4200 19th St · Little Rock, AR 72204

$79,900

2 bd · 1.0 ba · 931 sqft · SingleFamily public records · 280 Days on market

Built 1976 6,969 sqft lot $86/sqft · at area comps Est $80k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.7/15.0
• 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

Great investment property! Potentially 3 bedrooms. Close to everything in Little Rock including UAMS and the VA hospital. Nice corner lot. Currently rented at $700/month.

Key facts

• 6,969 sq ft lot
• Built 1976
• Listed 280 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 fast (+4.9%/yr); 186 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $64k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 1.27% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.42%
• DSCR: 1.73
• GRM: 6.5

CMA / ARV

• ARV (median comp): $80,217
• List price: $79,900
• Delta: -0.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2401 S Pine St	0.36mi	2/1.0	896 (-4%)	4mo	$15,000	$17	74
2013 S Maple St	0.36mi	2/1.0	936 (+0%)	12mo	$8,000	$9	73
3407 W 12 St	0.64mi	2/1.0	922 (-1%)	5mo	$30,000	$33	64
2119 S Harrison St	0.68mi	3/1.0 (+1)	930 (-0%)	1mo	$125,000	$134	63
4624 W 29th St	0.67mi	2/1.0	971 (+4%)	1mo	$100,000	$103	61
4523 W 23rd St	0.34mi	3/1.0 (+1)	1,026 (+10%)	2mo	$22,000	$21	61
1720 Green Meadow Dr	0.42mi	3/1.0 (+1)	1,020 (+10%)	4mo	$103,500	$101	56
1019 Adams St	0.60mi	2/1.0	840 (-10%)	1mo	$86,000	$102	55
4712 W 24th St	0.44mi	2/1.0	810 (-13%)	8mo	$65,000	$80	51
4307 W 10th St	0.57mi	2/1.0	828 (-11%)	13mo	$82,000	$99	44
1710 S Harrison St	0.70mi	2/1.0	1,014 (+9%)	11mo	$80,000	$79	43
4805 W 29th St	0.74mi	2/1.0	1,040 (+12%)	7mo	$100,000	$96	41

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: 9.5%
• Equity multiple: 1.38×
• Total profit: $8,526
• Equity at exit: $11,913

10-year hold

• IRR: 20.1%
• Equity multiple: 2.83×
• Total profit: $40,962
• Equity at exit: $6,908

Cash invested: $22,372 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,018 high
• Mortgage (P&I): −$419
• Tax from tax record: −$45 /mo · $546/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $306

Break-even live

Break-even rent $630

Max offer price $79,900

Occupancy floor 65%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	43d	1	0.14mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	43d	1	0.17mi
4613 W 23rd St Unit B Little Rock, AR	2.0	1.0	650	$1,200	$1.85	23d	1	0.35mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	43d	1	0.43mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.45mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	23d	1	0.50mi
3705 W 12th St Unit B Little Rock, AR	1.0	1.0	598	$650	$1.09	43d	1	0.55mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	23d	1	0.58mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	43d	1	0.63mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	14d	1	0.65mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	23d	1	0.77mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	43d	1	0.85mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	23d	1	0.90mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	43d	1	0.91mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	19d	1	0.91mi
901 Johnson St Unit B Little Rock, AR	1.0	1.0	800	$695	$0.87	43d	1	0.96mi
1100 Fair Park Blvd Apt 7 Little Rock, AR	1.0	1.0	636	$550	$0.86	21d	1	0.96mi
1100 Fair Park Blvd Little Rock, AR	1.0	1.0	636	$550	$0.86	23d	2	0.97mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	21d	1	1.03mi
422 S Brown St Little Rock, AR	1.0	1.0	550	$725	$1.32	23d	1	1.12mi
306 S Valentine St Little Rock, AR	1.0	1.0	650	$825	$1.27	43d	1	1.16mi
300 S Valentine St Ste 3 Little Rock, AR	1.0	1.0	605	$1,095	$1.81	43d	1	1.17mi
3825 W Markham St Little Rock, AR	2.0	1.0	950	$1,095	$1.15	43d	1	1.21mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	43d	1	1.23mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	23d	1	1.23mi
408 Booker St Little Rock, AR	2.0	2.0	936	$1,350	$1.44	43d	1	1.25mi
408 S Booker St Unit B Little Rock, AR	1.0	1.0	675	$850	$1.26	43d	1	1.25mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	43d	1	1.26mi
3409 W Markham St Little Rock, AR	1.0	1.0	950	$995	$1.05	23d	1	1.30mi
121 N Jackson St Little Rock, AR	1.0	1.0	700	$950	$1.36	43d	1	1.36mi
128 S Woodrow St Unit N Little Rock, AR	1.0	1.0	765	$895	$1.17	43d	1	1.38mi
1008 Kavanaugh Blvd Unit 3 Little Rock, AR	1.0	1.0	738	$795	$1.08	43d	1	1.45mi
1008 Kavanaugh Blvd Little Rock, AR	1.0	1.0	738	$795	$1.08	21d	1	1.45mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	23d	1	1.47mi
1318 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	21d	1	1.47mi
1320 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	21d	1	1.47mi
502 Rice St Little Rock, AR	2.0	1.0	648	$925	$1.43	23d	1	1.47mi
9 Barbara Dr Little Rock, AR	3.0	1.0	1035	$1,295	$1.25	21d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $79,900 Active 280 DOM
2. 2026-06-17
   days on market $79,900 Active 279 DOM
3. 2026-06-16
   days on market $79,900 Active 278 DOM
4. 2026-06-15
   days on market $79,900 Active 277 DOM
5. 2026-06-14
   days on market $79,900 Active 275 DOM
6. 2026-06-13
   days on market $79,900 Active 274 DOM
7. 2026-06-10
   days on market $79,900 Active 272 DOM
8. 2026-06-09
   days on market $79,900 Active 271 DOM
9. 2026-06-08
   days on market $79,900 Active 270 DOM
10. 2026-06-05
    days on market $79,900 Active 266 DOM
11. 2026-06-03
    days on market $79,900 Active 265 DOM
12. 2026-06-02
    days on market $79,900 Active 264 DOM
13. 2026-06-01
    days on market $79,900 Active 263 DOM
14. 2026-05-31
    days on market $79,900 Active 262 DOM
15. 2026-05-31
    days on market $79,900 Active 261 DOM
16. 2025-09-11
    listed $79,900 New Listing 170-char remark

    Show marketing remark (170 chars)

    Great investment property! Potentially 3 bedrooms. Close to everything in Little Rock including UAMS and the VA hospital. Nice corner lot. Currently rented at $700/month.

17. 2024-08-20
    historical
18. 2024-03-28
    price $89,000
19. 2024-01-06
    price $95,000
20. 2023-11-09
    status Back on Market
21. 2023-11-03
    historical Take Backups
22. 2023-10-12
    price $99,000
23. 2023-10-12
    listed $99,000 New Listing
24. 2023-06-14
    historical
25. 2023-01-05
    status Back on Market
26. 2022-12-01
    historical
27. 2022-07-28
    listed $110,000 New Listing
28. 2021-07-16
    soldstatus $64,000

ⓘ 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: $546 · $45/mo
• Projected year-2 tax: $546 · $45/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 6/10 Major 7 d/yr ≥110°F today · 17 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: $12,211
• − Mortgage interest: −$4,476
• − Property taxes: −$546
• − Insurance: −$400
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$2,324
• Taxable income: $2,512
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,071/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

+24.8% since first listed

13 events — show timeline

• 2025-09-11 Listed $79,900 CARMLS
• 2024-08-20 Listing Removed — CARMLS
• 2024-03-28 Price Changed $89,000 CARMLS
• 2024-01-06 Price Changed $95,000 CARMLS
• 2023-11-09 Relisted — CARMLS
• 2023-11-03 Contingent — CARMLS
• 2023-10-12 Price Changed $99,000 CARMLS
• 2023-10-12 Listed $99,000 CARMLS
• 2023-06-14 Listing Removed — CARMLS
• 2023-01-05 Relisted — CARMLS
• 2022-12-01 Listing Removed — CARMLS
• 2022-07-28 Listed $110,000 CARMLS
• 2021-07-16 Sold (Public Records) $64,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $546 · +0.0% YoY. Source: county tax records.