4208 W 19th · Little Rock, AR 72204

$49,900

2 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 7 Days on market

Built 1948 6,969 sqft lot Est $98k · 49% 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 MLS

Fixer Upper - 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 of the property shall be made to buyer by Special Warranty Deed. No offers accepted without earnest money!! Title insurance and survey are at buyer's expense. Property sold “As Is”, No disclosure available.

Key facts

• 6,969 sq ft lot
• Built 1948
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 19.4% 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 lingering (median 45d 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 31% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $19k; list at $50k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $49,900

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.14% ✓
• Cap rate: 19.35%
• Cash-on-cash: 46.64%
• DSCR: 3.08
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $98,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4523 W 23rd St	0.33mi	3/1.0 (+1)	1,026 (+0%)	2mo	$22,000	$21	78
1720 Green Meadow Dr	0.40mi	3/1.0 (+1)	1,020 (-0%)	4mo	$103,500	$101	72
1517 Bishop Warren Dr	0.22mi	2/1.0	1,120 (+9%)	9mo	$19,000	$17	67
1712 Pinewood Dr	0.36mi	2/1.5	1,106 (+8%)	4mo	$85,000	$77	65
4624 W 29th St	0.66mi	2/1.0	971 (-5%)	1mo	$100,000	$103	60
2401 S Pine St	0.37mi	2/1.0	896 (-13%)	4mo	$15,000	$17	58
4805 W 29th St	0.73mi	2/1.0	1,040 (+2%)	7mo	$100,000	$96	58
2119 S Harrison St	0.66mi	3/1.0 (+1)	930 (-9%)	1mo	$125,000	$134	48
3407 W 12 St	0.66mi	2/1.0	922 (-10%)	6mo	$30,000	$33	48
1001 S Monroe St	0.72mi	3/1.0 (+1)	1,160 (+13%)	2mo	$130,000	$112	38
5208 W 24th Dr	0.68mi	3/1.0 (+1)	1,130 (+10%)	11mo	$91,000	$81	37
1418 S Harrison St	0.73mi	3/1.5 (+1)	1,161 (+13%)	3mo	$112,000	$96	34

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: 46.0%
• Equity multiple: 3.05×
• Total profit: $28,590
• Equity at exit: $7,440

10-year hold

• IRR: 52.6%
• Equity multiple: 6.61×
• Total profit: $78,339
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,070 high
• Mortgage (P&I): −$262
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $543

Break-even live

Break-even rent $383

Max offer price $49,900

Occupancy floor 44%

Sensitivity live

Price	-10% $571	-5% $557	+0% $543	+5% $529	+10% $515
Rent	-10% $459	-5% $501	+0% $543	+5% $585	+10% $628
Rate	-1.0pp $568	-0.5pp $556	base $543	+0.5pp $530	+1.0pp $517

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.14mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	45d	1	0.17mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	45d	1	0.36mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	45d	1	0.43mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	22d	1	0.45mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	24d	1	0.47mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	45d	1	0.49mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	24d	1	0.50mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	45d	1	0.53mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	24d	1	0.57mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	24d	1	0.58mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	45d	1	0.60mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	24d	1	0.62mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	45d	1	0.63mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	15d	1	0.65mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	45d	1	0.73mi
4816 W 30th St Little Rock, AR	2.0	1.0	1217	$1,150	$0.94	20d	1	0.76mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	24d	1	0.77mi
1701 Fair Park Blvd Little Rock, AR	2.0	1.0	1170	$1,050	$0.90	45d	1	0.78mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	45d	1	0.85mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	45d	1	0.85mi
5005 W 31st St Little Rock, AR	3.0	2.0	1240	$1,215	$0.98	45d	1	0.88mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	45d	1	0.89mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	24d	1	0.90mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	45d	1	0.91mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	20d	1	0.91mi
901 Johnson St Unit B Little Rock, AR	1.0	1.0	800	$695	$0.87	45d	1	0.96mi
3000 S Tyler St Little Rock, AR	3.0	1.5	1258	$1,250	$0.99	24d	1	1.00mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	22d	1	1.03mi
3825 W Markham St Little Rock, AR	2.0	1.0	950	$1,095	$1.15	45d	1	1.21mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	45d	1	1.23mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	24d	1	1.23mi
3800 W Markham St Little Rock, AR	2.0	1.0	1196	$1,250	$1.05	45d	1	1.25mi
408 Booker St Little Rock, AR	2.0	2.0	936	$1,350	$1.44	45d	1	1.25mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	45d	1	1.26mi
100 Linwood Ct Unit NA Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	20d	1	1.26mi
100 Linwood Ct Little Rock, AR	2.0	1.0	1475	$1,475	$1.00	15d	1	1.26mi
3409 W Markham St Little Rock, AR	1.0	1.0	950	$995	$1.05	24d	1	1.30mi
58 Berkshire Dr Little Rock, AR	3.0	1.5	1304	$1,250	$0.96	24d	1	1.31mi
119 N Monroe St Little Rock, AR	3.0	2.0	1490	$1,850	$1.24	45d	1	1.33mi

Listing history 5 events

1. 2026-04-20
   status Under Contract
2. 2026-04-13
   listed $49,900 New Listing
3. 2012-03-07
   soldstatus $19,000 408-char remark

   Show marketing remark (408 chars)

   Fixer Upper - 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 of the property shall be made to buyer by Special Warranty Deed. No offers accepted without earnest money!! Title insurance and survey are at buyer's expense. Property sold “As Is”, No disclosure available.

4. 2012-02-22
   historical 408-char remark

   Show marketing remark (408 chars)

   Fixer Upper - 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 of the property shall be made to buyer by Special Warranty Deed. No offers accepted without earnest money!! Title insurance and survey are at buyer's expense. Property sold “As Is”, No disclosure available.

5. 2012-01-12
   listed $19,900 408-char remark

   Show marketing remark (408 chars)

   Fixer Upper - 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 of the property shall be made to buyer by Special Warranty Deed. No offers accepted without earnest money!! Title insurance and survey are at buyer's expense. Property sold “As Is”, No disclosure available.

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $319 · $27/mo
• Expected delta: +$81/yr (+$7/mo · 33.8%)

ⓘ 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 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: $12,843
• − Mortgage interest: −$2,795
• − Property taxes: −$239
• − Insurance: −$250
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$1,452
• Taxable income: $6,053
• Est. tax owed @ 24.0%: −$1,453
• After-tax cash flow: $5,065/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

+150.8% since first listed

5 events — show timeline

• 2026-04-20 Pending — CARMLS
• 2026-04-13 Listed $49,900 CARMLS
• 2012-03-07 Sold (MLS) $19,000 CARMLS
• 2012-02-22 Listing Removed — CARMLS
• 2012-01-12 Listed $19,900 CARMLS

Property tax history

+0.6%/yr

Latest (2025): $239 · +7.6% YoY. Source: county tax records.