823 N Bryan St · Little Rock, AR 72205

$231,400

3 bd · 2.0 ba · 2,452 sqft · SingleFamily public records · 142 Days on market

Built 1962 8,276 sqft lot $94/sqft · 33% below area Est $251k · 8% under

---

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 +14.0/30.0
• ARV discount +10.9/15.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful location Just off N University in the heart of Mid-Town Little Rock. 3br 2ba with over 1700sq ft. , 2 living areas. Features include; beautiful laminate floors, large living room and separate small den off kitchen with wood burning fireplace, totally remodeled kitchen with granite counters, electric cook top stove, wall oven, fridge, dishwasher, exterior access storage basement, washer & dryer connections inside, large 2 car carport, large fenced back yard and more. A definite must-see. Agents be sure to review remarks in mls.

Key facts

• Laminate floors
• Remodeled kitchen
• 8,276 sq ft lot

Tags

• REMODELED KITCHEN
• LAMINATE FLOORS
• WOOD BURNING FIREPLACE
• LARGE FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $231k.

Deal economics

• At list price, monthly cash flow is $29 ($351/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (17.0% below list).
• Recommended offer: $192k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Market conditions: Rents rising (+2.4%/yr); 116 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 34% of the median local income ($68k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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

• 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 $192,024 (17.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 0.83% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (median comp): $250,506
• List price: $231,400
• Delta: -7.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Beckwood Dr	0.33mi	3/2.0	2,562 (+4%)	4mo	$340,000	$133	74
312 Auburn Dr	0.36mi	3/2.5	2,343 (-4%)	2mo	$297,000	$127	72
521 Mcadoo St	0.20mi	3/2.5	2,225 (-9%)	4mo	$279,000	$125	70
405 N Mcadoo St	0.30mi	4/3.5 (+1)	2,522 (+3%)	4mo	$285,000	$113	67
405 N Plaza Dr	0.50mi	4/2.5 (+1)	2,338 (-5%)	2mo	$292,000	$125	60
7104 Briarwood Dr	0.55mi	3/2.5	2,276 (-7%)	2mo	$292,000	$128	59
1001 Biscayne Dr	0.67mi	3/2.0	2,288 (-7%)	1mo	$240,000	$105	57
3 Fairhills Cir	0.64mi	4/2.5 (+1)	2,339 (-5%)	1mo	$255,000	$109	55
823 Ridgecrest Dr	0.47mi	3/2.5	2,756 (+12%)	1mo	$475,000	$172	54
7303 Briarwood Dr	0.59mi	3/2.0	2,218 (-10%)	4mo	$283,000	$128	54
9 Broadview Dr	0.54mi	4/4.0 (+1)	2,618 (+7%)	3mo	$540,000	$206	48
7 Gay Pl	0.67mi	4/2.0 (+1)	2,658 (+8%)	2mo	$560,000	$211	48

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 · 2.4% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-36,823
• Equity at exit: $34,502

10-year hold

• IRR: -8.8%
• Equity multiple: 0.47×
• Total profit: $-34,496
• Equity at exit: $20,007

Cash invested: $64,792 (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 72205

• Rents YoY: 2.4%
• Active inventory: 116
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$1,213
• Tax from tax record: −$178 /mo · $2,134/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $29

Break-even live

Break-even rent $1,883

Max offer price $231,400

Occupancy floor 93%

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: $57,850
• Closing costs: $6,942
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Auburn Dr Little Rock, AR	4.0	2.0	2469	$1,750	$0.71	14d	1	0.38mi
224 Beckwood Dr Little Rock, AR	3.0	3.0	2180	$1,950	$0.89	44d	1	0.40mi
7301 W Markham St Little Rock, AR	3.0	2.0	2212	$1,500	$0.68	23d	1	0.54mi
7200 Apache Rd Little Rock, AR	3.0	2.0	2150	$1,850	$0.86	44d	1	0.59mi
7302 Woodside Ln Little Rock, AR	3.0	2.0	2527	$1,695	$0.67	44d	1	0.62mi
7902 Harmon Dr Little Rock, AR	4.0	3.0	2500	$2,320	$0.93	44d	1	0.68mi
1304 Biscayne Dr Little Rock, AR	3.0	2.5	2421	$1,850	$0.76	44d	1	0.75mi
701 N Buchanan St Little Rock, AR	3.0	2.0	2946	$1,300	$0.44	23d	1	0.81mi
1607 N University Ave Little Rock, AR	4.0	4.0	2971	$5,500	$1.85	44d	1	0.86mi
9 Oak Glen Ln Little Rock, AR	4.0	3.0	2780	$4,500	$1.62	44d	1	0.86mi
13 Gregory Ln Little Rock, AR	4.0	2.0	1784	$1,650	$0.92	19d	1	0.92mi
6609 Bluebird Dr Little Rock, AR	3.0	2.0	2026	$1,795	$0.89	23d	1	0.94mi
1000 N Polk St Little Rock, AR	2.0	2.0	1606	$2,200	$1.37	44d	1	1.04mi
7 Fairbrook Dr Little Rock, AR	4.0	2.5	1902	$1,695	$0.89	23d	1	1.06mi
5812 Stonewall Rd Little Rock, AR	3.0	2.0	1961	$3,650	$1.86	23d	1	1.10mi
6 Brookside Cir Little Rock, AR	3.0	2.0	1700	$1,695	$1.00	23d	1	1.23mi
8700 Riley Dr Apt 610 Little Rock, AR	2.0	2.5	1600	$4,500	$2.81	44d	1	1.24mi
5123 Lee Ave Little Rock, AR	3.0	2.0	1600	$2,125	$1.33	44d	1	1.28mi

Listing history 39 events

1. 2026-06-18
   days on market $231,400 Active 142 DOM
2. 2026-06-17
   days on market $231,400 Active 141 DOM
3. 2026-06-16
   days on market $231,400 Active 140 DOM
4. 2026-06-15
   days on market $231,400 Active 139 DOM
5. 2026-06-14
   days on market $231,400 Active 137 DOM
6. 2026-06-13
   days on market $231,400 Active 136 DOM
7. 2026-06-10
   days on market $231,400 Active 134 DOM
8. 2026-06-09
   days on market $231,400 Active 133 DOM
9. 2026-06-08
   days on market $231,400 Active 132 DOM
10. 2026-06-05
    days on market $231,400 Active 128 DOM
11. 2026-06-03
    days on market $231,400 Active 127 DOM
12. 2026-06-02
    days on market $231,400 Active 126 DOM
13. 2026-06-01
    days on market $231,400 Active 125 DOM
14. 2026-05-31
    days on market $231,400 Active 124 DOM
15. 2026-05-31
    days on market $231,400 Active 123 DOM
16. 2026-03-09
    price $231,400 548-char remark

    Show marketing remark (548 chars)

    Wonderful location Just off N University in the heart of Mid-Town Little Rock. 3br 2ba with over 1700sq ft. , 2 living areas. Features include; beautiful laminate floors, large living room and separate small den off kitchen with wood burning fireplace, totally remodeled kitchen with granite counters, electric cook top stove, wall oven, fridge, dishwasher, exterior access storage basement, washer & dryer connections inside, large 2 car carport, large fenced back yard and more. A definite must-see. Agents be sure to review remarks in mls.

17. 2026-01-31
    historical $1,595
18. 2026-01-27
    listed $232,900 New Listing 548-char remark

    Show marketing remark (548 chars)

    Wonderful location Just off N University in the heart of Mid-Town Little Rock. 3br 2ba with over 1700sq ft. , 2 living areas. Features include; beautiful laminate floors, large living room and separate small den off kitchen with wood burning fireplace, totally remodeled kitchen with granite counters, electric cook top stove, wall oven, fridge, dishwasher, exterior access storage basement, washer & dryer connections inside, large 2 car carport, large fenced back yard and more. A definite must-see. Agents be sure to review remarks in mls.

19. 2025-12-17
    price $1,595
20. 2025-11-11
    price $1,600
21. 2025-10-04
    price $1,700
22. 2025-09-09
    listed $1,750
23. 2024-08-21
    historical $1,695
24. 2024-08-08
    listed $1,695
25. 2021-06-21
    soldstatus $215,000
26. 2018-07-19
    historical
27. 2018-06-03
    listed $194,900 New Listing
28. 2017-06-20
    soldstatus $275,000
29. 2016-11-18
    historical
30. 2016-10-03
    price $187,500
31. 2016-09-01
    listed $189,500 New Listing
32. 2016-08-31
    historical
33. 2016-06-09
    price $189,500
34. 2016-05-09
    listed $195,000 New Listing
35. 2013-04-09
    soldstatus $170,000
36. 2013-04-05
    soldstatus $169,900
37. 2013-03-01
    listed $169,900
38. 2013-03-01
    historical
39. 2012-11-30
    soldstatus $90,000

ⓘ 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: $2,134 · $178/mo
• Projected year-2 tax: $2,134 · $178/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 7 d/yr ≥111°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,043
• − Mortgage interest: −$12,962
• − Property taxes: −$2,134
• − Insurance: −$1,157
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$6,732
• Taxable loss: −$3,628
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $1,222/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): 23,043
• Household income: $68,415
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1073.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Tagalog/Filipino 1% 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: ▼ -243.61%
• Current HPI: 215.0083
• Rent YoY: ▲ 2.40%
• 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

+157.1% since first listed

24 events — show timeline

• 2026-03-09 Price Changed $231,400 CARMLS
• 2026-01-31 Rental Removed $1,595 APPFOLIO
• 2026-01-27 Listed $232,900 CARMLS
• 2025-12-17 Price Changed $1,595 APPFOLIO
• 2025-11-11 Price Changed $1,600 APPFOLIO
• 2025-10-04 Price Changed $1,700 APPFOLIO
• 2025-09-09 Listed for Rent $1,750 APPFOLIO
• 2024-08-21 Rental Removed $1,695 APPFOLIO
• 2024-08-08 Listed for Rent $1,695 APPFOLIO
• 2021-06-21 Sold (Public Records) $215,000 Public Records
• 2018-07-19 Listing Removed — CARMLS
• 2018-06-03 Listed $194,900 CARMLS
• 2017-06-20 Sold (Public Records) $275,000 Public Records
• 2016-11-18 Listing Removed — CARMLS
• 2016-10-03 Price Changed $187,500 CARMLS
• 2016-09-01 Listed $189,500 CARMLS
• 2016-08-31 Listing Removed — CARMLS
• 2016-06-09 Price Changed $189,500 CARMLS
• 2016-05-09 Listed $195,000 CARMLS
• 2013-04-09 Sold (Public Records) $170,000 Public Records
• 2013-04-05 Sold (MLS) $169,900 CARMLS
• 2013-03-01 Listing Removed — CARMLS
• 2013-03-01 Listed $169,900 CARMLS
• 2012-11-30 Sold (Public Records) $90,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $2,134 · +0.0% YoY. Source: county tax records.