1600 W 26th St · Little Rock, AR 72202

$75,000

2 bd · 1.0 ba · 1,214 sqft · SingleFamily public records · 139 Days on market

Built 1935 6,969 sqft lot $62/sqft · 15% above area Est $65k · 15% over

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

ALL INVESTORS!!! Great income potential! With some TLC this home can be a good investment. AGENTS PLEASE SEE REMARKS!!!

Key facts

• 6,969 sq ft lot
• 4 parking spots
• Built 1935

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 (+3.2%/yr); 88 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 + 3.2% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1935 — 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: 1.58% ✓
• Cap rate: 13.83%
• Cash-on-cash: 26.91%
• DSCR: 2.20
• GRM: 5.3

CMA / ARV

• ARV (median comp): $64,958
• List price: $75,000
• Delta: 15.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3007 S Battery St	0.33mi	3/1.0 (+1)	1,244 (+2%)	10mo	$15,000	$12	67
1106 W 21 St	0.45mi	3/1.0 (+1)	1,180 (-3%)	5mo	$33,500	$28	65
2220 W 22nd St	0.58mi	3/1.0 (+1)	1,200 (-1%)	8mo	$130,000	$108	60
1520 34th St	0.57mi	3/1.0 (+1)	1,279 (+5%)	2mo	$146,000	$114	58
3101 S Battery St	0.38mi	3/1.0 (+1)	1,267 (+4%)	15mo	$35,000	$28	57
2925 S Chester St	0.44mi	3/1.5 (+1)	1,301 (+7%)	8mo	$68,500	$53	54
1509 W 19th St	0.47mi	2/1.0	1,352 (+11%)	7mo	$50,000	$37	54
2901 Schiller St	0.38mi	3/2.0 (+1)	1,162 (-4%)	20mo	$67,620	$58	50
2105 Howard St	0.55mi	3/1.0 (+1)	1,176 (-3%)	20mo	$74,999	$64	48
2121 S Park St	0.47mi	3/2.0 (+1)	1,120 (-8%)	19mo	$107,000	$96	40
3008 S State St	0.57mi	3/1.5 (+1)	1,080 (-11%)	17mo	$114,973	$106	34
3118 S Arch St	0.73mi	3/1.0 (+1)	1,290 (+6%)	20mo	$70,000	$54	34

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 1.86×
• Total profit: $18,122
• Equity at exit: $11,183

10-year hold

• IRR: 29.4%
• Equity multiple: 3.65×
• Total profit: $55,577
• Equity at exit: $6,485

Cash invested: $21,000 (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 72202

• Home prices YoY: -25.6%
• Rents YoY: 3.2%
• Active inventory: 88
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,188 high
• Mortgage (P&I): −$393
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $471

Break-even live

Break-even rent $592

Max offer price $75,000

Occupancy floor 55%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
926 W 29th St Little Rock, AR	3.0	1.0	1229	$1,050	$0.85	23d	1	0.39mi
2610 S Izard St Little Rock, AR	3.0	2.0	1136	$1,150	$1.01	43d	1	0.40mi
1921 Wolfe St Unit A Little Rock, AR	2.0	2.0	875	$875	$1.00	23d	1	0.46mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	23d	1	0.47mi
3222 Bishop St Unit B Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	23d	1	0.49mi
1724 W 19th St Apt 3 Little Rock, AR	1.0	1.0	828	$950	$1.15	43d	1	0.52mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	43d	1	0.52mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	23d	1	0.52mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	43d	1	0.60mi
1908 S State St Little Rock, AR	2.0	2.0	1160	$1,650	$1.42	43d	1	0.65mi
1906 S State St Little Rock, AR	2.0	2.0	1160	$1,895	$1.63	43d	1	0.65mi
717 W 32nd St Unit A and B Little Rock, AR	3.0	2.5	1300	$1,550	$1.19	14d	1	0.65mi
1909 S State St Little Rock, AR	2.0	1.0	850	$1,200	$1.41	14d	1	0.68mi
2323 S Spring St Little Rock, AR	3.0	2.0	1070	$1,100	$1.03	43d	1	0.80mi
313 W 23rd St Little Rock, AR	3.0	2.0	1134	$925	$0.82	23d	1	0.82mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	23d	1	0.84mi
2900 Center St Little Rock, AR	3.0	1.0	1456	$1,050	$0.72	43d	1	0.84mi
3333 Broadway St Little Rock, AR	3.0	1.0	918	$925	$1.01	18d	1	0.86mi
2318 Louisiana St Little Rock, AR	2.0	1.0	791	$1,175	$1.49	43d	1	0.90mi
2014 S Louisiana St Unit 3 Little Rock, AR	2.0	1.0	900	$1,350	$1.50	43d	1	0.97mi
1320 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	21d	1	1.00mi
1318 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	21d	1	1.00mi
2201 Scott St Little Rock, AR	2.0	1.5	850	$995	$1.17	43d	1	1.09mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	43d	1	1.09mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	23d	1	1.09mi
1512 Center St Little Rock, AR	1.0	1.0	952	$1,595	$1.68	23d	1	1.11mi
1500 Center St Unit 5 Little Rock, AR	2.0	1.5	1100	$1,295	$1.18	43d	1	1.13mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	23d	1	1.15mi
1202 W 11th St Unit A & B Little Rock, AR	2.0	1.0	763	$1,050	$1.38	43d	1	1.17mi
2708 Rock St Little Rock, AR	3.0	1.0	1114	$875	$0.79	21d	1	1.17mi
2318 Rock St Little Rock, AR	2.0	2.0	1358	$2,300	$1.69	43d	1	1.18mi
201 E 17th St Little Rock, AR	2.0	1.5	1124	$1,550	$1.38	14d	1	1.21mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	14d	1	1.23mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	43d	1	1.27mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	23d	1	1.27mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	23d	1	1.27mi
1212 Center St Little Rock, AR	2.0	2.0	1200	$1,750	$1.46	23d	1	1.27mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	23d	1	1.32mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	43d	1	1.37mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	23d	1	1.37mi

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 139 DOM
2. 2026-06-17
   days on market $75,000 Active 138 DOM
3. 2026-06-16
   days on market $75,000 Active 137 DOM
4. 2026-06-15
   days on market $75,000 Active 136 DOM
5. 2026-06-14
   days on market $75,000 Active 134 DOM
6. 2026-06-13
   days on market $75,000 Active 133 DOM
7. 2026-06-10
   days on market $75,000 Active 131 DOM
8. 2026-06-09
   days on market $75,000 Active 130 DOM
9. 2026-06-08
   days on market $75,000 Active 129 DOM
10. 2026-06-05
    days on market $75,000 Active 125 DOM
11. 2026-06-03
    days on market $75,000 Active 124 DOM
12. 2026-06-02
    days on market $75,000 Active 123 DOM
13. 2026-06-01
    days on market $75,000 Active 122 DOM
14. 2026-05-31
    days on market $75,000 Active 121 DOM
15. 2026-05-31
    days on market $75,000 Active 120 DOM
16. 2021-01-30
    listed $75,000 New Listing 119-char remark

    Show marketing remark (119 chars)

    ALL INVESTORS!!! Great income potential! With some TLC this home can be a good investment. AGENTS PLEASE SEE REMARKS!!!

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $520 · $43/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $14,259
• − Mortgage interest: −$4,201
• − Property taxes: −$520
• − Insurance: −$375
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$2,182
• Taxable income: $4,700
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $4,522/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): 9,704
• Household income: $50,899
• Rent vs Own: 75.7% rent · 24.3% own
• Severe rent burden: 789.0

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 0.58)
• Race & ethnicity: White 46% Black 45% Hispanic / Latino 3% Asian 3% Two or more races 3%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 2% Other Indo-European 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: ▼ -68.75%
• Current HPI: 199.3103
• Rent YoY: ▲ 3.25%
• 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

• 2021-01-30 Listed $75,000 CARMLS

Property tax history

+6.1%/yr

Latest (2025): $520 · +7.7% YoY. Source: county tax records.