2001 Brown St · Little Rock, AR 72204

$60,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 66 Days on market

Built 1964 6,969 sqft lot $58/sqft · 11% below area Est $68k · 11% 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 +12.7/15.0
• 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

check this out!! This home is on a corner fenced lot. It features a large living/dining room area with a fireplace. Tenant occupied. Need 24 hour notice. Sold as is.

Key facts

• Corner fenced lot
• Detached
• Fireplace

Tags

• CORNER FENCED LOT
• LARGE LIVING DINING ROOM
• FIREPLACE
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 36% 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 $415 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1964 — 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: 2.06% ✓
• Cap rate: 18.33%
• Cash-on-cash: 43.00%
• DSCR: 2.91
• GRM: 4.0

CMA / ARV

• ARV (median comp): $67,796
• List price: $60,000
• Delta: -11.50%
• 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
2013 S Maple St	0.25mi	2/1.0 (-1)	936 (-10%)	12mo	$8,000	$9	57
3820 W 19th St	0.38mi	3/1.0	1,076 (+4%)	22mo	$95,000	$88	57
1601 Booker St	0.33mi	2/1.0 (-1)	1,171 (+13%)	2mo	$22,500	$19	56
2220 S Martin St	0.19mi	2/1.0 (-1)	1,143 (+10%)	15mo	$62,500	$55	56
1613 Johnson St	0.27mi	3/1.0	902 (-13%)	19mo	$103,000	$114	50
2401 S Pine St	0.45mi	2/1.0 (-1)	896 (-14%)	4mo	$15,000	$17	48
3407 W 12 St	0.51mi	2/1.0 (-1)	922 (-11%)	6mo	$30,000	$33	48
3015 W 24th	0.28mi	2/1.0 (-1)	896 (-14%)	16mo	$50,000	$56	46
1517 Bishop Warren Dr	0.63mi	2/1.0 (-1)	1,120 (+8%)	9mo	$19,000	$17	44
3407 Maryland Ave	0.69mi	3/1.0	1,140 (+10%)	8mo	$80,000	$70	44
3113 W 11th	0.57mi	3/1.0	1,163 (+12%)	19mo	$49,000	$42	37
2105 Howard St	0.72mi	3/1.0	1,176 (+14%)	20mo	$74,999	$64	27

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: 41.9%
• Equity multiple: 2.85×
• Total profit: $31,033
• Equity at exit: $8,946

10-year hold

• IRR: 48.9%
• Equity multiple: 6.16×
• Total profit: $86,691
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$315
• Tax from tax record: −$34 /mo · $410/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $602

Break-even live

Break-even rent $473

Max offer price $60,000

Occupancy floor 46%

Sensitivity live

Price	-10% $636	-5% $619	+0% $602	+5% $585	+10% $568
Rent	-10% $504	-5% $553	+0% $602	+5% $651	+10% $700
Rate	-1.0pp $632	-0.5pp $617	base $602	+0.5pp $586	+1.0pp $571

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	14d	1	0.02mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	0.11mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	24d	1	0.16mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	44d	1	0.18mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	24d	1	0.18mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	44d	1	0.18mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	24d	1	0.22mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	0.22mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	24d	1	0.22mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	44d	1	0.39mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	44d	1	0.40mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	44d	1	0.44mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	44d	1	0.44mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.45mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	44d	1	0.50mi
3715 W 13th St Little Rock, AR	2.0	1.0	1176	$900	$0.77	44d	1	0.53mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	44d	1	0.54mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.64mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	44d	1	0.65mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	24d	1	0.67mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	44d	1	0.67mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.68mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	44d	1	0.69mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	44d	1	0.69mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	24d	1	0.71mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	44d	1	0.72mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	24d	1	0.79mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	24d	1	0.80mi
1318 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	21d	1	0.89mi
1320 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	21d	1	0.89mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	24d	1	0.93mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	44d	1	0.97mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	24d	1	0.97mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	44d	1	0.98mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	24d	1	0.99mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	44d	1	0.99mi
1921 Wolfe St Unit A Little Rock, AR	2.0	2.0	875	$875	$1.00	24d	1	1.00mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	24d	1	1.00mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	24d	1	1.02mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	24d	1	1.02mi

Listing history 16 events

1. 2026-06-18
   days on market $60,000 Active 66 DOM
2. 2026-06-17
   days on market $60,000 Active 65 DOM
3. 2026-06-16
   days on market $60,000 Active 64 DOM
4. 2026-06-15
   days on market $60,000 Active 63 DOM
5. 2026-06-14
   days on market $60,000 Active 61 DOM
6. 2026-06-13
   days on market $60,000 Active 60 DOM
7. 2026-06-10
   days on market $60,000 Active 58 DOM
8. 2026-06-09
   days on market $60,000 Active 57 DOM
9. 2026-06-08
   days on market $60,000 Active 56 DOM
10. 2026-06-05
    days on market $60,000 Active 52 DOM
11. 2026-06-03
    days on market $60,000 Active 51 DOM
12. 2026-06-02
    days on market $60,000 Active 50 DOM
13. 2026-06-01
    days on market $60,000 Active 49 DOM
14. 2026-05-31
    days on market $60,000 Active 48 DOM
15. 2026-05-31
    days on market $60,000 Active 47 DOM
16. 2026-04-10
    listed $60,000 New Listing 165-char remark

    Show marketing remark (165 chars)

    check this out!! This home is on a corner fenced lot. It features a large living/dining room area with a fireplace. Tenant occupied. Need 24 hour notice. Sold as is.

ⓘ 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: $410 · $34/mo
• Projected year-2 tax: $410 · $34/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: $14,823
• − Mortgage interest: −$3,361
• − Property taxes: −$410
• − Insurance: −$300
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$1,745
• Taxable income: $6,635
• Est. tax owed @ 24.0%: −$1,592
• After-tax cash flow: $5,632/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

1 event — show timeline

• 2026-04-10 Listed $60,000 CARMLS

Property tax history

-1.5%/yr

Latest (2025): $410 · +7.7% YoY. Source: county tax records.