2724 Longcoy St · Little Rock, AR 72204

$130,000

4 bd · 2.0 ba · 1,495 sqft · SingleFamily public records · 62 Days on market

Built 1959 8,276 sqft lot $87/sqft · 16% below area Est $156k · 16% under

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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 +26.5/30.0
• ARV discount +14.9/15.0
• DSCR +9.0/10.0
• 1% rule +6.5/10.0
• 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

Great 4bd/2ba home in the John Barrow neighborhood. Large living room great for entertaining. Large back yard perfect for kids or pets to run off some energy! Close to shopping, dining, and so much more. Agents schedule your showing with showing time online.

Key facts

• 8,276 sq ft lot
• Built 1959
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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); 186 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 44% 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 $899 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $103k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1959 — 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: 1.15% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (median comp): $155,627
• List price: $130,000
• Delta: -16.47%
• 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
2601 Longcoy St	0.11mi	3/2.0 (-1)	1,435 (-4%)	2mo	$193,000	$134	82
8824 W 30th St	0.16mi	4/1.0	1,354 (-9%)	1mo	$45,000	$33	72
3124 Boyd St	0.28mi	3/1.0 (-1)	1,448 (-3%)	2mo	$38,921	$27	71
2807 Dorset Dr	0.66mi	3/2.0 (-1)	1,493 (-0%)	1mo	$175,000	$117	63
2611 Elkhart Dr	0.44mi	4/2.5	1,625 (+9%)	1mo	$160,000	$98	62
9318 Monique Dr	0.50mi	3/2.0 (-1)	1,400 (-6%)	7mo	$164,900	$118	55
9320 Tanya	0.51mi	3/2.0 (-1)	1,375 (-8%)	5mo	$189,900	$138	53
9505 Dartmouth Dr	0.56mi	3/2.0 (-1)	1,355 (-9%)	6mo	$178,000	$131	48
2301 Vancouver	0.58mi	3/2.0 (-1)	1,662 (+11%)	2mo	$215,000	$129	48
9409 Labette Dr	0.69mi	3/2.0 (-1)	1,612 (+8%)	3mo	$140,000	$87	47
2101 Romine Rd	0.71mi	3/1.5 (-1)	1,380 (-8%)	4mo	$115,000	$83	43
9425 Labette Dr	0.72mi	3/2.0 (-1)	1,300 (-13%)	8mo	$169,000	$130	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: 2.7%
• Equity multiple: 1.10×
• Total profit: $3,783
• Equity at exit: $19,383

10-year hold

• IRR: 13.9%
• Equity multiple: 2.21×
• Total profit: $44,009
• Equity at exit: $11,240

Cash invested: $36,400 (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: 186
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$682
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $344

Break-even live

Break-even rent $1,065

Max offer price $130,000

Occupancy floor 72%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2706 Longcoy St Little Rock, AR	3.0	2.0	1200	$1,250	$1.04	43d	1	0.04mi
3004 Walker St Little Rock, AR	4.0	1.0	1300	$995	$0.77	14d	1	0.35mi
2900 Lehigh Dr Unit 2900 Little Rock, AR	3.0	2.0	1600	$2,029	$1.27	23d	1	0.44mi
9401 Courtney Cv Little Rock, AR	3.0	2.0	1500	$2,029	$1.35	23d	1	0.48mi
2823 Covenant Cv Little Rock, AR	3.0	2.0	1500	$2,029	$1.35	23d	1	0.48mi
9416 Covenant Ln Little Rock, AR	3.0	2.0	1550	$2,029	$1.31	23d	1	0.50mi
2412 Vancouver Dr Little Rock, AR	3.0	1.5	1104	$1,200	$1.09	43d	1	0.51mi
8 Utica Ln Little Rock, AR	3.0	1.5	1006	$850	$0.84	43d	1	0.53mi
3219 Potter St Little Rock, AR	3.0	1.0	976	$895	$0.92	43d	1	0.56mi
9105 W 36th St Little Rock, AR	3.0	2.0	1200	$1,295	$1.08	14d	1	0.57mi
1801 Labette Manor Dr Unit 1 Little Rock, AR	3.0	1.5	1000	$995	$0.99	14d	1	0.64mi
1801 Labette Manor Dr Unit 7 Little Rock, AR	3.0	1.5	991	$995	$1.00	43d	1	0.64mi
3724 Holt St Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	23d	1	0.69mi
2101 Romine Rd Little Rock, AR	4.0	1.5	1380	$1,450	$1.05	43d	1	0.71mi
2221 Dorchester Dr Little Rock, AR	4.0	2.0	1660	$1,595	$0.96	43d	1	0.72mi
9409 Cerelle Dr Little Rock, AR	3.0	1.5	1432	$1,375	$0.96	23d	1	0.84mi
4108 Longcoy St Little Rock, AR	4.0	2.0	1148	$1,600	$1.39	14d	1	0.84mi
4112 Elam St Little Rock, AR	3.0	1.0	1188	$1,145	$0.96	23d	1	0.88mi
2311 Nichols Rd Little Rock, AR	4.0	2.0	1480	$1,895	$1.28	43d	1	0.92mi
10005 W 20th St Unit a Little Rock, AR	3.0	2.5	1545	$1,565	$1.01	43d	1	0.96mi
10101 W 20th St Unit B Little Rock, AR	3.0	2.0	1104	$1,395	$1.26	43d	1	1.00mi
10103 W 20th St Unit A Little Rock, AR	3.0	2.0	1600	$1,575	$0.98	43d	1	1.02mi
4421 Malloy St Unit B Little Rock, AR	3.0	1.5	1250	$1,300	$1.04	23d	1	1.06mi
10 Talmage Dr Little Rock, AR	3.0	2.0	1805	$1,500	$0.83	21d	1	1.06mi
1420 Marlyn Dr Little Rock, AR	4.0	2.0	1450	$635	$0.44	43d	1	1.07mi
1621 Wilson Rd Little Rock, AR	4.0	2.0	1632	$2,175	$1.33	43d	1	1.14mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	43d	1	1.35mi
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	43d	1	1.36mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	21d	1	1.45mi
99 Broadmoor Dr Little Rock, AR	3.0	1.5	1224	$1,195	$0.98	43d	1	1.47mi
9007 Cloverhill Rd Little Rock, AR	3.0	2.0	1270	$1,395	$1.10	43d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $130,000 Active 62 DOM
2. 2026-06-17
   days on market $130,000 Active 61 DOM
3. 2026-06-16
   days on market $130,000 Active 60 DOM
4. 2026-06-15
   days on market $130,000 Active 59 DOM
5. 2026-06-14
   days on market $130,000 Active 57 DOM
6. 2026-06-13
   days on market $130,000 Active 56 DOM
7. 2026-06-10
   days on market $130,000 Active 54 DOM
8. 2026-06-09
   days on market $130,000 Active 53 DOM
9. 2026-06-08
   days on market $130,000 Active 52 DOM
10. 2026-06-05
    days on market $130,000 Active 48 DOM
11. 2026-06-03
    remarks 389-char remark
12. 2026-06-03
    days on market $130,000 Active 47 DOM
13. 2026-06-02
    days on market $130,000 Active 46 DOM
14. 2026-06-01
    days on market $130,000 Active 45 DOM
15. 2026-05-31
    days on market $130,000 Active 44 DOM
16. 2026-05-31
    days on market $130,000 Active 43 DOM
17. 2026-05-13
    price $130,000 258-char remark

    Show marketing remark (258 chars)

    Great 4bd/2ba home in the John Barrow neighborhood. Large living room great for entertaining. Large back yard perfect for kids or pets to run off some energy! Close to shopping, dining, and so much more. Agents schedule your showing with showing time online.

18. 2026-04-17
    listed $135,000 New Listing 258-char remark

    Show marketing remark (258 chars)

    Great 4bd/2ba home in the John Barrow neighborhood. Large living room great for entertaining. Large back yard perfect for kids or pets to run off some energy! Close to shopping, dining, and so much more. Agents schedule your showing with showing time online.

19. 2025-04-23
    historical $1,250
20. 2025-02-28
    listed $1,250
21. 2020-08-10
    soldstatus $103,000
22. 2020-08-05
    soldstatus $103,000 Sold 266-char remark

    Show marketing remark (266 chars)

    Newly renovated 4bd/2ba home in the John Barrow neighborhood . Large living room , new flooring and paint. New kitchen , cabinets , and appliances . Master bedroom has own bathroom . Large back yard ! Great location , close to shopping and dining ! Come check it out

23. 2020-06-16
    status Under Contract 266-char remark

    Show marketing remark (266 chars)

    Newly renovated 4bd/2ba home in the John Barrow neighborhood . Large living room , new flooring and paint. New kitchen , cabinets , and appliances . Master bedroom has own bathroom . Large back yard ! Great location , close to shopping and dining ! Come check it out

24. 2020-06-16
    listed $103,000 New Listing 266-char remark

    Show marketing remark (266 chars)

    Newly renovated 4bd/2ba home in the John Barrow neighborhood . Large living room , new flooring and paint. New kitchen , cabinets , and appliances . Master bedroom has own bathroom . Large back yard ! Great location , close to shopping and dining ! Come check it out

25. 2020-04-15
    soldstatus $60,000
26. 2020-04-05
    soldstatus $60,000 Sold
27. 2020-02-21
    historical Take Backups
28. 2020-02-12
    listed $72,500 New Listing

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $1,262 · $105/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 6/10 Major 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,004
• − Mortgage interest: −$7,282
• − Property taxes: −$1,262
• − Insurance: −$650
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,782
• Taxable income: $2,148
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $3,615/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

+79.3% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $130,000 CARMLS
• 2026-04-17 Listed $135,000 CARMLS
• 2025-04-23 Rental Removed $1,250 CARMLS
• 2025-02-28 Listed for Rent $1,250 CARMLS
• 2020-08-10 Sold (Public Records) $103,000 Public Records
• 2020-08-05 Sold (MLS) $103,000 CARMLS
• 2020-06-16 Pending — CARMLS
• 2020-06-16 Listed $103,000 CARMLS
• 2020-04-15 Sold (Public Records) $60,000 Public Records
• 2020-04-05 Sold (MLS) $60,000 CARMLS
• 2020-02-21 Contingent — CARMLS
• 2020-02-12 Listed $72,500 CARMLS

Property tax history

+1.2%/yr

Latest (2025): $1,262 · +7.7% YoY. Source: county tax records.