4401 W 18th · Little Rock, AR 72204

$54,900

2 bd · 1.0 ba · 962 sqft · SingleFamily public records · 38 Days on market

Built 1946 6,969 sqft lot Est $92k · 41% 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 +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

INVESTMENT OPPORTUNITY!! Great portfolio add or flip. .. Property is Tenant Occupied; Lease is MONTH TO MONTH, $750.00 MONTHLY, 24 HR NOTICE TO SHOW. .. SOLD AS-IS Part of a package, could be purchased in individually or all together. See MLS#

Key facts

• 6,969 sq ft lot
• Built 1946
• Listed 38 days

Property features AI

Finance

• Financial info: Accepts VA, FHA, conventional loans, or cash

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas; Wireless internet available
• Home design: Frame construction; Single-story (entry level not specified); Composition roof
• Construction: Frame exterior; Crawl space foundation; Composition roof
• Exterior features: Level, corner lot; Paved road access; No area amenities listed

Interior

• Flooring: Wood flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling (electric); Central heat (gas)
• Interior features: Wood and tile floors; Formal living room

🏷️ Possibly a rental listed for sale. The $54,900 price doesn't fit this home's estimated sale value (~$92,352) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($999 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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 fast (+4.9%/yr); 190 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $380 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1946 — 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: 1.82% ✓
• Cap rate: 16.21%
• Cash-on-cash: 35.43%
• DSCR: 2.58
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $92,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1720 Green Meadow Dr	0.28mi	3/1.0 (+1)	1,020 (+6%)	4mo	$103,500	$101	69
4523 W 23rd St	0.31mi	3/1.0 (+1)	1,026 (+7%)	2mo	$22,000	$21	68
4624 W 29th St	0.66mi	2/1.0	971 (+1%)	1mo	$100,000	$103	67
2401 S Pine St	0.48mi	2/1.0	896 (-7%)	4mo	$15,000	$17	63
2013 S Maple St	0.49mi	2/1.0	936 (-3%)	12mo	$8,000	$9	63
2119 S Harrison St	0.56mi	3/1.0 (+1)	930 (-3%)	1mo	$125,000	$134	63
1712 Pinewood Dr	0.24mi	2/1.5	1,106 (+15%)	4mo	$85,000	$77	59
1710 S Harrison St	0.56mi	2/1.0	1,014 (+5%)	11mo	$80,000	$79	56
3407 W 12 St	0.72mi	2/1.0	922 (-4%)	6mo	$30,000	$33	55
1019 Adams St	0.52mi	2/1.0	840 (-13%)	1mo	$86,000	$102	54
4805 W 29th St	0.72mi	2/1.0	1,040 (+8%)	7mo	$100,000	$96	48
2410 S Harrison St	0.69mi	2/1.5	856 (-11%)	13mo	$135,000	$158	37

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: 33.1%
• Equity multiple: 2.43×
• Total profit: $21,955
• Equity at exit: $8,186

10-year hold

• IRR: 41.0%
• Equity multiple: 5.21×
• Total profit: $64,640
• Equity at exit: $4,747

Cash invested: $15,372 (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: 4.6×

Monthly cashflow live

• Estimated rent: $999 high
• Mortgage (P&I): −$288
• Tax from tax record: −$25 /mo · $298/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $454

Break-even live

Break-even rent $425

Max offer price $54,900

Occupancy floor 50%

Sensitivity live

Price	-10% $485	-5% $469	+0% $454	+5% $438	+10% $423
Rent	-10% $375	-5% $414	+0% $454	+5% $493	+10% $533
Rate	-1.0pp $481	-0.5pp $468	base $454	+0.5pp $440	+1.0pp $425

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	45d	1	0.07mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	45d	1	0.23mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	45d	1	0.31mi
4613 W 23rd St Unit B Little Rock, AR	2.0	1.0	650	$1,200	$1.85	24d	1	0.34mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	24d	1	0.57mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	22d	1	0.58mi
3705 W 12th St Unit B Little Rock, AR	1.0	1.0	598	$650	$1.09	45d	1	0.58mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	45d	1	0.68mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	24d	1	0.71mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	15d	1	0.77mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	20d	1	0.79mi
1100 Fair Park Blvd Apt 7 Little Rock, AR	1.0	1.0	636	$550	$0.86	22d	1	0.83mi
1100 Fair Park Blvd Little Rock, AR	1.0	1.0	636	$550	$0.86	24d	2	0.83mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	24d	1	0.89mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	24d	1	0.90mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	22d	1	0.91mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	45d	1	0.92mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	45d	1	0.95mi
901 Johnson St Unit B Little Rock, AR	1.0	1.0	800	$695	$0.87	45d	1	1.01mi
422 S Brown St Little Rock, AR	1.0	1.0	550	$725	$1.32	24d	1	1.14mi
306 S Valentine St Little Rock, AR	1.0	1.0	650	$825	$1.27	45d	1	1.15mi
300 S Valentine St Ste 3 Little Rock, AR	1.0	1.0	605	$1,095	$1.81	45d	1	1.16mi
3825 W Markham St Little Rock, AR	2.0	1.0	950	$1,095	$1.15	45d	1	1.18mi
121 N Jackson St Little Rock, AR	1.0	1.0	700	$950	$1.36	45d	1	1.26mi
408 Booker St Little Rock, AR	2.0	2.0	936	$1,350	$1.44	45d	1	1.28mi
408 S Booker St Unit B Little Rock, AR	1.0	1.0	675	$850	$1.26	45d	1	1.28mi
3409 W Markham St Little Rock, AR	1.0	1.0	950	$995	$1.05	24d	1	1.29mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	45d	1	1.33mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	24d	1	1.33mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	22d	1	1.38mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	45d	1	1.39mi
128 S Woodrow St Unit N Little Rock, AR	1.0	1.0	765	$895	$1.17	45d	1	1.40mi
201 N Polk St Unit M Little Rock, AR	1.0	1.0	750	$775	$1.03	45d	1	1.42mi
1008 Kavanaugh Blvd Unit 3 Little Rock, AR	1.0	1.0	738	$795	$1.08	45d	1	1.46mi
1008 Kavanaugh Blvd Little Rock, AR	1.0	1.0	738	$795	$1.08	22d	1	1.46mi
4507 Woodlawn Dr Little Rock, AR	1.0	1.0	850	$750	$0.88	45d	2	1.46mi
46 Glenmere Dr Little Rock, AR	3.0	1.0	1080	$1,150	$1.06	45d	1	1.48mi
200 N Fillmore St Apt 6 Little Rock, AR	1.0	1.0	600	$795	$1.32	45d	1	1.50mi
3415 Town & Country Ave Little Rock, AR	2.0	1.0	645	$675	$1.05	45d	1	1.50mi

Listing history 19 events

1. 2026-06-21
   days on market $54,900 Active 38 DOM
2. 2026-06-18
   days on market $54,900 Active 35 DOM
3. 2026-06-17
   days on market $54,900 Active 34 DOM
4. 2026-06-16
   days on market $54,900 Active 33 DOM
5. 2026-06-15
   days on market $54,900 Active 32 DOM
6. 2026-06-14
   days on market $54,900 Active 30 DOM
7. 2026-06-13
   days on market $54,900 Active 29 DOM
8. 2026-06-10
   days on market $54,900 Active 27 DOM
9. 2026-06-09
   days on market $54,900 Active 26 DOM
10. 2026-06-08
    days on market $54,900 Active 25 DOM
11. 2026-06-05
    days on market $54,900 Active 21 DOM
12. 2026-06-03
    days on market $54,900 Active 20 DOM
13. 2026-06-02
    days on market $54,900 Active 19 DOM
14. 2026-06-01
    days on market $54,900 Active 18 DOM
15. 2026-05-31
    days on market $54,900 Active 17 DOM
16. 2026-05-31
    days on market $54,900 Active 16 DOM
17. 2026-05-21
    status Back on Market
18. 2026-04-20
    status Under Contract
19. 2026-04-13
    listed $54,900 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: $298 · $25/mo
• Projected year-2 tax: $351 · $29/mo
• Expected delta: +$54/yr (+$4/mo · 18.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 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: $11,991
• − Mortgage interest: −$3,075
• − Property taxes: −$298
• − Insurance: −$274
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$1,597
• Taxable income: $4,828
• Est. tax owed @ 24.0%: −$1,159
• After-tax cash flow: $4,287/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

3 events — show timeline

• 2026-05-21 Relisted — CARMLS
• 2026-04-20 Pending — CARMLS
• 2026-04-13 Listed $54,900 CARMLS

Property tax history

-2.5%/yr

Latest (2025): $298 · +7.6% YoY. Source: county tax records.