2213 Dennison St · Little Rock, AR 72202

$120,000

4 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 72 Days on market

Built 1960 6,534 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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Come see this charming home in Little Rock! This 4 bedroom, 1.5 bath features a large master bedroom with walk-in closet and half bath. It can easily be used as a family room or den. The hall bathroom has a walk-in soaking bath tub, perfect after a long day. Nice eat in kitchen/ dining combo and an over-sized carport that can hold two vehicles make this home a must see. Agents see remarks.

Key facts

• Large master bedroom
• Walk-in closet
• Over-sized carport

Tags

• LARGE MASTER BEDROOM
• WALK-IN CLOSET
• WALK-IN SOAKING BATH TUB
• EAT IN KITCHEN DINING COMBO
• OVER-SIZED CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 32% 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 $830 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 + 3.2% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $59k; list at $120k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1960 — 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: 1.13% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.83%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $69,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2220 W 22nd St	0.07mi	3/1.0 (-1)	1,200 (0%)	8mo	$130,000	$108	84
2105 Howard St	0.13mi	3/1.0 (-1)	1,176 (-2%)	20mo	$74,999	$64	67
2121 S Park St	0.16mi	3/2.0 (-1)	1,120 (-7%)	19mo	$107,000	$96	59
2109 Brown St	0.64mi	3/2.0 (-1)	1,239 (+3%)	3mo	$145,000	$117	55
3007 S Battery St	0.63mi	3/1.0 (-1)	1,244 (+4%)	10mo	$15,000	$12	49
2901 Schiller St	0.50mi	3/2.0 (-1)	1,162 (-3%)	20mo	$67,620	$58	48
3200 S Smt	0.69mi	4/2.0	1,259 (+5%)	20mo	$49,900	$40	41
2501 W 16th	0.53mi	3/1.0 (-1)	1,337 (+11%)	10mo	$8,000	$6	41
3101 S Battery St	0.68mi	3/1.0 (-1)	1,267 (+6%)	15mo	$35,000	$28	39
2405 W 13th St	0.73mi	3/1.0 (-1)	1,331 (+11%)	3mo	$106,000	$80	38
2615 Martin Luther King Dr	0.68mi	4/1.0	1,106 (-8%)	18mo	$12,500	$11	38
1806 Johnson	0.64mi	3/2.0 (-1)	1,377 (+15%)	7mo	$23,000	$17	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,717
• Equity at exit: $17,892

10-year hold

• IRR: 12.6%
• Equity multiple: 2.01×
• Total profit: $33,886
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$629
• Tax from tax record: −$32 /mo · $384/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $359

Break-even live

Break-even rent $900

Max offer price $120,000

Occupancy floor 68%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	43d	1	0.05mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	23d	1	0.52mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	23d	1	0.58mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	0.63mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	23d	1	0.70mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	43d	1	0.70mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	43d	1	0.72mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	43d	1	0.74mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	43d	1	0.79mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	0.82mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	23d	1	0.83mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	43d	1	0.84mi
3222 Bishop St Unit B Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	23d	1	0.90mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.92mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	43d	1	0.92mi
926 W 29th St Little Rock, AR	3.0	1.0	1229	$1,050	$0.85	23d	1	0.97mi
2616 S Izard St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	43d	1	0.97mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	43d	1	0.97mi
2610 S Izard St Little Rock, AR	3.0	2.0	1136	$1,150	$1.01	43d	1	0.97mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	43d	1	1.01mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	43d	1	1.17mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	43d	1	1.22mi
2604 Broadway St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	23d	1	1.22mi
717 W 32nd St Unit A and B Little Rock, AR	3.0	2.5	1300	$1,550	$1.19	14d	1	1.22mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	23d	1	1.23mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	43d	1	1.31mi
2323 S Spring St Little Rock, AR	3.0	2.0	1070	$1,100	$1.03	43d	1	1.32mi
313 W 23rd St Little Rock, AR	3.0	2.0	1134	$925	$0.82	23d	1	1.32mi
324 S Schiller St Little Rock, AR	3.0	2.0	1352	$1,995	$1.48	23d	1	1.39mi
306 S Schiller St Little Rock, AR	3.0	2.0	1037	$1,795	$1.73	43d	1	1.41mi
421 W 32nd St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	1.42mi
2900 Center St Little Rock, AR	3.0	1.0	1456	$1,050	$0.72	43d	1	1.42mi
3333 Broadway St Little Rock, AR	3.0	1.0	918	$925	$1.01	19d	1	1.44mi
212 Rice St Little Rock, AR	3.0	2.0	1442	$1,795	$1.24	19d	1	1.44mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	23d	1	1.47mi

Listing history 21 events

1. 2026-01-09
   status Under Contract
2. 2025-10-29
   listed $120,000 New Listing
3. 2025-01-25
   historical
4. 2025-01-14
   price $93,500
5. 2025-01-12
   price $93,900
6. 2024-11-08
   price $94,000
7. 2024-10-17
   price $94,100
8. 2024-10-07
   price $94,200
9. 2024-10-02
   price $94,300
10. 2024-09-18
    price $94,500
11. 2024-08-16
    price $95,000
12. 2024-08-16
    price $105,000
13. 2024-07-31
    listed $110,000 New Listing
14. 2023-02-16
    historical
15. 2023-02-09
    listed $80,000 New Listing
16. 2019-10-08
    soldstatus $59,000
17. 2019-09-30
    soldstatus $59,000 Sold
18. 2019-07-29
    status Under Contract
19. 2019-03-02
    listed $59,000 New Listing
20. 2019-02-01
    historical
21. 2018-08-30
    listed $60,000 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: $384 · $32/mo
• Projected year-2 tax: $768 · $64/mo
• Expected delta: +$384/yr (+$32/mo · 99.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $16,260
• − Mortgage interest: −$6,722
• − Property taxes: −$384
• − Insurance: −$600
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$3,491
• Taxable income: $2,461
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $3,719/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

+100.0% since first listed

21 events — show timeline

• 2026-01-09 Pending — CARMLS
• 2025-10-29 Listed $120,000 CARMLS
• 2025-01-25 Listing Removed — CARMLS
• 2025-01-14 Price Changed $93,500 CARMLS
• 2025-01-12 Price Changed $93,900 CARMLS
• 2024-11-08 Price Changed $94,000 CARMLS
• 2024-10-17 Price Changed $94,100 CARMLS
• 2024-10-07 Price Changed $94,200 CARMLS
• 2024-10-02 Price Changed $94,300 CARMLS
• 2024-09-18 Price Changed $94,500 CARMLS
• 2024-08-16 Price Changed $95,000 CARMLS
• 2024-08-16 Price Changed $105,000 CARMLS
• 2024-07-31 Listed $110,000 CARMLS
• 2023-02-16 Listing Removed — CARMLS
• 2023-02-09 Listed $80,000 CARMLS
• 2019-10-08 Sold (Public Records) $59,000 Public Records
• 2019-09-30 Sold (MLS) $59,000 CARMLS
• 2019-07-29 Pending — CARMLS
• 2019-03-02 Listed $59,000 CARMLS
• 2019-02-01 Listing Removed — CARMLS
• 2018-08-30 Listed $60,000 CARMLS

Property tax history

+0.3%/yr

Latest (2025): $384 · +0.0% YoY. Source: county tax records.