1823 Johnson St · Little Rock, AR 72204

$95,000

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 286 Days on market

Built 1955 6,969 sqft lot $107/sqft · 18% above area Est $80k · 18% over ↓ 9% since listing

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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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +6.2/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This tenant-occupied property is already producing steady income making it the perfect addition to your portfolio! This home offers reliable cash flow with a lease already in place and has been well maintained giving you a hassle-free start from day one. Whether you’re a seasoned investor or just starting out, this is a turnkey opportunity to secure passive income in today’s market. Please do not disturb tenants. Showings available with an accepted offer.

Key facts

• Well maintained
• Detached
• Turnkey opportunity

Tags

• WELL MAINTAINED
• TURNKEY OPPORTUNITY
• DETACHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Zoned schools: Forest Heights Stem Academy (math 45% / reading 57%, grade C-, #88 of 454 statewide, top 19%, 739 students, 50% FRL); Central High School (math 32% / reading 42%, grade F, #64 of 292 statewide, top 26%, 2,338 students, 53% FRL) — zoned schools average 52% FRL vs 69% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 44% at this address vs 24% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Little Rock School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.9%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $657 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($84k) 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 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 1955 — 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: 1.12% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (median comp): $80,246
• List price: $95,000
• Delta: 18.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1912 Booker St	0.05mi	2/1.0	816 (-8%)	16mo	$111,000	$136	71
3015 W 24th	0.32mi	2/1.0	896 (+1%)	16mo	$50,000	$56	70
1613 Johnson St	0.15mi	3/1.0 (+1)	902 (+2%)	19mo	$103,000	$114	69
2401 S Pine St	0.59mi	2/1.0	896 (+1%)	4mo	$15,000	$17	68
3407 W 12 St	0.48mi	2/1.0	922 (+4%)	6mo	$30,000	$33	67
2013 S Maple St	0.39mi	2/1.0	936 (+5%)	12mo	$8,000	$9	63
3224 W 13th St	0.40mi	2/1.0	870 (-2%)	18mo	$100,000	$115	63
2100 Brown St	0.20mi	3/1.5 (+1)	942 (+6%)	23mo	$70,000	$74	54
2323 S Valmar	0.39mi	3/1.0 (+1)	784 (-12%)	6mo	$16,000	$20	52
3015 W 15th St	0.24mi	3/1.0 (+1)	1,016 (+14%)	22mo	$55,000	$54	41
2101 21st	0.67mi	2/1.0	967 (+9%)	21mo	$35,000	$36	36

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,117
• Equity at exit: $14,165

10-year hold

• IRR: 13.3%
• Equity multiple: 2.15×
• Total profit: $30,524
• Equity at exit: $8,214

Cash invested: $26,600 (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 72204

• Home prices YoY: -21.5%
• Rents YoY: 4.9%
• Active inventory: 187
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,061 high
• Mortgage (P&I): −$498
• Tax from tax record: −$58 /mo · $697/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $243

Break-even live

Break-even rent $754

Max offer price $95,000

Occupancy floor 72%

Sensitivity live

Price	-10% $296	-5% $270	+0% $243	+5% $216	+10% $189
Rent	-10% $159	-5% $201	+0% $243	+5% $285	+10% $326
Rate	-1.0pp $290	-0.5pp $267	base $243	+0.5pp $218	+1.0pp $193

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	25d	1	0.04mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	16d	1	0.11mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	25d	1	0.35mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	46d	1	0.47mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	46d	1	0.48mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	46d	1	0.54mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	25d	1	0.54mi
3705 W 12th St Unit B Little Rock, AR	1.0	1.0	598	$650	$1.09	46d	1	0.58mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	23d	1	0.59mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	46d	1	0.59mi
901 Johnson St Unit B Little Rock, AR	1.0	1.0	800	$695	$0.87	46d	1	0.59mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	46d	1	0.63mi
1318 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	23d	1	0.76mi
1320 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	23d	1	0.76mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	46d	1	0.81mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	46d	1	0.82mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	25d	1	0.84mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	25d	1	0.89mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	46d	1	0.89mi
1724 W 19th St Apt 3 Little Rock, AR	1.0	1.0	828	$950	$1.15	46d	1	0.89mi
1921 Wolfe St Unit A Little Rock, AR	2.0	2.0	875	$875	$1.00	25d	1	0.90mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	25d	1	0.91mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	25d	1	0.92mi
422 S Brown St Little Rock, AR	1.0	1.0	550	$725	$1.32	25d	1	0.95mi
408 Booker St Little Rock, AR	2.0	2.0	936	$1,350	$1.44	46d	1	0.96mi
408 S Booker St Unit B Little Rock, AR	1.0	1.0	675	$850	$1.26	46d	1	0.96mi
502 Rice St Little Rock, AR	2.0	1.0	648	$925	$1.43	25d	1	0.98mi
4613 W 23rd St Unit B Little Rock, AR	2.0	1.0	650	$1,200	$1.85	25d	1	1.03mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	46d	1	1.05mi
128 S Woodrow St Unit N Little Rock, AR	1.0	1.0	765	$895	$1.17	46d	1	1.07mi
217 Thayer St Apt B Little Rock, AR	1.0	1.0	750	$1,500	$2.00	25d	1	1.10mi
306 S Valentine St Little Rock, AR	1.0	1.0	650	$825	$1.27	46d	1	1.12mi
300 S Valentine St Ste 3 Little Rock, AR	1.0	1.0	605	$1,095	$1.81	46d	1	1.13mi
3409 W Markham St Little Rock, AR	1.0	1.0	950	$995	$1.05	25d	1	1.19mi
1008 Kavanaugh Blvd Unit 3 Little Rock, AR	1.0	1.0	738	$795	$1.08	46d	1	1.19mi
1008 Kavanaugh Blvd Little Rock, AR	1.0	1.0	738	$795	$1.08	23d	1	1.19mi
306 S Schiller St Little Rock, AR	3.0	2.0	1037	$1,795	$1.73	46d	1	1.20mi
223 S Park St Apt A Little Rock, AR	1.0	1.0	600	$1,095	$1.82	21d	1	1.22mi
109 Barton St Little Rock, AR	2.0	1.0	880	$750	$0.85	25d	1	1.25mi
3825 W Markham St Little Rock, AR	2.0	1.0	950	$1,095	$1.15	46d	1	1.27mi

Listing history 25 events

1. 2026-06-15
   days on market $95,000 Active 286 DOM
2. 2026-06-14
   days on market $95,000 Active 284 DOM
3. 2026-06-13
   days on market $95,000 Active 283 DOM
4. 2026-06-10
   days on market $95,000 Active 281 DOM
5. 2026-06-09
   days on market $95,000 Active 280 DOM
6. 2026-06-08
   days on market $95,000 Active 279 DOM
7. 2026-06-05
   days on market $95,000 Active 275 DOM
8. 2026-06-03
   days on market $95,000 Active 274 DOM
9. 2026-06-02
   days on market $95,000 Active 273 DOM
10. 2026-06-01
    days on market $95,000 Active 272 DOM
11. 2026-05-31
    days on market $95,000 Active 271 DOM
12. 2026-05-31
    days on market $95,000 Active 270 DOM
13. 2025-09-02
    listed $95,000 New Listing 471-char remark

    Show marketing remark (471 chars)

    This tenant-occupied property is already producing steady income making it the perfect addition to your portfolio! This home offers reliable cash flow with a lease already in place and has been well maintained giving you a hassle-free start from day one. Whether you’re a seasoned investor or just starting out, this is a turnkey opportunity to secure passive income in today’s market. Please do not disturb tenants. Showings available with an accepted offer.

14. 2025-08-10
    historical
15. 2025-05-08
    price $112,000
16. 2025-02-16
    historical $895
17. 2025-02-11
    listed $112,900 New Listing
18. 2024-10-22
    price $895
19. 2024-07-26
    listed $915
20. 2024-01-31
    historical $875
21. 2023-11-04
    listed $875
22. 2022-05-09
    soldstatus $103,900
23. 2022-05-02
    soldstatus $103,900 Sold
24. 2022-02-09
    listed $103,900
25. 2022-02-09
    historical

ⓘ 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: $697 · $58/mo
• Projected year-2 tax: $697 · $58/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: $12,736
• − Mortgage interest: −$5,321
• − Property taxes: −$697
• − Insurance: −$475
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$2,764
• Taxable income: $1,442
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $2,566/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

-8.6% since first listed

13 events — show timeline

• 2025-09-02 Listed $95,000 CARMLS
• 2025-08-10 Listing Removed — CARMLS
• 2025-05-08 Price Changed $112,000 CARMLS
• 2025-02-16 Rental Removed $895 SHOWMOJO
• 2025-02-11 Listed $112,900 CARMLS
• 2024-10-22 Price Changed $895 SHOWMOJO
• 2024-07-26 Listed for Rent $915 SHOWMOJO
• 2024-01-31 Rental Removed $875 CARMLS
• 2023-11-04 Listed for Rent $875 CARMLS
• 2022-05-09 Sold (Public Records) $103,900 Public Records
• 2022-05-02 Sold (MLS) $103,900 CARMLS
• 2022-02-09 Listing Removed — CARMLS
• 2022-02-09 Listed $103,900 CARMLS

Property tax history

+12.5%/yr

Latest (2025): $697 · +0.0% YoY. Source: county tax records.