2918 W 15th St · Little Rock, AR 72202

$79,900

3 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 117 Days on market

Built 1935 6,534 sqft lot $69/sqft · at area comps Est $79k · at est.

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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 +7.1/15.0
• 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 MLS

Affordable historic 1935 home with 3 bedrooms and 1 bathroom. A great option for first-time home buyers, families or investors. Featuring 1162 sq. ft. of charm and modern updates. Large, open living room with beautiful original hardwood floors. Spacious kitchen with large dining space. Home is being sold "As-Is". See Agent Remarks.

Key facts

• 6,534 sq ft lot
• Built 1935
• Listed 117 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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 (+3.2%/yr); 88 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; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/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 $552 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 + 3.2% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $80k implies a 566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 1.59% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.58%
• DSCR: 2.23
• GRM: 5.2

CMA / ARV

• ARV (median comp): $79,116
• List price: $79,900
• Delta: 0.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1601 Booker St	0.08mi	2/1.0 (-1)	1,171 (+1%)	2mo	$22,500	$19	89
1617 S Valentine St	0.43mi	3/2.0	1,204 (+4%)	7mo	$164,360	$137	64
609 S Martin St	0.64mi	2/1.0 (-1)	1,159 (-0%)	3mo	$174,900	$151	62
2109 Brown St	0.47mi	3/2.0	1,239 (+7%)	3mo	$145,000	$117	61
3301 W 7th St	0.58mi	2/1.0 (-1)	1,128 (-3%)	3mo	$153,000	$136	61
3212 Lamar	0.52mi	3/2.5	1,228 (+6%)	1mo	$75,000	$61	60
2405 W 13th St	0.34mi	3/1.0	1,331 (+14%)	3mo	$106,000	$80	57
702 S Maple St	0.68mi	2/1.5 (-1)	1,112 (-4%)	1mo	$210,000	$189	53
2104 S Pine St	0.73mi	2/1.0 (-1)	1,211 (+4%)	3mo	$15,500	$13	52
2613 W 6th St	0.62mi	2/1.0 (-1)	1,078 (-7%)	3mo	$111,000	$103	51
2721 W Capitol Ave	0.66mi	2/2.0 (-1)	1,273 (+10%)	3mo	$240,000	$189	42
4009 W 11th St	0.72mi	3/2.0	1,305 (+12%)	2mo	$161,950	$124	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 1.90×
• Total profit: $20,104
• Equity at exit: $11,913

10-year hold

• IRR: 30.1%
• Equity multiple: 3.72×
• Total profit: $60,927
• Equity at exit: $6,908

Cash invested: $22,372 (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 72202

• Home prices YoY: -25.6%
• Rents YoY: 3.2%
• Active inventory: 88
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,274 high
• Mortgage (P&I): −$419
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $514

Break-even live

Break-even rent $623

Max offer price $79,900

Occupancy floor 55%

Sensitivity live

Price	-10% $559	-5% $537	+0% $514	+5% $492	+10% $469
Rent	-10% $414	-5% $464	+0% $514	+5% $564	+10% $615
Rate	-1.0pp $554	-0.5pp $534	base $514	+0.5pp $493	+1.0pp $472

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	44d	1	0.06mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	44d	1	0.13mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	44d	1	0.19mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	44d	1	0.21mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	44d	1	0.27mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	20d	1	0.29mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	24d	1	0.29mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	44d	1	0.34mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	44d	1	0.34mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	15d	1	0.37mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	44d	1	0.37mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	24d	1	0.38mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	44d	1	0.40mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	24d	1	0.40mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.43mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	44d	1	0.48mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	24d	1	0.53mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	15d	1	0.57mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	24d	1	0.60mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	24d	1	0.61mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	24d	1	0.63mi
1318 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	22d	1	0.65mi
1320 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	22d	1	0.65mi
408 Booker St Little Rock, AR	2.0	2.0	936	$1,350	$1.44	44d	1	0.68mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	24d	1	0.70mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.71mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	44d	1	0.75mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	24d	1	0.76mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	44d	1	0.76mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	24d	1	0.82mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	22d	1	0.82mi
212 Rice St Little Rock, AR	3.0	2.0	1442	$1,795	$1.24	20d	1	0.85mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	24d	1	0.86mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	44d	1	0.88mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	24d	1	0.93mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	44d	1	0.93mi
324 S Schiller St Little Rock, AR	3.0	2.0	1352	$1,995	$1.48	24d	1	0.94mi
306 S Schiller St Little Rock, AR	3.0	2.0	1037	$1,795	$1.73	44d	1	0.95mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	44d	1	0.96mi
1921 Wolfe St Unit A Little Rock, AR	2.0	2.0	875	$875	$1.00	24d	1	0.96mi

Listing history 20 events

1. 2026-06-18
   days on market $79,900 Active 117 DOM
2. 2026-06-17
   days on market $79,900 Active 116 DOM
3. 2026-06-16
   days on market $79,900 Active 115 DOM
4. 2026-06-15
   days on market $79,900 Active 114 DOM
5. 2026-06-14
   days on market $79,900 Active 112 DOM
6. 2026-06-13
   days on market $79,900 Active 111 DOM
7. 2026-06-10
   days on market $79,900 Active 109 DOM
8. 2026-06-09
   days on market $79,900 Active 108 DOM
9. 2026-06-08
   days on market $79,900 Active 107 DOM
10. 2026-06-05
    days on market $79,900 Active 103 DOM
11. 2026-06-03
    days on market $79,900 Active 102 DOM
12. 2026-06-02
    days on market $79,900 Active 101 DOM
13. 2026-06-01
    days on market $79,900 Active 100 DOM
14. 2026-05-31
    days on market $79,900 Active 99 DOM
15. 2026-05-31
    days on market $79,900 Active 98 DOM
16. 2026-02-21
    listed $84,900 New Listing 343-char remark

    Show marketing remark (343 chars)

    Affordable historic 1935 home with 3 bedrooms and 1 bathroom. A great option for first-time home buyers, families or investors. Featuring 1162 sq. ft. of charm and modern updates. Large, open living room with beautiful original hardwood floors. Spacious kitchen with large dining space. Home is being sold "As-Is". See Agent Remarks.

17. 2008-02-05
    soldstatus $12,000 252-char remark

    Show marketing remark (252 chars)

    Lock box on back door. SEE SHOWING REMARKS for Lock Box Code. No disclosure--selling "as is. " Prequalification letter or proof of funds to close required. Contact office for addendums. * * * * Vacant * * * * Show Anytime. * * * *

18. 2008-01-13
    historical 252-char remark

    Show marketing remark (252 chars)

    Lock box on back door. SEE SHOWING REMARKS for Lock Box Code. No disclosure--selling "as is. " Prequalification letter or proof of funds to close required. Contact office for addendums. * * * * Vacant * * * * Show Anytime. * * * *

19. 2008-01-10
    listed $12,000 252-char remark

    Show marketing remark (252 chars)

    Lock box on back door. SEE SHOWING REMARKS for Lock Box Code. No disclosure--selling "as is. " Prequalification letter or proof of funds to close required. Contact office for addendums. * * * * Vacant * * * * Show Anytime. * * * *

20. 2004-07-22
    soldstatus $55,000

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $511 · $43/mo
• Expected delta: +$33/yr (+$3/mo · 6.8%)

ⓘ 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 3/10 Moderate
• 🌡 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: $15,287
• − Mortgage interest: −$4,476
• − Property taxes: −$479
• − Insurance: −$400
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$2,324
• Taxable income: $5,162
• Est. tax owed @ 24.0%: −$1,239
• After-tax cash flow: $4,931/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): 9,704
• Household income: $50,899
• Rent vs Own: 75.7% rent · 24.3% own
• Severe rent burden: 789.0

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 0.58)
• Race & ethnicity: White 46% Black 45% Hispanic / Latino 3% Asian 3% Two or more races 3%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 2% Other Indo-European 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: ▼ -68.75%
• Current HPI: 199.3103
• Rent YoY: ▲ 3.25%
• 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

+54.4% since first listed

5 events — show timeline

• 2026-02-21 Listed $84,900 CARMLS
• 2008-02-05 Sold (MLS) $12,000 CARMLS
• 2008-01-13 Listing Removed — CARMLS
• 2008-01-10 Listed $12,000 CARMLS
• 2004-07-22 Sold (Public Records) $55,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $479 · +7.7% YoY. Source: county tax records.