606 E 21 St · Little Rock, AR 72206

$220,000

3 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 112 Days on market

Built 1945 5,227 sqft lot $133/sqft · 25% below area Est $293k · 25% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Want to seller finance? Call us for options! This beautifully updated home is within a 3 minutes walk to Pettaway Park and a 2 minute drive to all of the fantastic restaurants/shopping and museums of SOMA (South On Main). You can get to freeways, hospitals, shopping and downtown within 10 minutes. This home features modern finishes everywhere you look. Enjoy granite countertops, a brand-new refrigerator, and luxury vinyl plank flooring that flows seamlessly through the home. The primary suite boasts a spa-inspired walk-in shower, while updated light fixtures brighten every room. Out back, the fully fenced yard offers privacy and space to relax or play. The front has a wonderful front porch and a level front yard to enjoy on nice days. The Pettaway area is all about community then you'll love the constant events you can walk to, or just grab a coffee at the local coffeshop; Pettaway Coffee. If you’re looking for a stylish home where all the work has already been done—this is it! Agents see remarks.

Key facts

• Updated home
• Granite countertops
• 5,227 sq ft lot

Tags

• UPDATED HOME
• WALK TO PETTAWAY PARK
• GRANITE COUNTERTOPS
• BRAND-NEW REFRIGERATOR
• LUXURY VINYL PLANK FLOORING
• SPA-INSPIRED WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (31.9% below list).
• Recommended offer: $150k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 (+3.4%/yr); 127 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 34% of the median local income ($52k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask is 13650% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $90k; list at $220k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $149,740 (31.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 12.2

CMA / ARV

• ARV (median comp): $293,314
• List price: $220,000
• Delta: -25.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1904 Vance St	0.14mi	3/2.5	1,600 (-3%)	3mo	$349,000	$218	84
2111 Bragg St	0.07mi	4/2.0 (+1)	1,620 (-2%)	9mo	$45,000	$28	81
2215 Cumberland St	0.26mi	3/3.0	1,656 (+0%)	12mo	$365,000	$220	74
1900 Scott St	0.34mi	3/2.0	1,690 (+2%)	14mo	$157,500	$93	68
315 W 22nd St	0.57mi	3/2.0	1,717 (+4%)	1mo	$231,925	$135	66
2405 Vance St	0.27mi	3/1.5	1,528 (-8%)	12mo	$39,000	$26	64
1314 Cumberland St	0.51mi	3/1.0	1,581 (-4%)	5mo	$210,000	$133	61
2002 Cumberland St	0.27mi	4/2.0 (+1)	1,858 (+12%)	4mo	$192,000	$103	59
2004 S Spring St	0.61mi	3/2.0	1,740 (+5%)	11mo	$309,000	$178	53
1407 Hanger St	0.65mi	3/2.0	1,494 (-10%)	2mo	$177,500	$119	52
2216 Scott St	0.35mi	2/2.0 (-1)	1,411 (-15%)	8mo	$235,100	$167	48
2018 Center St	0.54mi	2/1.0 (-1)	1,422 (-14%)	9mo	$170,000	$120	35

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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-43,352
• Equity at exit: $32,803

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-46,414
• Equity at exit: $19,022

Cash invested: $61,600 (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 72206

• Rents YoY: 3.4%
• Active inventory: 127
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,497 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-128

Break-even live

Break-even rent $1,659

Max offer price $197,421

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-66	+0% $-128	+5% $-190	+10% $-252
Rent	-10% $-246	-5% $-187	+0% $-128	+5% $-69	+10% $-10
Rate	-1.0pp $-17	-0.5pp $-72	base $-128	+0.5pp $-185	+1.0pp $-243

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 E 21st St Little Rock, AR	3.0	2.0	1652	$1,600	$0.97	20d	1	0.02mi
2318 Rock St Little Rock, AR	2.0	2.0	1358	$2,300	$1.69	45d	1	0.28mi
201 E 17th St Little Rock, AR	2.0	1.5	1124	$1,550	$1.38	15d	1	0.37mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,250	$0.80	45d	1	0.44mi
1401 Cumberland St Little Rock, AR	3.0	1.0	1566	$1,295	$0.83	15d	1	0.44mi
2708 Rock St Little Rock, AR	3.0	1.0	1114	$875	$0.79	22d	1	0.51mi
313 W 23rd St Little Rock, AR	3.0	2.0	1134	$925	$0.82	24d	1	0.59mi
2323 S Spring St Little Rock, AR	3.0	2.0	1070	$1,100	$1.03	45d	1	0.62mi
1500 Center St Unit 5 Little Rock, AR	2.0	1.5	1100	$1,295	$1.18	45d	1	0.64mi
1322 Hanger St Little Rock, AR	4.0	1.0	1566	$1,100	$0.70	24d	1	0.65mi
1004 Scott St Unit 1 Little Rock, AR	2.0	1.0	1398	$1,395	$1.00	24d	1	0.71mi
1212 Center St Little Rock, AR	2.0	2.0	1200	$1,750	$1.46	24d	1	0.73mi
3015 Main St Little Rock, AR	4.0	2.0	1658	$2,350	$1.42	45d	1	0.78mi
2900 Center St Little Rock, AR	3.0	1.0	1456	$1,050	$0.72	45d	1	0.80mi
2604 Broadway St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	24d	1	0.80mi
2712 Broadway St Little Rock, AR	3.0	3.0	2021	$1,695	$0.84	45d	1	0.85mi
1906 S State St Little Rock, AR	2.0	2.0	1160	$1,895	$1.63	45d	1	0.89mi
1908 S State St Little Rock, AR	2.0	2.0	1160	$1,650	$1.42	45d	1	0.89mi
421 W 32nd St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	20d	1	1.04mi
2610 S Izard St Little Rock, AR	3.0	2.0	1136	$1,150	$1.01	45d	1	1.04mi
2616 S Izard St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	45d	1	1.06mi
315 Rock St Unit 1 Little Rock, AR	2.0	2.0	1358	$2,900	$2.14	24d	1	1.12mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	45d	1	1.18mi
717 W 32nd St Unit A and B Little Rock, AR	3.0	2.5	1300	$1,550	$1.19	15d	1	1.20mi
926 W 29th St Little Rock, AR	3.0	1.0	1229	$1,050	$0.85	24d	1	1.20mi
115 E Markham St Little Rock, AR	1.0–2.0	1.0	863	$1,480	$1.71	15d	11	1.29mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	24d	1	1.40mi

Listing history 27 events

1. 2026-06-21
   days on market $220,000 Active 112 DOM
2. 2026-06-18
   days on market $220,000 Active 109 DOM
3. 2026-06-17
   days on market $220,000 Active 108 DOM
4. 2026-06-16
   days on market $220,000 Active 107 DOM
5. 2026-06-15
   statusdays on market $220,000 Active 106 DOM
6. 2026-06-14
   days on market $220,000 Back on Market 104 DOM
7. 2026-06-13
   days on market $220,000 Back on Market 103 DOM
8. 2026-06-10
   days on market $220,000 Back on Market 101 DOM
9. 2026-06-09
   days on market $220,000 Back on Market 100 DOM
10. 2026-06-09
    status $220,000 Back on Market 99 DOM
11. 2026-05-31
    days on market $220,000 Active 99 DOM
12. 2026-05-31
    days on market $220,000 Active 98 DOM
13. 2026-05-01
    status Back on Market 1024-char remark

    Show marketing remark (1024 chars)

    Want to seller finance? Call us for options! This beautifully updated home is within a 3 minutes walk to Pettaway Park and a 2 minute drive to all of the fantastic restaurants/shopping and museums of SOMA (South On Main). You can get to freeways, hospitals, shopping and downtown within 10 minutes. This home features modern finishes everywhere you look. Enjoy granite countertops, a brand-new refrigerator, and luxury vinyl plank flooring that flows seamlessly through the home. The primary suite boasts a spa-inspired walk-in shower, while updated light fixtures brighten every room. Out back, the fully fenced yard offers privacy and space to relax or play. The front has a wonderful front porch and a level front yard to enjoy on nice days. The Pettaway area is all about community then you'll love the constant events you can walk to, or just grab a coffee at the local coffeshop; Pettaway Coffee. If you’re looking for a stylish home where all the work has already been done—this is it! Agents see remarks.

14. 2026-05-01
    historical 1024-char remark

    Show marketing remark (1024 chars)

    Want to seller finance? Call us for options! This beautifully updated home is within a 3 minutes walk to Pettaway Park and a 2 minute drive to all of the fantastic restaurants/shopping and museums of SOMA (South On Main). You can get to freeways, hospitals, shopping and downtown within 10 minutes. This home features modern finishes everywhere you look. Enjoy granite countertops, a brand-new refrigerator, and luxury vinyl plank flooring that flows seamlessly through the home. The primary suite boasts a spa-inspired walk-in shower, while updated light fixtures brighten every room. Out back, the fully fenced yard offers privacy and space to relax or play. The front has a wonderful front porch and a level front yard to enjoy on nice days. The Pettaway area is all about community then you'll love the constant events you can walk to, or just grab a coffee at the local coffeshop; Pettaway Coffee. If you’re looking for a stylish home where all the work has already been done—this is it! Agents see remarks.

15. 2026-04-29
    listed $1,600
16. 2026-04-29
    historical $1,600
17. 2026-04-26
    listed $1,600
18. 2026-02-20
    historical

    Show marketing remark (1024 chars)

    Want to seller finance? Call us for options! This beautifully updated home is within a 3 minutes walk to Pettaway Park and a 2 minute drive to all of the fantastic restaurants/shopping and museums of SOMA (South On Main). You can get to freeways, hospitals, shopping and downtown within 10 minutes. This home features modern finishes everywhere you look. Enjoy granite countertops, a brand-new refrigerator, and luxury vinyl plank flooring that flows seamlessly through the home. The primary suite boasts a spa-inspired walk-in shower, while updated light fixtures brighten every room. Out back, the fully fenced yard offers privacy and space to relax or play. The front has a wonderful front porch and a level front yard to enjoy on nice days. The Pettaway area is all about community then you'll love the constant events you can walk to, or just grab a coffee at the local coffeshop; Pettaway Coffee. If you’re looking for a stylish home where all the work has already been done—this is it! Agents see remarks.

19. 2026-02-20
    listed $220,000 New Listing 1024-char remark

    Show marketing remark (1024 chars)

    Want to seller finance? Call us for options! This beautifully updated home is within a 3 minutes walk to Pettaway Park and a 2 minute drive to all of the fantastic restaurants/shopping and museums of SOMA (South On Main). You can get to freeways, hospitals, shopping and downtown within 10 minutes. This home features modern finishes everywhere you look. Enjoy granite countertops, a brand-new refrigerator, and luxury vinyl plank flooring that flows seamlessly through the home. The primary suite boasts a spa-inspired walk-in shower, while updated light fixtures brighten every room. Out back, the fully fenced yard offers privacy and space to relax or play. The front has a wonderful front porch and a level front yard to enjoy on nice days. The Pettaway area is all about community then you'll love the constant events you can walk to, or just grab a coffee at the local coffeshop; Pettaway Coffee. If you’re looking for a stylish home where all the work has already been done—this is it! Agents see remarks.

20. 2026-02-16
    status Back on Market
21. 2026-02-09
    status Under Contract
22. 2026-01-23
    price $220,000
23. 2025-11-20
    listed $235,000 New Listing
24. 2025-08-15
    soldstatus $90,000
25. 2015-04-23
    soldstatus $55,000
26. 2015-02-05
    historical
27. 2015-01-23
    listed $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: $785 · $65/mo
• Projected year-2 tax: $1,408 · $117/mo
• Expected delta: +$623/yr (+$52/mo · 79.4%)

ⓘ 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 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: $17,969
• − Mortgage interest: −$12,323
• − Property taxes: −$785
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$6,400
• Taxable loss: −$5,514
• Est. tax savings @ 24.0%: +$1,323
• After-tax cash flow: $-210/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): 22,667
• Household income: $52,132
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 623.0

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 0.59)
• Race & ethnicity: Black 48% White 43% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -88.64%
• Current HPI: 158.3601
• Rent YoY: ▲ 3.36%
• 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

-97.1% since first listed

15 events — show timeline

• 2026-05-01 Relisted — CARMLS
• 2026-05-01 Listing Removed — CARMLS
• 2026-04-29 Listed for Rent $1,600 CARMLS
• 2026-04-29 Rental Removed $1,600 RainyRealty
• 2026-04-26 Listed for Rent $1,600 RainyRealty
• 2026-02-20 Listing Removed — CARMLS
• 2026-02-20 Listed $220,000 CARMLS
• 2026-02-16 Relisted — CARMLS
• 2026-02-09 Pending — CARMLS
• 2026-01-23 Price Changed $220,000 CARMLS
• 2025-11-20 Listed $235,000 CARMLS
• 2025-08-15 Sold (Public Records) $90,000 Public Records
• 2015-04-23 Sold (MLS) $55,000 CARMLS
• 2015-02-05 Listing Removed — CARMLS
• 2015-01-23 Listed $55,000 CARMLS

Property tax history

-1.5%/yr

Latest (2025): $785 · +4.4% YoY. Source: county tax records.