1822 Allis · Little Rock, AR 72204

$49,900

4 bd · 1.0 ba · 1,407 sqft · SingleFamily public records · 7 Days on market

Built 1956 6,969 sqft lot

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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 +7.5/15.0
• 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

INVESTMENT OPPORTUNITY!! Great portfolio add or flip. .. Property is Tenant Occupied; Lease is MONTH TO MONTH, $950.00 MONTHLY, 24 HR NOTICE TO SHOW. .. SOLD AS-IS Part of a package, could be purchased in individually or all together. See MLS#

Key facts

• 6,969 sq ft lot
• Built 1956
• Listed 7 days

🏷️ Possibly a rental listed for sale. The $49,900 price doesn't fit this home's estimated sale value (~$151,956) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 25.3% 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; 35 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 41% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $8k; list at $50k implies a 487% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $49,900

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.83% ✓
• Cap rate: 25.28%
• Cash-on-cash: 67.81%
• DSCR: 4.02
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $151,956
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1806 Johnson	0.07mi	3/2.0 (-1)	1,377 (-2%)	7mo	$23,000	$17	79
3401 W 17th St	0.15mi	3/2.0 (-1)	1,370 (-3%)	7mo	$167,500	$122	74
3403 W 17th St	0.16mi	3/2.0 (-1)	1,370 (-3%)	7mo	$167,500	$122	73
1608 S Martin St	0.20mi	3/2.0 (-1)	1,350 (-4%)	4mo	$240,000	$178	71
3501 W 25th St	0.42mi	3/2.0 (-1)	1,338 (-5%)	2mo	$145,000	$108	62
2109 Brown St	0.17mi	3/2.0 (-1)	1,239 (-12%)	3mo	$145,000	$117	60
2405 W 13th St	0.60mi	3/1.0 (-1)	1,331 (-5%)	3mo	$106,000	$80	56
1019 Booker St	0.52mi	3/2.0 (-1)	1,485 (+6%)	3mo	$120,000	$81	55
2521 S Maple St	0.52mi	4/2.0	1,600 (+14%)	1mo	$50,000	$31	48
4009 W 11th St	0.71mi	3/2.0 (-1)	1,305 (-7%)	2mo	$161,950	$124	44
4211 W 24th St	0.73mi	3/1.0 (-1)	1,276 (-9%)	1mo	$63,000	$49	44
3212 Lamar	0.75mi	3/2.5 (-1)	1,228 (-13%)	1mo	$75,000	$61	32

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: 69.3%
• Equity multiple: 4.22×
• Total profit: $44,974
• Equity at exit: $7,440

10-year hold

• IRR: 73.9%
• Equity multiple: 9.28×
• Total profit: $115,751
• Equity at exit: $4,314

Cash invested: $13,972 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$262
• Tax from tax record: −$43 /mo · $522/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $790

Break-even live

Break-even rent $413

Max offer price $49,900

Occupancy floor 39%

Sensitivity live

Price	-10% $818	-5% $804	+0% $790	+5% $775	+10% $761
Rent	-10% $678	-5% $734	+0% $790	+5% $845	+10% $901
Rate	-1.0pp $815	-0.5pp $802	base $790	+0.5pp $777	+1.0pp $763

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1820 Johnson St Little Rock, AR	4.0	2.0	1223	$1,550	$1.27	19d	1	0.09mi
1626 S Brown St Little Rock, AR	3.0	2.0	1386	$995	$0.72	44d	1	0.11mi
3401 W 17th St Little Rock, AR	3.0	2.0	1370	$1,400	$1.02	44d	1	0.13mi
1822 Booker St Little Rock, AR	3.0	2.0	1076	$1,195	$1.11	24d	1	0.15mi
2105 S Valentine St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	15d	1	0.25mi
2900 W 15th St Little Rock, AR	3.0	1.0	1337	$950	$0.71	44d	1	0.33mi
3214 W 13th St Little Rock, AR	3.0	2.0	1264	$1,095	$0.87	44d	1	0.37mi
2803 W Daisy L Gatson Bates Dr Little Rock, AR	4.0	2.0	1138	$1,495	$1.31	44d	1	0.39mi
2305 S Oak St Little Rock, AR	4.0	2.0	1223	$1,525	$1.25	44d	1	0.44mi
3109 W 11th St Little Rock, AR	3.0	2.0	1055	$1,295	$1.23	44d	1	0.48mi
2421 S Oak St Little Rock, AR	3.0	1.0	1092	$950	$0.87	22d	1	0.50mi
4104 W 15th St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.61mi
3423 Maryland Ave Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	44d	1	0.61mi
3204 Maryland Ave Little Rock, AR	3.0	1.0	921	$1,095	$1.19	44d	1	0.62mi
4022 W 25th St Little Rock, AR	3.0	1.0	1674	$1,025	$0.61	44d	1	0.63mi
1123 Thayer St Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	24d	1	0.67mi
2200 Dennison St Little Rock, AR	3.0	1.5	1080	$1,000	$0.93	44d	1	0.68mi
4314 W 14th St Little Rock, AR	4.0	2.0	1223	$1,495	$1.22	24d	1	0.77mi
2701 Abigail St Little Rock, AR	3.0	1.0	1098	$1,195	$1.09	24d	1	0.83mi
1320 Adams St Little Rock, AR	3.0	1.0	1026	$1,025	$1.00	44d	1	0.94mi
3615 W Capitol Ave Little Rock, AR	4.0	2.0	1410	$1,550	$1.10	24d	1	0.95mi
1720 Pinewood Dr Little Rock, AR	3.0	2.0	1382	$1,180	$0.85	44d	1	0.97mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	24d	1	0.99mi
4721 W 16th St Little Rock, AR	4.0	1.0	1100	$1,195	$1.09	24d	1	1.00mi
1903 Marshall St Little Rock, AR	3.0	2.0	1152	$1,200	$1.04	24d	1	1.07mi
212 Rice St Little Rock, AR	3.0	2.0	1442	$1,795	$1.24	19d	1	1.17mi
106 Fountain Ave Little Rock, AR	3.0	2.0	1600	$1,600	$1.00	44d	1	1.20mi
1914 S Van Buren St Little Rock, AR	3.0	1.5	1318	$995	$0.75	24d	1	1.24mi
324 S Schiller St Little Rock, AR	3.0	2.0	1352	$1,995	$1.48	24d	1	1.26mi
306 S Schiller St Little Rock, AR	3.0	2.0	1037	$1,795	$1.73	44d	1	1.27mi
325 Midland St Little Rock, AR	3.0	2.0	1647	$2,675	$1.62	44d	1	1.30mi
223 Linwood Ct Little Rock, AR	3.0	2.0	1702	$1,695	$1.00	24d	1	1.31mi
1209 W 22nd St Little Rock, AR	4.0	2.0	1104	$1,850	$1.68	44d	1	1.34mi
5005 W 31st St Little Rock, AR	3.0	2.0	1240	$1,215	$0.98	44d	1	1.35mi
2609 S Tyler St Little Rock, AR	3.0	2.0	1200	$1,040	$0.87	44d	1	1.42mi

Listing history 3 events

1. 2026-04-20
   status Under Contract
2. 2026-04-13
   listed $49,900 New Listing
3. 2018-07-12
   soldstatus $8,500

ⓘ 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: $522 · $43/mo
• Projected year-2 tax: $522 · $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 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: $16,944
• − Mortgage interest: −$2,795
• − Property taxes: −$522
• − Insurance: −$250
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$1,452
• Taxable income: $9,215
• Est. tax owed @ 24.0%: −$2,212
• After-tax cash flow: $7,263/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

+487.1% since first listed

3 events — show timeline

• 2026-04-20 Pending — CARMLS
• 2026-04-13 Listed $49,900 CARMLS
• 2018-07-12 Sold (Public Records) $8,500 Public Records

Property tax history

+13.6%/yr

Latest (2025): $522 · +7.7% YoY. Source: county tax records.