7621 W 44th St · Little Rock, AR 72204

$95,000

2 bd · 1.0 ba · 821 sqft · SingleFamily public records · 139 Days on market

Built 1955 8,276 sqft lot $116/sqft · 11% above area Est $85k · 11% over

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Why this score? — see what drove the C 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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +6.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this cute house! Built in shelves in the living room, carpets in bedrooms, large backyard and cute curb appeal. Window units, dishwasher, Plumbing lines and new roof. Agents see remarks for showings! No SDP. Move in ready! The 2nd house on the left on 44th street coming off Western Hills Ave. Please note google maps have the address wrong. tenant occupied, 24-hour notice for showings Parcel Number: 44L1490001600

Key facts

• Built in shelves
• Large backyard
• New roof

Tags

• BUILT IN SHELVES
• LARGE BACKYARD
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 31% 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 $657 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 + 4.9% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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.
• Current owner paid $56k; list at $95k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.10% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (median comp): $85,289
• List price: $95,000
• Delta: 11.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3801 Whitfield	0.41mi	2/1.0	795 (-3%)	0mo	$18,000	$23	75
4001 Cobb St	0.51mi	2/1.0	832 (+1%)	5mo	$47,500	$57	70
3500 Whitfield St	0.60mi	2/1.0	876 (+7%)	1mo	$84,900	$97	60
4105 Zion St	0.42mi	2/1.0	918 (+12%)	3mo	$29,000	$32	58
3616 Boyd St	0.72mi	3/1.0 (+1)	864 (+5%)	12mo	$83,500	$97	42
8100 W 34th St	0.73mi	2/1.0	900 (+10%)	15mo	$50,000	$56	38
3514 Zion St	0.69mi	3/1.0 (+1)	925 (+13%)	21mo	$95,900	$104	24

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $1,748
• Equity at exit: $14,165

10-year hold

• IRR: 12.9%
• Equity multiple: 2.11×
• Total profit: $29,592
• Equity at exit: $8,214

Cash invested: $26,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,041 high
• Mortgage (P&I): −$498
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $238

Break-even live

Break-even rent $740

Max offer price $95,000

Occupancy floor 72%

Sensitivity live

Price	-10% $291	-5% $264	+0% $238	+5% $211	+10% $184
Rent	-10% $155	-5% $196	+0% $238	+5% $279	+10% $320
Rate	-1.0pp $285	-0.5pp $262	base $238	+0.5pp $213	+1.0pp $188

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8700 Colonel Glenn Rd #5 Little Rock, AR	1.0	1.0	950	$1,300	$1.37	44d	1	0.66mi
3510 S Bryant St Unit 50 Little Rock, AR	2.0	1.0	807	$995	$1.23	44d	1	0.79mi
3219 Potter St Little Rock, AR	3.0	1.0	976	$895	$0.92	44d	1	0.80mi
3324 Tatum St Little Rock, AR	2.0	1.0	800	$795	$0.99	44d	1	0.93mi
8 Utica Ln Little Rock, AR	3.0	1.5	1006	$850	$0.84	44d	1	0.93mi
9024 W 37th St Little Rock, AR	2.0	1.0	800	$1,075	$1.34	24d	1	1.03mi
3107 Alameda Dr Little Rock, AR	3.0	1.0	1042	$1,250	$1.20	44d	1	1.10mi
24 Edgemont Dr Little Rock, AR	3.0	1.5	1008	$1,150	$1.14	24d	1	1.17mi
3415 Town & Country Ave Little Rock, AR	2.0	1.0	645	$675	$1.05	44d	1	1.19mi
3219 Holt St Little Rock, AR	2.0	2.0	816	$950	$1.16	44d	1	1.22mi
2412 Vancouver Dr Little Rock, AR	3.0	1.5	1104	$1,200	$1.09	44d	1	1.32mi

Listing history 28 events

1. 2026-06-18
   days on market $95,000 Active 139 DOM
2. 2026-06-17
   days on market $95,000 Active 138 DOM
3. 2026-06-16
   days on market $95,000 Active 137 DOM
4. 2026-06-15
   days on market $95,000 Active 136 DOM
5. 2026-06-14
   days on market $95,000 Active 134 DOM
6. 2026-06-13
   days on market $95,000 Active 133 DOM
7. 2026-06-10
   days on market $95,000 Active 131 DOM
8. 2026-06-09
   days on market $95,000 Active 130 DOM
9. 2026-06-08
   days on market $95,000 Active 129 DOM
10. 2026-06-05
    days on market $95,000 Active 125 DOM
11. 2026-06-03
    days on market $95,000 Active 124 DOM
12. 2026-06-02
    days on market $95,000 Active 123 DOM
13. 2026-06-01
    days on market $95,000 Active 122 DOM
14. 2026-05-31
    days on market $95,000 Active 121 DOM
15. 2026-05-31
    days on market $95,000 Active 120 DOM
16. 2026-01-30
    listed $95,000 New Listing 425-char remark

    Show marketing remark (425 chars)

    Check out this cute house! Built in shelves in the living room, carpets in bedrooms, large backyard and cute curb appeal. Window units, dishwasher, Plumbing lines and new roof. Agents see remarks for showings! No SDP. Move in ready! The 2nd house on the left on 44th street coming off Western Hills Ave. Please note google maps have the address wrong. tenant occupied, 24-hour notice for showings Parcel Number: 44L1490001600

17. 2025-10-11
    historical
18. 2025-08-13
    historical $825
19. 2025-07-12
    price $825
20. 2025-06-11
    listed $850
21. 2025-06-03
    price $82,500
22. 2025-03-06
    price $85,000
23. 2024-12-11
    price $89,900
24. 2024-09-12
    listed $95,000 New Listing
25. 2012-03-29
    soldstatus $56,000
26. 2008-12-30
    soldstatus $20,500
27. 2008-12-01
    historical
28. 2008-10-09
    listed $26,900

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: +$42/yr (+$3/mo · 7.4%)

ⓘ 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 ≥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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,494
• − Mortgage interest: −$5,321
• − Property taxes: −$566
• − Insurance: −$475
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$2,764
• Taxable income: $1,369
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $2,522/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

+253.2% since first listed

13 events — show timeline

• 2026-01-30 Listed $95,000 CARMLS
• 2025-10-11 Listing Removed — CARMLS
• 2025-08-13 Rental Removed $825 CARMLS
• 2025-07-12 Price Changed $825 CARMLS
• 2025-06-11 Listed for Rent $850 CARMLS
• 2025-06-03 Price Changed $82,500 CARMLS
• 2025-03-06 Price Changed $85,000 CARMLS
• 2024-12-11 Price Changed $89,900 CARMLS
• 2024-09-12 Listed $95,000 CARMLS
• 2012-03-29 Sold (Public Records) $56,000 Public Records
• 2008-12-30 Sold (MLS) $20,500 CARMLS
• 2008-12-01 Listing Removed — CARMLS
• 2008-10-09 Listed $26,900 CARMLS

Property tax history

+0.9%/yr

Latest (2025): $566 · +0.0% YoY. Source: county tax records.