2123 S Valentine St · Little Rock, AR 72204

$24,500

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 69 Days on market

Built 1940 6,969 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 special! Located at 2123 S. Valentine St in Little Rock, this property presents a great opportunity for a full renovation or potential rebuild. Home has sustained fire damage and is being sold as-is. Priced at $24,500, this is a great addition to your investment portfolio. Cash offers preferred. Bring your vision and contractor!

Key facts

• Potential rebuild
• Fire damage
• Investment portfolio

Tags

• FULL RENOVATION
• POTENTIAL REBUILD
• FIRE DAMAGE
• INVESTMENT PORTFOLIO
• DETACHED

Property features AI

Finance

• Other: Approximate lot size: 7,000 sq ft; Approximate acreage: 0.16 (tax records); Square footage source: tax records; County: Pulaski; City: Little Rock; Annual taxes noted

Exterior

• Parking: Other parking (see remarks)
• Utilities: Water/sewer/power details not provided
• Home design: Inside city limits; Located in CHESTERFIELD SQUARE
• Construction: Metal or vinyl siding exterior; Crawl space foundation; Other roof (see remarks); Built in 2026
• Exterior features: Paved road access; Level lot

Interior

• Kitchen: Kitchen equipment: other (see remarks)
• Flooring: Other flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating and cooling (see remarks)
• Interior features: Other interior finishes (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.
• Cap rate 38.1% 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 30% 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 $169 of loan paydown is wiped out by about $735 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,030 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 4.17% ✓
• Cap rate: 38.06%
• Cash-on-cash: 113.46%
• DSCR: 6.05
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $53,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2013 S Maple St	0.10mi	2/1.0	936 (-5%)	12mo	$8,000	$9	78
2401 S Pine St	0.24mi	2/1.0	896 (-9%)	4mo	$15,000	$17	71
3407 W 12 St	0.60mi	2/1.0	922 (-6%)	6mo	$30,000	$33	57
4523 W 23rd St	0.64mi	3/1.0 (+1)	1,026 (+4%)	2mo	$22,000	$21	57
3015 W 24th	0.36mi	2/1.0	896 (-9%)	16mo	$50,000	$56	55
3820 W 19th St	0.26mi	3/1.0 (+1)	1,076 (+9%)	22mo	$95,000	$88	48
3015 W 15th St	0.53mi	3/1.0 (+1)	1,016 (+3%)	22mo	$55,000	$54	46
1517 Bishop Warren Dr	0.54mi	2/1.0	1,120 (+14%)	9mo	$19,000	$17	44
1613 Johnson St	0.46mi	3/1.0 (+1)	902 (-8%)	19mo	$103,000	$114	44
3224 W 13th St	0.58mi	2/1.0	870 (-12%)	18mo	$100,000	$115	39
2616 Adams St	0.71mi	2/1.0	912 (-7%)	19mo	$30,000	$33	39
4613 W 24th St	0.69mi	3/2.0 (+1)	1,116 (+13%)	19mo	$80,000	$72	21

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: —
• Equity multiple: 6.74×
• Total profit: $39,351
• Equity at exit: $3,653

10-year hold

• IRR: —
• Equity multiple: 15.00×
• Total profit: $96,038
• Equity at exit: $2,118

Cash invested: $6,860 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,022 high
• Mortgage (P&I): −$128
• Tax from tax record: −$20 /mo · $243/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $649

Break-even live

Break-even rent $201

Max offer price $24,500

Occupancy floor 32%

Sensitivity live

Price	-10% $662	-5% $656	+0% $649	+5% $642	+10% $635
Rent	-10% $568	-5% $608	+0% $649	+5% $689	+10% $729
Rate	-1.0pp $661	-0.5pp $655	base $649	+0.5pp $642	+1.0pp $636

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: $6,125
• Closing costs: $735
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	24d	1	0.13mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	0.19mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	15d	1	0.29mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	24d	1	0.42mi
4304 W 22nd St Little Rock, AR	2.0	1.0	896	$895	$1.00	44d	1	0.46mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	24d	1	0.52mi
4319 W 17th St Little Rock, AR	2.0	1.0	957	$950	$0.99	44d	1	0.57mi
1205 Valmar St Little Rock, AR	2.0	1.0	1100	$1,199	$1.09	44d	1	0.62mi
3705 W 12th St Unit B Little Rock, AR	1.0	1.0	598	$650	$1.09	44d	1	0.63mi
4613 W 23rd St Unit B Little Rock, AR	2.0	1.0	650	$1,200	$1.85	24d	1	0.66mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	44d	1	0.74mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	44d	1	0.82mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	44d	1	0.85mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	44d	1	0.87mi
901 Johnson St Unit B Little Rock, AR	1.0	1.0	800	$695	$0.87	44d	1	0.87mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	24d	1	0.94mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	44d	1	0.94mi
610 S Maple St Unit A Little Rock, AR	2.0	1.0	850	$825	$0.97	24d	1	1.03mi
1318 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	21d	1	1.15mi
1320 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	21d	1	1.15mi
422 S Brown St Little Rock, AR	1.0	1.0	550	$725	$1.32	24d	1	1.17mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	24d	1	1.21mi
1724 W 19th St Apt 3 Little Rock, AR	1.0	1.0	828	$950	$1.15	44d	1	1.21mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	44d	1	1.21mi
1921 Wolfe St Unit A Little Rock, AR	2.0	2.0	875	$875	$1.00	24d	1	1.21mi
408 Booker St Little Rock, AR	2.0	2.0	936	$1,350	$1.44	44d	1	1.23mi
408 S Booker St Unit B Little Rock, AR	1.0	1.0	675	$850	$1.26	44d	1	1.23mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	24d	1	1.24mi
306 S Valentine St Little Rock, AR	1.0	1.0	650	$825	$1.27	44d	1	1.29mi
300 S Valentine St Ste 3 Little Rock, AR	1.0	1.0	605	$1,095	$1.81	44d	1	1.30mi
502 Rice St Little Rock, AR	2.0	1.0	648	$925	$1.43	24d	1	1.34mi
901 S Harrison St Little Rock, AR	2.0	1.0	1000	$980	$0.98	19d	1	1.34mi
128 S Woodrow St Unit N Little Rock, AR	1.0	1.0	765	$895	$1.17	44d	1	1.36mi
3409 W Markham St Little Rock, AR	1.0	1.0	950	$995	$1.05	24d	1	1.39mi
3825 W Markham St Little Rock, AR	2.0	1.0	950	$1,095	$1.15	44d	1	1.39mi
1100 Fair Park Blvd Apt 7 Little Rock, AR	1.0	1.0	636	$550	$0.86	21d	1	1.41mi
1100 Fair Park Blvd Little Rock, AR	1.0	1.0	636	$550	$0.86	24d	2	1.41mi
217 Thayer St Apt B Little Rock, AR	1.0	1.0	750	$1,500	$2.00	24d	1	1.44mi
1809 S Buchanan St Little Rock, AR	2.0	1.0	974	$850	$0.87	21d	1	1.46mi
1008 Kavanaugh Blvd Unit 3 Little Rock, AR	1.0	1.0	738	$795	$1.08	44d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $24,500 Active 69 DOM
2. 2026-06-17
   days on market $24,500 Active 68 DOM
3. 2026-06-16
   days on market $24,500 Active 67 DOM
4. 2026-06-15
   days on market $24,500 Active 66 DOM
5. 2026-06-14
   days on market $24,500 Active 64 DOM
6. 2026-06-13
   days on market $24,500 Active 63 DOM
7. 2026-06-10
   days on market $24,500 Active 61 DOM
8. 2026-06-09
   days on market $24,500 Active 60 DOM
9. 2026-06-08
   days on market $24,500 Active 59 DOM
10. 2026-06-05
    days on market $24,500 Active 55 DOM
11. 2026-06-03
    days on market $24,500 Active 54 DOM
12. 2026-06-02
    days on market $24,500 Active 53 DOM
13. 2026-06-01
    days on market $24,500 Active 52 DOM
14. 2026-05-31
    days on market $24,500 Active 51 DOM
15. 2026-05-31
    days on market $24,500 Active 50 DOM
16. 2026-05-18
    status Back on Market
17. 2026-04-29
    historical Take Backups
18. 2026-04-10
    listed $24,500 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: $243 · $20/mo
• Projected year-2 tax: $243 · $20/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 6/10 Major 6 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: $12,266
• − Mortgage interest: −$1,372
• − Property taxes: −$243
• − Insurance: −$122
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$713
• Taxable income: $7,853
• Est. tax owed @ 24.0%: −$1,885
• After-tax cash flow: $5,899/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

3 events — show timeline

• 2026-05-18 Relisted — CARMLS
• 2026-04-29 Contingent — CARMLS
• 2026-04-10 Listed $24,500 CARMLS

Property tax history

+0.8%/yr

Latest (2025): $243 · +10.2% YoY. Source: county tax records.