3921 Cobb St · Little Rock, AR 72204

$59,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 42 Days on market

Built 1962 6,534 sqft lot Est $56k · 7% over

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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 +4.2/15.0
• 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

This beautiful cottage is located in a friendly quite neighborhood. A must see for anyone that wants a cozy home that is centrally located. It sits behind a fence for your privacy. The kitchen has been updated. Investors don't miss this gem. Schedule a showing today!

Key facts

• Window coverings
• Level lot
• Backyard firepit

Tags

• DECORATIVE TILE BACKSPLASH
• WASHER AND DRYER HOOKUPS
• FULLY FENCED BACKYARD
• BACKYARD FIREPIT
• LEVEL LOT
• WINDOW COVERINGS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Frame exterior
• Construction: Tar/gravel roof; Piers foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Free-standing stove; Refrigerator stays
• Bedrooms: Master bedroom about 11 x 13; Second bedroom about 9 x 11
• Flooring: Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Floor/wall furnace
• Interior features: Laminate flooring; Floor/wall furnace heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($947 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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.
• Zoned schools: Western Hills Elem. School (math 8% / reading 8%, grade F, #440 of 454 statewide, top 98%, 287 students, 89% FRL); Little Rock Southwest High School (math 2% / reading 9%, grade F, #286 of 292 statewide, top 98%, 2,014 students, 78% FRL).
• Zoned-school proficiency averages 6% at this address vs 24% district-wide (-18 pts) — the specific schools serving this property underperform the Little Rock School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.9%/yr); 186 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $414 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $60k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1962 — 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: 1.58% ✓
• Cap rate: 13.89%
• Cash-on-cash: 27.12%
• DSCR: 2.21
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $55,776
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3408 Tatum	0.37mi	2/1.0	672 (0%)	6mo	$56,000	$83	78
3224 Potter St	0.48mi	2/1.0	672 (0%)	2mo	$53,000	$79	76
3601 Malloy St	0.43mi	2/1.0	700 (+4%)	16mo	$105,000	$150	60
2805 Longcoy	0.72mi	2/1.0	704 (+5%)	24mo	$34,000	$48	39

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: 23.1%
• Equity multiple: 1.97×
• Total profit: $16,280
• Equity at exit: $8,931

10-year hold

• IRR: 32.2%
• Equity multiple: 4.17×
• Total profit: $53,129
• Equity at exit: $5,179

Cash invested: $16,772 (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: 5.3×

Monthly cashflow live

• Estimated rent: $947 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $379

Break-even live

Break-even rent $468

Max offer price $59,900

Occupancy floor 55%

Sensitivity live

Price	-10% $413	-5% $396	+0% $379	+5% $362	+10% $345
Rent	-10% $304	-5% $342	+0% $379	+5% $417	+10% $454
Rate	-1.0pp $409	-0.5pp $394	base $379	+0.5pp $364	+1.0pp $348

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3415 Town & Country Ave Little Rock, AR	2.0	1.0	645	$675	$1.05	44d	1	1.49mi

Listing history 9 events

1. 2026-04-24
   status Under Contract
2. 2026-04-17
   price $59,900
3. 2026-03-13
   listed $64,900 New Listing
4. 2020-06-24
   soldstatus $26,000 Sold 267-char remark

   Show marketing remark (267 chars)

   This beautiful cottage is located in a friendly quite neighborhood. A must see for anyone that wants a cozy home that is centrally located. It sits behind a fence for your privacy. The kitchen has been updated. Investors don't miss this gem. Schedule a showing today!

5. 2020-06-18
   status Under Contract 267-char remark

   Show marketing remark (267 chars)

   This beautiful cottage is located in a friendly quite neighborhood. A must see for anyone that wants a cozy home that is centrally located. It sits behind a fence for your privacy. The kitchen has been updated. Investors don't miss this gem. Schedule a showing today!

6. 2020-06-04
   status Back on Market 267-char remark

   Show marketing remark (267 chars)

   This beautiful cottage is located in a friendly quite neighborhood. A must see for anyone that wants a cozy home that is centrally located. It sits behind a fence for your privacy. The kitchen has been updated. Investors don't miss this gem. Schedule a showing today!

7. 2020-05-31
   historical Take Backups 267-char remark

   Show marketing remark (267 chars)

   This beautiful cottage is located in a friendly quite neighborhood. A must see for anyone that wants a cozy home that is centrally located. It sits behind a fence for your privacy. The kitchen has been updated. Investors don't miss this gem. Schedule a showing today!

8. 2020-04-07
   price $38,999 267-char remark

   Show marketing remark (267 chars)

   This beautiful cottage is located in a friendly quite neighborhood. A must see for anyone that wants a cozy home that is centrally located. It sits behind a fence for your privacy. The kitchen has been updated. Investors don't miss this gem. Schedule a showing today!

9. 2020-02-24
   listed $39,999 New Listing 267-char remark

   Show marketing remark (267 chars)

   This beautiful cottage is located in a friendly quite neighborhood. A must see for anyone that wants a cozy home that is centrally located. It sits behind a fence for your privacy. The kitchen has been updated. Investors don't miss this gem. Schedule a showing today!

ⓘ 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: $364 · $30/mo
• Projected year-2 tax: $383 · $32/mo
• Expected delta: +$19/yr (+$2/mo · 5.3%)

ⓘ 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 12% 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: $11,370
• − Mortgage interest: −$3,355
• − Property taxes: −$364
• − Insurance: −$300
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$1,743
• Taxable income: $3,789
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $3,640/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

+49.8% since first listed

9 events — show timeline

• 2026-04-24 Pending — CARMLS
• 2026-04-17 Price Changed $59,900 CARMLS
• 2026-03-13 Listed $64,900 CARMLS
• 2020-06-24 Sold (MLS) $26,000 CARMLS
• 2020-06-18 Pending — CARMLS
• 2020-06-04 Relisted — CARMLS
• 2020-05-31 Contingent — CARMLS
• 2020-04-07 Price Changed $38,999 CARMLS
• 2020-02-24 Listed $39,999 CARMLS

Property tax history

+1.1%/yr

Latest (2025): $364 · -22.7% YoY. Source: county tax records.