2203 S Park St · Little Rock, AR 72202

$78,000

3 bd · 2.0 ba · 1,025 sqft · SingleFamily public records · 59 Days on market

Built 1960 6,534 sqft lot $76/sqft · at area comps Est $79k · at est. ↓ 15% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.0/15.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

All Brick 3 bed 1 bath home in Sheldon Addition. New roof (2026) to protect original hardwoods in all bedrooms. Make this one your home with some LOVE and TOUCHES! AGENTS PLEASE SEE REMARKS and contact List Agent prior to showing!

Key facts

• 6,534 sq ft lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $76k (3.0% 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 24d 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 $539 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1960 — 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: 1.61% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.95%
• DSCR: 2.20
• GRM: 5.2

CMA / ARV

• ARV (median comp): $78,862
• List price: $78,000
• Delta: -1.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2121 S Park St	0.04mi	3/2.0	1,120 (+9%)	19mo	$107,000	$96	67
2101 21st	0.10mi	2/1.0 (-1)	967 (-6%)	21mo	$35,000	$36	59
2105 Howard St	0.11mi	3/1.0	1,176 (+15%)	20mo	$74,999	$64	50
2901 Schiller St	0.47mi	3/2.0	1,162 (+13%)	20mo	$67,620	$58	39
2615 Martin Luther King Dr	0.55mi	4/1.0 (+1)	1,106 (+8%)	18mo	$12,500	$11	37
3015 W 24th	0.61mi	2/1.0 (-1)	896 (-13%)	16mo	$50,000	$56	28

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: 1.87×
• Total profit: $18,917
• Equity at exit: $11,630

10-year hold

• IRR: 29.4%
• Equity multiple: 3.66×
• Total profit: $57,989
• Equity at exit: $6,744

Cash invested: $21,840 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$409
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $491

Break-even live

Break-even rent $633

Max offer price $78,000

Occupancy floor 56%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	44d	1	0.17mi
1921 Wolfe St Unit A Little Rock, AR	2.0	2.0	875	$875	$1.00	23d	1	0.30mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	44d	1	0.33mi
1724 W 19th St Unit 2 Little Rock, AR	2.0	1.0	843	$1,150	$1.36	23d	1	0.33mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	23d	1	0.36mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	44d	1	0.53mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	23d	1	0.61mi
1320 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	21d	1	0.69mi
1318 S Summit St Little Rock, AR	2.0	1.0	864	$1,050	$1.22	21d	1	0.69mi
2324 W Daisy L Gatson Bates Dr Unit 1 Little Rock, AR	2.0	1.0	881	$1,095	$1.24	44d	1	0.71mi
2324 W Daisy L Gatson Bates Dr Unit 2 Little Rock, AR	2.0	1.0	881	$1,050	$1.19	23d	1	0.71mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	23d	1	0.71mi
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	0.77mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	44d	1	0.80mi
1918 Allis St Little Rock, AR	2.0	1.0	868	$895	$1.03	14d	1	0.80mi
2616 S Izard St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.81mi
2610 S Izard St Little Rock, AR	3.0	2.0	1136	$1,150	$1.01	44d	1	0.81mi
3222 Bishop St Unit B Little Rock, AR	3.0	2.0	1200	$1,300	$1.08	23d	1	0.82mi
926 W 29th St Little Rock, AR	3.0	1.0	1229	$1,050	$0.85	23d	1	0.82mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	44d	1	0.83mi
1908 S State St Little Rock, AR	2.0	2.0	1160	$1,650	$1.42	44d	1	0.84mi
1906 S State St Little Rock, AR	2.0	2.0	1160	$1,895	$1.63	44d	1	0.84mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	23d	1	0.86mi
2300 S Martin St Little Rock, AR	2.0	1.0	840	$795	$0.95	23d	1	0.86mi
2220 S Martin St Little Rock, AR	2.0	1.0	1143	$900	$0.79	23d	1	0.87mi
1909 S State St Little Rock, AR	2.0	1.0	850	$1,200	$1.41	14d	1	0.87mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	44d	1	0.93mi
2100 Valmar St Little Rock, AR	2.0	1.0	1219	$1,200	$0.98	23d	1	0.96mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	44d	1	0.98mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	0.99mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	23d	1	1.00mi
2604 Broadway St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	23d	1	1.06mi
1202 W 11th St Unit A & B Little Rock, AR	2.0	1.0	763	$1,050	$1.38	44d	1	1.07mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	44d	1	1.08mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	21d	1	1.09mi
717 W 32nd St Unit A and B Little Rock, AR	3.0	2.5	1300	$1,550	$1.19	14d	1	1.09mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	44d	1	1.09mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	44d	1	1.10mi
2323 S Spring St Little Rock, AR	3.0	2.0	1070	$1,100	$1.03	44d	1	1.15mi
313 W 23rd St Little Rock, AR	3.0	2.0	1134	$925	$0.82	23d	1	1.15mi

Listing history 19 events

1. 2026-06-18
   days on market $78,000 Active 59 DOM
2. 2026-06-17
   days on market $78,000 Active 58 DOM
3. 2026-06-16
   days on market $78,000 Active 57 DOM
4. 2026-06-15
   days on market $78,000 Active 56 DOM
5. 2026-06-14
   days on market $78,000 Active 54 DOM
6. 2026-06-13
   days on market $78,000 Active 53 DOM
7. 2026-06-10
   days on market $78,000 Active 51 DOM
8. 2026-06-09
   days on market $78,000 Active 50 DOM
9. 2026-06-08
   days on market $78,000 Active 49 DOM
10. 2026-06-05
    days on market $78,000 Active 45 DOM
11. 2026-06-03
    days on market $78,000 Active 44 DOM
12. 2026-06-02
    days on market $78,000 Active 43 DOM
13. 2026-06-01
    days on market $78,000 Active 42 DOM
14. 2026-05-31
    days on market $78,000 Active 41 DOM
15. 2026-05-31
    days on market $78,000 Active 40 DOM
16. 2026-05-12
    status Back on Market 231-char remark

    Show marketing remark (231 chars)

    All Brick 3 bed 1 bath home in Sheldon Addition. New roof (2026) to protect original hardwoods in all bedrooms. Make this one your home with some LOVE and TOUCHES! AGENTS PLEASE SEE REMARKS and contact List Agent prior to showing!

17. 2026-05-05
    historical Take Backups 231-char remark

    Show marketing remark (231 chars)

    All Brick 3 bed 1 bath home in Sheldon Addition. New roof (2026) to protect original hardwoods in all bedrooms. Make this one your home with some LOVE and TOUCHES! AGENTS PLEASE SEE REMARKS and contact List Agent prior to showing!

18. 2026-04-21
    price $78,000 231-char remark

    Show marketing remark (231 chars)

    All Brick 3 bed 1 bath home in Sheldon Addition. New roof (2026) to protect original hardwoods in all bedrooms. Make this one your home with some LOVE and TOUCHES! AGENTS PLEASE SEE REMARKS and contact List Agent prior to showing!

19. 2026-04-20
    listed $92,000 New Listing 231-char remark

    Show marketing remark (231 chars)

    All Brick 3 bed 1 bath home in Sheldon Addition. New roof (2026) to protect original hardwoods in all bedrooms. Make this one your home with some LOVE and TOUCHES! AGENTS PLEASE SEE REMARKS and contact List Agent prior to showing!

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $704 · $59/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: $15,049
• − Mortgage interest: −$4,369
• − Property taxes: −$704
• − Insurance: −$390
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,269
• Taxable income: $4,910
• Est. tax owed @ 24.0%: −$1,178
• After-tax cash flow: $4,709/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

-15.2% since first listed

4 events — show timeline

• 2026-05-12 Relisted — CARMLS
• 2026-05-05 Contingent — CARMLS
• 2026-04-21 Price Changed $78,000 CARMLS
• 2026-04-20 Listed $92,000 CARMLS

Property tax history

+3.5%/yr

Latest (2025): $704 · +7.7% YoY. Source: county tax records.