	$1,050	$0.72	43d	1	0.82mi
1906 S State St Little Rock, AR	2.0	2.0	1160	$1,895	$1.63	43d	1	0.83mi
1908 S State St Little Rock, AR	2.0	2.0	1160	$1,650	$1.42	43d	1	0.83mi
2712 Broadway St Little Rock, AR	3.0	3.0	2021	$1,695	$0.84	43d	1	0.85mi
2610 S Izard St Little Rock, AR	3.0	2.0	1136	$1,150	$1.01	43d	1	1.02mi
2616 S Izard St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	43d	1	1.03mi
315 Rock St Unit 1 Little Rock, AR	2.0	2.0	1358	$2,900	$2.14	23d	1	1.05mi
421 W 32nd St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	1.06mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	43d	1	1.13mi
926 W 29th St Little Rock, AR	3.0	1.0	1229	$1,050	$0.85	23d	1	1.19mi
717 W 32nd St Unit A and B Little Rock, AR	3.0	2.5	1300	$1,550	$1.19	14d	1	1.20mi
115 E Markham St Little Rock, AR	1.0–2.0	1.0	863	$1,480	$1.71	14d	11	1.22mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	23d	1	1.34mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	23d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $129,000 Active 27 DOM
2. 2026-06-17
   days on market $129,000 Active 26 DOM
3. 2026-06-16
   days on market $129,000 Active 25 DOM
4. 2026-06-15
   days on market $129,000 Active 24 DOM
5. 2026-06-14
   days on market $129,000 Active 22 DOM
6. 2026-06-13
   days on market $129,000 Active 21 DOM
7. 2026-06-10
   days on market $129,000 Active 19 DOM
8. 2026-06-09
   days on market $129,000 Active 18 DOM
9. 2026-06-08
   days on market $129,000 Active 17 DOM
10. 2026-06-07
    days on market $129,000 Active 16 DOM
11. 2026-06-05
    days on market $129,000 Active 13 DOM
12. 2026-06-03
    days on market $129,000 Active 12 DOM
13. 2026-06-02
    days on market $129,000 Active 11 DOM
14. 2026-06-01
    days on market $129,000 Active 10 DOM
15. 2026-05-31
    days on market $129,000 Active 9 DOM
16. 2026-05-31
    days on market $129,000 Active 8 DOM
17. 2026-05-22
    listed $129,000 New Listing
18. 2016-03-14
    soldstatus $43,000 Sold 373-char remark

    Show marketing remark (373 chars)

    All offers must be presented with Buyer's acknowledgement that Seller has members who are AR Real Estate Brokers. No mineral, gas, or oil rights are to be conveyed. Conveyance shall be made to buyer by Special Warranty Deed. No offers accepted without earnest money!! Title insurance & survey are at buyer's expense. Sold “As Is”, No disclosure available.

19. 2016-03-10
    status Under Contract 373-char remark

    Show marketing remark (373 chars)

    All offers must be presented with Buyer's acknowledgement that Seller has members who are AR Real Estate Brokers. No mineral, gas, or oil rights are to be conveyed. Conveyance shall be made to buyer by Special Warranty Deed. No offers accepted without earnest money!! Title insurance & survey are at buyer's expense. Sold “As Is”, No disclosure available.

20. 2016-03-09
    listed $43,000 New Listing 373-char remark

    Show marketing remark (373 chars)

    All offers must be presented with Buyer's acknowledgement that Seller has members who are AR Real Estate Brokers. No mineral, gas, or oil rights are to be conveyed. Conveyance shall be made to buyer by Special Warranty Deed. No offers accepted without earnest money!! Title insurance & survey are at buyer's expense. Sold “As Is”, No disclosure available.

21. 2007-06-29
    soldstatus $15,000 273-char remark

    Show marketing remark (273 chars)

    Bank owned property. There will be no utilities turned on, no termite, no survey. Buyer accepts property in its current condition with no repairs. Cash only and proof of funds must accompany all offers no exceptions, earnest money to be a min of $ 1,000 also no exceptions.

22. 2007-06-19
    historical 273-char remark

    Show marketing remark (273 chars)

    Bank owned property. There will be no utilities turned on, no termite, no survey. Buyer accepts property in its current condition with no repairs. Cash only and proof of funds must accompany all offers no exceptions, earnest money to be a min of $ 1,000 also no exceptions.

23. 2007-04-20
    listed $15,000 273-char remark

    Show marketing remark (273 chars)

    Bank owned property. There will be no utilities turned on, no termite, no survey. Buyer accepts property in its current condition with no repairs. Cash only and proof of funds must accompany all offers no exceptions, earnest money to be a min of $ 1,000 also no exceptions.

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $1,486 · $124/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 7/10 Severe FEMA zone X (unshaded) · 77% 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: $17,784
• − Mortgage interest: −$7,226
• − Property taxes: −$1,486
• − Insurance: −$1,312
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$3,753
• Taxable income: $1,162
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,855/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

+760.0% since first listed

7 events — show timeline

• 2026-05-22 Listed $129,000 CARMLS
• 2016-03-14 Sold (MLS) $43,000 CARMLS
• 2016-03-10 Pending — CARMLS
• 2016-03-09 Listed $43,000 CARMLS
• 2007-06-29 Sold (MLS) $15,000 CARMLS
• 2007-06-19 Listing Removed — CARMLS
• 2007-04-20 Listed $15,000 CARMLS

Property tax history

+3.2%/yr

Latest (2025): $1,486 · +0.0% YoY. Source: county tax records.