2521 S Maple St · Little Rock, AR 72204

$89,500

4 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 58 Days on market

Built 1940 6,969 sqft lot Est $142k · 37% under ↓ 10% since listing

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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 +15.0/15.0
• 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

Investor opportunity with added value! 2521 Maple St is a 4-bedroom, 2-bath home offering 1,600 sqft, and the adjacent lot at 2601 S Maple St conveys with the sale, providing extra flexibility for future development, expansion, or additional income potential. Located in an established area of Little Rock, this property sits near major roadways, shopping, dining, schools, and public transportation—making it attractive for long-term rental demand. The neighborhood’s central location offers convenient access to employment hubs and everyday amenities, which investors consistently look for when building a rental portfolio. The home features a functional layout with multiple bedrooms,

Key facts

• Established area
• Central location
• Asphalt roof

Tags

• ESTABLISHED AREA
• CENTRAL LOCATION
• FUNCTIONAL LAYOUT
• ASPHALT ROOF
• DETACHED

Property features AI

Finance

• Financial info: Financing options: conventional loan or cash

Exterior

• Parking: Parking pads
• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Crawl space foundation; Other roof (see remarks)
• Exterior features: Brick exterior; Deck; Fully fenced yard; Detached shop; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove
• Flooring: Carpet; Wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Carpet, wood, and tile flooring; Free-standing stove

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 39% 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 $619 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1940 — 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: 1.50% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.64%
• DSCR: 2.05
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $142,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2521 S Maple St	0.00mi	4/2.0	1,600 (0%)	1mo	$50,000	$31	100
4300 W 17th St	0.69mi	3/1.5 (-1)	1,649 (+3%)	10mo	$50,000	$30	48
1520 S Elm St	0.69mi	4/2.0	1,538 (-4%)	17mo	$159,600	$104	47
4300 W 16th St	0.74mi	3/2.0 (-1)	1,683 (+5%)	9mo	$150,000	$89	45
1805 Princeton Dr	0.74mi	3/2.0 (-1)	1,444 (-10%)	4mo	$100,000	$69	41
3403 W 17th St	0.54mi	3/2.0 (-1)	1,370 (-14%)	7mo	$167,500	$122	40
3401 W 17th St	0.54mi	3/2.0 (-1)	1,370 (-14%)	7mo	$167,500	$122	40
1806 Johnson	0.57mi	3/2.0 (-1)	1,377 (-14%)	7mo	$23,000	$17	40
1500 Valmar St	0.65mi	3/2.0 (-1)	1,431 (-11%)	10mo	$175,000	$122	39
1706 S Cedar St	0.57mi	3/1.5 (-1)	1,404 (-12%)	9mo	$60,000	$43	39
4207 W 15th St	0.75mi	3/3.0 (-1)	1,751 (+9%)	4mo	$30,000	$17	37
4705 W Charles Bussey Ave	0.75mi	3/2.0 (-1)	1,486 (-7%)	20mo	$189,000	$127	31

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: 18.8%
• Equity multiple: 1.78×
• Total profit: $19,554
• Equity at exit: $13,345

10-year hold

• IRR: 28.4%
• Equity multiple: 3.74×
• Total profit: $68,691
• Equity at exit: $7,738

Cash invested: $25,060 (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: $1,344 high
• Mortgage (P&I): −$469
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $494

Break-even live

Break-even rent $719

Max offer price $89,500

Occupancy floor 58%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.09mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	44d	1	0.16mi
4022 W 25th St Little Rock, AR	3.0	1.0	1674	$1,025	$0.61	44d	1	0.25mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	0.28mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	23d	1	0.38mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	44d	1	0.53mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	0.55mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	44d	1	0.58mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	23d	1	0.59mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.74mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	44d	1	0.83mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	44d	1	0.83mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	44d	1	0.85mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	23d	1	0.86mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	44d	1	0.86mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	44d	1	0.88mi
5005 W 31st St Little Rock, AR	3.0	2.0	1240	$1,215	$0.98	44d	1	0.91mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	23d	1	0.92mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	44d	1	0.96mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	1.03mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	23d	1	1.05mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	44d	1	1.07mi
3000 S Tyler St Little Rock, AR	3.0	1.5	1258	$1,250	$0.99	23d	1	1.12mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	23d	1	1.16mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	23d	1	1.34mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	23d	1	1.35mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	23d	1	1.38mi

Listing history 3 events

1. 2026-04-15
   status Under Contract
2. 2026-03-11
   price $89,500
3. 2026-02-16
   listed $100,000 New Listing

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $736 · $61/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 · 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: $16,125
• − Mortgage interest: −$5,013
• − Property taxes: −$736
• − Insurance: −$448
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$2,604
• Taxable income: $4,744
• Est. tax owed @ 24.0%: −$1,139
• After-tax cash flow: $4,784/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

-10.5% since first listed

3 events — show timeline

• 2026-04-15 Pending — CARMLS
• 2026-03-11 Price Changed $89,500 CARMLS
• 2026-02-16 Listed $100,000 CARMLS

Property tax history

+3.3%/yr

Latest (2025): $736 · +4.4% YoY. Source: county tax records.