1516 W 34th · Little Rock, AR 72206

$89,900

3 bd · 1.0 ba · 1,796 sqft · SingleFamily public records · 64 Days on market

Built 1921 6,969 sqft lot $50/sqft · at area comps Est $92k · at est.

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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 +8.5/15.0
• 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

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. * * * * AGENTS SEE REMARKS

Key facts

• 6,969 sq ft lot
• Built 1921
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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 (+3.4%/yr); 125 active listings in the ZIP; 9 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 38% of the median local income ($52k/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 $622 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 + 3.4% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1921 — 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: 1.82% ✓
• Cap rate: 16.24%
• Cash-on-cash: 35.52%
• DSCR: 2.58
• GRM: 4.6

CMA / ARV

• ARV (median comp): $91,971
• List price: $89,900
• Delta: -2.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3309 S Marshall St	0.09mi	2/1.0 (-1)	1,675 (-7%)	17mo	$28,000	$17	66
3217 S Summit St	0.31mi	3/2.0	1,745 (-3%)	16mo	$119,000	$68	64
2909 S Izard St	0.51mi	3/1.0	1,934 (+8%)	1mo	$70,000	$36	63
1012 W 36th St	0.26mi	3/2.0	1,629 (-9%)	9mo	$135,000	$83	61
3319 Wolfe St	0.15mi	4/2.0 (+1)	2,036 (+13%)	18mo	$136,400	$67	47
3101 S Gaines St	0.57mi	4/2.5 (+1)	1,780 (-1%)	21mo	$143,000	$80	44
1615 W 28th St	0.41mi	3/2.0	1,584 (-12%)	24mo	$160,000	$101	37

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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 2.33×
• Total profit: $33,460
• Equity at exit: $13,404

10-year hold

• IRR: 38.8%
• Equity multiple: 4.68×
• Total profit: $92,609
• Equity at exit: $7,773

Cash invested: $25,172 (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 72206

• Rents YoY: 3.4%
• Active inventory: 125
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$471
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $745

Break-even live

Break-even rent $691

Max offer price $89,900

Occupancy floor 49%

Sensitivity live

Price	-10% $796	-5% $771	+0% $745	+5% $720	+10% $694
Rent	-10% $616	-5% $681	+0% $745	+5% $810	+10% $874
Rate	-1.0pp $790	-0.5pp $768	base $745	+0.5pp $722	+1.0pp $698

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 W 35th St Little Rock, AR	3.0	2.5	2400	$2,300	$0.96	24d	1	0.18mi
926 W 29th St Little Rock, AR	3.0	1.0	1229	$1,050	$0.85	24d	1	0.45mi
717 W 32nd St Unit A and B Little Rock, AR	3.0	2.5	1300	$1,550	$1.19	14d	1	0.48mi
2712 Broadway St Little Rock, AR	3.0	3.0	2021	$1,695	$0.84	44d	1	0.78mi
2900 Center St Little Rock, AR	3.0	1.0	1456	$1,050	$0.72	44d	1	0.87mi
3015 Main St Little Rock, AR	4.0	2.0	1658	$2,350	$1.42	44d	1	0.99mi
2113 W 19th St Little Rock, AR	2.0	1.0	1703	$1,300	$0.76	44d	1	1.10mi
2318 Rock St Little Rock, AR	2.0	2.0	1358	$2,300	$1.69	44d	1	1.36mi
1515 Wolfe St Little Rock, AR	3.0	2.0	1386	$1,100	$0.79	24d	1	1.39mi

Listing history 17 events

1. 2026-06-18
   days on market $89,900 Active 64 DOM
2. 2026-06-17
   days on market $89,900 Active 63 DOM
3. 2026-06-16
   days on market $89,900 Active 62 DOM
4. 2026-06-15
   days on market $89,900 Active 61 DOM
5. 2026-06-14
   days on market $89,900 Active 59 DOM
6. 2026-06-13
   days on market $89,900 Active 58 DOM
7. 2026-06-10
   days on market $89,900 Active 56 DOM
8. 2026-06-09
   days on market $89,900 Active 55 DOM
9. 2026-06-08
   days on market $89,900 Active 54 DOM
10. 2026-06-05
    days on market $89,900 Active 50 DOM
11. 2026-06-03
    days on market $89,900 Active 49 DOM
12. 2026-06-02
    days on market $89,900 Active 48 DOM
13. 2026-06-01
    days on market $89,900 Active 47 DOM
14. 2026-05-31
    days on market $89,900 Active 46 DOM
15. 2026-05-31
    days on market $89,900 Active 45 DOM
16. 2026-04-15
    listed $89,900 New Listing 264-char remark

    Show marketing remark (264 chars)

    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. * * * * AGENTS SEE REMARKS

17. 2008-04-22
    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: $444 · $37/mo
• Projected year-2 tax: $575 · $48/mo
• Expected delta: +$132/yr (+$11/mo · 29.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,610
• − Mortgage interest: −$5,036
• − Property taxes: −$444
• − Insurance: −$450
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$2,615
• Taxable income: $7,928
• Est. tax owed @ 24.0%: −$1,903
• After-tax cash flow: $7,038/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): 22,667
• Household income: $52,132
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 623.0

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 0.59)
• Race & ethnicity: Black 48% White 43% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -88.64%
• Current HPI: 158.3601
• Rent YoY: ▲ 3.36%
• 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

-0.1% since first listed

2 events — show timeline

• 2026-04-15 Listed $89,900 CARMLS
• 2008-04-22 Sold (Public Records) $90,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $444 · +7.6% YoY. Source: county tax records.