2315 Brown St · Little Rock, AR 72204

$97,900

4 bd · 2.0 ba · 2,016 sqft · Other public records · 31 Days on market

Built 1910 9,147 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• 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

Two properties. 2315-2315 1/2 and 2301-2303 Brown. Both properties being sold together. Great rental property. Call for appt. to see. Tenant occupied.

Key facts

• Busy location
• 9,147 sq ft lot
• Built 1910

Tags

• REVENUE GENERATING DUPLEX
• BUSY LOCATION

Property features AI

Finance

• Other: Approximate acreage: 0.21 acre; Zoning: residential
• Financial info: Potential financing: cash or conventional loan; Yearly lease type available; Taxes are paid by the owner (expenses include taxes) for multi-unit; Tenant pays all utilities; Two-unit property with rent reported at $650 for 2-bedroom units

Exterior

• Parking: Parking pads
• Utilities: Municipal electric; Natural gas; Public sewer; Public water
• Home design: Brick and frame construction
• Construction: Crawl space foundation; Composition roof
• Exterior features: Partially fenced yard; Patio; Porch; Paved road access; Level lot in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove; Gas range; Refrigerator stays
• Bedrooms: Two 2-bedroom units
• Flooring: Laminate flooring; Wood flooring
• Heating & cooling: Window units; Gas space heaters
• Interior features: Washer connection available; Gas hot water heater; Smoke detector; Built-in features; Ceiling fans; Wood-burning fireplace; Window treatments; Some units have additional features
• Laundry & utility: Washer connection

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $98k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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); 186 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 43% 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 $677 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $52k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $94,963 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1910 — 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: 1.49% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.39%
• DSCR: 1.95
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.91% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.66×
• Total profit: $18,128
• Equity at exit: $14,597

10-year hold

• IRR: 26.0%
• Equity multiple: 3.49×
• Total profit: $68,120
• Equity at exit: $8,465

Cash invested: $27,412 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$513
• Tax from tax record: −$111 /mo · $1,335/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $489

Break-even live

Break-even rent $842

Max offer price $97,900

Occupancy floor 62%

Sensitivity live

Price	-10% $544	-5% $516	+0% $489	+5% $461	+10% $433
Rent	-10% $373	-5% $431	+0% $489	+5% $546	+10% $604
Rate	-1.0pp $538	-0.5pp $513	base $489	+0.5pp $463	+1.0pp $437

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4022 W 25th St Little Rock, AR	3.0	1.0	1674	$1,025	$0.61	44d	1	0.53mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	24d	1	1.22mi
212 Rice St Little Rock, AR	3.0	2.0	1442	$1,795	$1.24	19d	1	1.42mi
106 Fountain Ave Little Rock, AR	3.0	2.0	1600	$1,600	$1.00	44d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $97,900 Active 31 DOM
2. 2026-06-17
   days on market $97,900 Active 30 DOM
3. 2026-06-16
   days on market $97,900 Active 29 DOM
4. 2026-06-15
   days on market $97,900 Active 28 DOM
5. 2026-06-14
   days on market $97,900 Active 26 DOM
6. 2026-06-13
   days on market $97,900 Active 25 DOM
7. 2026-06-10
   days on market $97,900 Active 23 DOM
8. 2026-06-09
   days on market $97,900 Active 22 DOM
9. 2026-06-08
   statusdays on market $97,900 Active 21 DOM
10. 2026-06-07
    days on market $97,900 Price Change 20 DOM
11. 2026-06-05
    days on market $97,900 Price Change 17 DOM
12. 2026-06-03
    days on market $97,900 Price Change 16 DOM
13. 2026-06-02
    pricestatusdays on market $97,900 Price Change 15 DOM
14. 2026-06-01
    days on market $149,900 Active 14 DOM
15. 2026-05-31
    days on market $149,900 Active 13 DOM
16. 2026-05-31
    days on market $149,900 Active 12 DOM
17. 2026-05-18
    listed $149,900 New Listing
18. 2021-07-23
    soldstatus $111,000
19. 2017-07-28
    soldstatus $78,000 Sold 150-char remark

    Show marketing remark (150 chars)

    Two properties. 2315-2315 1/2 and 2301-2303 Brown. Both properties being sold together. Great rental property. Call for appt. to see. Tenant occupied.

20. 2017-06-29
    status Under Contract 150-char remark

    Show marketing remark (150 chars)

    Two properties. 2315-2315 1/2 and 2301-2303 Brown. Both properties being sold together. Great rental property. Call for appt. to see. Tenant occupied.

21. 2017-04-21
    price $89,900 150-char remark

    Show marketing remark (150 chars)

    Two properties. 2315-2315 1/2 and 2301-2303 Brown. Both properties being sold together. Great rental property. Call for appt. to see. Tenant occupied.

22. 2017-02-09
    price $92,000 150-char remark

    Show marketing remark (150 chars)

    Two properties. 2315-2315 1/2 and 2301-2303 Brown. Both properties being sold together. Great rental property. Call for appt. to see. Tenant occupied.

23. 2017-02-08
    listed $97,000 New Listing 150-char remark

    Show marketing remark (150 chars)

    Two properties. 2315-2315 1/2 and 2301-2303 Brown. Both properties being sold together. Great rental property. Call for appt. to see. Tenant occupied.

ⓘ 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: $1,335 · $111/mo
• Projected year-2 tax: $1,335 · $111/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $17,529
• − Mortgage interest: −$5,484
• − Property taxes: −$1,335
• − Insurance: −$490
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$2,848
• Taxable income: $4,568
• Est. tax owed @ 24.0%: −$1,096
• After-tax cash flow: $4,766/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

+54.5% since first listed

7 events — show timeline

• 2026-05-18 Listed $149,900 CARMLS
• 2021-07-23 Sold (Public Records) $111,000 Public Records
• 2017-07-28 Sold (MLS) $78,000 CARMLS
• 2017-06-29 Pending — CARMLS
• 2017-04-21 Price Changed $89,900 CARMLS
• 2017-02-09 Price Changed $92,000 CARMLS
• 2017-02-08 Listed $97,000 CARMLS

Property tax history

+5.2%/yr

Latest (2025): $1,335 · +0.0% YoY. Source: county tax records.