1601 N Bryant Unit E56 · Little Rock, AR 72207

$89,900

2 bd · 2.0 ba · 1,060 sqft · SingleFamily public records · 146 Days on market

Built 1976 $85/sqft · 28% below area Est $119k · 25% under $324/mo HOA · 26% of rent

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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 +16.1/30.0
• ARV discount +15.0/15.0
• 1% rule +8.9/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This second story completely renovated 2 bedroom, 2 bath condominium is the prime location for your next investment! Located in a secure, gated community in desirable Midtown. The home features vinyl flooring and fresh paint throughout, giving it a modern, move-in-ready feel. The kitchen offers granite countertops, a newer electric range, and a newer dishwasher, and an open living and dining area. This condo also includes access to community amenities including a clubhouse and swimming pool. Water and trash are included in the rent, and no yard maintenance is required. Come see it today!!!

Key facts

• Gated community
• Clubhouse
• Community amenities

Tags

• GATED COMMUNITY
• GRANITE COUNTERTOPS
• COMMUNITY AMENITIES
• CLUBHOUSE
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $47 ($563/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: 92 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($96k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.39% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 6.0

CMA / ARV

• ARV (median comp): $119,293
• List price: $89,900
• Delta: -24.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7215 Missouri	0.16mi	3/2.0 (+1)	1,075 (+1%)	2mo	$199,000	$185	84
1623 N Mississippi St	0.34mi	2/2.0	1,020 (-4%)	1mo	$163,000	$160	77
6623 Kavanaugh Pl	0.29mi	3/1.0 (+1)	1,088 (+3%)	1mo	$235,000	$216	72
6613 Beacon St	0.46mi	2/1.0	1,105 (+4%)	2mo	$199,900	$181	66
7513 Missouri Ave	0.32mi	2/1.0	964 (-9%)	4mo	$149,000	$155	62
1423 N Mississippi St	0.35mi	2/1.0	968 (-9%)	5mo	$137,500	$142	61
1014 N Coolidge St	0.37mi	3/1.5 (+1)	1,163 (+10%)	1mo	$175,000	$150	59
2001 Watt St	0.60mi	3/1.0 (+1)	1,084 (+2%)	2mo	$212,000	$196	58
1020 N Hughes St	0.38mi	3/2.0 (+1)	1,192 (+12%)	5mo	$135,000	$113	53
1814 N Mississippi St	0.45mi	3/1.0 (+1)	952 (-10%)	3mo	$115,000	$121	51
605 N Coolidge	0.65mi	3/2.0 (+1)	1,188 (+12%)	2mo	$225,000	$189	42
5 Delray Dr	0.75mi	3/1.5 (+1)	1,205 (+14%)	3mo	$155,000	$129	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-11,366
• Equity at exit: $13,404

10-year hold

• IRR: -3.0%
• Equity multiple: 0.79×
• Total profit: $-5,178
• 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 72207

• Active inventory: 92
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$471
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$37
• HOA: −$324
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $47

Break-even live

Break-even rent $1,191

Max offer price $89,900

Occupancy floor 91%

Sensitivity live

Price	-10% $98	-5% $72	+0% $47	+5% $21	+10% $-4
Rent	-10% $-52	-5% $-2	+0% $47	+5% $96	+10% $146
Rate	-1.0pp $92	-0.5pp $70	base $47	+0.5pp $24	+1.0pp $0

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 N Bryant St Little Rock, AR	1.0	1.0	750	$1,148	$1.53	24d	2	0.04mi
7111 Indiana Ave Little Rock, AR	2.0	2.0	980	$882	$0.90	14d	9	0.09mi
6838 Cantrell Rd Little Rock, AR	1.0–2.0	1.0–1.5	777	$890	$1.14	14d	3	0.18mi
7305 Kentucky Ave Little Rock, AR	2.0	1.0	825	$825	$1.00	24d	1	0.25mi
7420 Illinois St Little Rock, AR	3.0	1.0	1275	$1,495	$1.17	24d	1	0.28mi
7318 L St Little Rock, AR	3.0	2.0	1396	$1,595	$1.14	24d	1	0.31mi
7575 Cantrell Rd Little Rock, AR	1.0–3.0	1.0–2.5	907	$888	$0.98	14d	8	0.33mi
1014 N Coolidge St Little Rock, AR	3.0	2.0	1163	$1,478	$1.27	24d	1	0.39mi
7701 Illinois St Little Rock, AR	3.0	1.0	1000	$1,450	$1.45	44d	1	0.43mi
225 Keightley Dr Little Rock, AR	2.0	2.0	930	$1,100	$1.18	44d	1	0.46mi
2308 Blackwood Rd Little Rock, AR	2.0	2.5	1375	$1,250	$0.91	24d	1	0.46mi
6700 Westover Dr Little Rock, AR	2.0	1.0	759	$1,253	$1.65	24d	1	0.51mi
7700 Indian Trl Little Rock, AR	1.0	1.0	710	$710	$1.00	14d	2	0.67mi
8110 Alvin Ln Little Rock, AR	3.0	2.0	1500	$1,595	$1.06	14d	1	0.73mi
1101 Biscayne Dr Unit 1 Little Rock, AR	1.0	1.0	750	$1,200	$1.60	24d	1	0.78mi
91 White Oak Ln Little Rock, AR	3.0	1.5	1118	$1,490	$1.33	44d	1	0.83mi
1201 N Pierce St Little Rock, AR	2.0	2.0	1061	$1,550	$1.46	21d	1	0.85mi
8101 Cantrell Rd Little Rock, AR	1.0–3.0	1.0–2.0	1055	$1,334	$1.26	14d	20	0.90mi
2824 Foxcroft Rd Little Rock, AR	2.0	2.0	1435	$1,500	$1.05	24d	1	0.97mi
709 N Buchanan St Little Rock, AR	3.0	2.0	1154	$1,595	$1.38	44d	1	0.97mi
1120 N Taylor St Little Rock, AR	2.0	1.0	1329	$1,600	$1.20	14d	1	0.98mi
1 Fair Hill Cir Little Rock, AR	2.0	2.0	1100	$1,500	$1.36	44d	1	1.07mi
1924 Pine Valley Rd Little Rock, AR	3.0	2.0	1114	$2,100	$1.89	44d	1	1.09mi
101 Hiawatha Dr Little Rock, AR	3.0	1.5	1251	$1,250	$1.00	44d	1	1.10mi
5815 C St Unit 1D Little Rock, AR	1.0	1.0	800	$695	$0.87	44d	1	1.13mi
8120 W Markham St Unit 2 Little Rock, AR	2.0	1.5	1000	$950	$0.95	44d	1	1.18mi
8120 W Markham St Unit 2 Little Rock, AR	2.0	1.5	950	$950	$1.00	24d	1	1.18mi
5709 C St Unit 5711 Little Rock, AR	2.0	1.5	948	$1,250	$1.32	24d	1	1.19mi
5700 B St #2 Little Rock, AR	2.0	2.0	800	$1,050	$1.31	44d	1	1.21mi
5608 C St Little Rock, AR	3.0	2.0	1231	$1,975	$1.60	24d	1	1.22mi
51 Wolfbridge Lop Little Rock, AR	3.0	3.0	1497	$1,700	$1.14	21d	1	1.22mi
5600 C St Little Rock, AR	3.0	1.0	1000	$2,700	$2.70	44d	1	1.23mi
5618 B St Unit 1 Little Rock, AR	2.0	2.0	1100	$1,050	$0.95	44d	1	1.24mi
5618 B St Little Rock, AR	2.0	2.0	1100	$995	$0.90	21d	1	1.24mi
719 Brookside Dr Unit 13 Little Rock, AR	1.0	1.0	750	$669	$0.89	44d	1	1.30mi
1801 Reservoir Rd Little Rock, AR	1.0–2.0	1.0	670	$995	$1.49	14d	10	1.31mi
619 Brookside Dr Unit 24 Little Rock, AR	1.0	1.0	750	$669	$0.89	44d	1	1.32mi
1809 Reservoir Rd #19 Little Rock, AR	2.0	1.5	1122	$1,095	$0.98	21d	1	1.35mi
201 N Polk St Unit M Little Rock, AR	1.0	1.0	750	$775	$1.03	44d	1	1.38mi
517 Chickadee Dr Unit A Little Rock, AR	2.0	1.5	1100	$1,400	$1.27	44d	1	1.38mi

HOA detail

• Monthly dues: $324 · $3,888/yr
• Likely covers: watertrashelectricpoolsecurity

Listing history 21 events

1. 2026-06-15
   days on market $89,900 Active 146 DOM
2. 2026-06-14
   days on market $89,900 Active 144 DOM
3. 2026-06-13
   days on market $89,900 Active 143 DOM
4. 2026-06-10
   days on market $89,900 Active 141 DOM
5. 2026-06-09
   days on market $89,900 Active 140 DOM
6. 2026-06-08
   days on market $89,900 Active 139 DOM
7. 2026-06-05
   days on market $89,900 Active 135 DOM
8. 2026-06-03
   days on market $89,900 Active 134 DOM
9. 2026-06-02
   days on market $89,900 Active 133 DOM
10. 2026-06-01
    days on market $89,900 Active 132 DOM
11. 2026-05-31
    days on market $89,900 Active 131 DOM
12. 2026-05-31
    days on market $89,900 Active 130 DOM
13. 2026-04-18
    status Back on Market 596-char remark

    Show marketing remark (596 chars)

    This second story completely renovated 2 bedroom, 2 bath condominium is the prime location for your next investment! Located in a secure, gated community in desirable Midtown. The home features vinyl flooring and fresh paint throughout, giving it a modern, move-in-ready feel. The kitchen offers granite countertops, a newer electric range, and a newer dishwasher, and an open living and dining area. This condo also includes access to community amenities including a clubhouse and swimming pool. Water and trash are included in the rent, and no yard maintenance is required. Come see it today!!!

14. 2026-04-15
    historical Take Backups 596-char remark

    Show marketing remark (596 chars)

    This second story completely renovated 2 bedroom, 2 bath condominium is the prime location for your next investment! Located in a secure, gated community in desirable Midtown. The home features vinyl flooring and fresh paint throughout, giving it a modern, move-in-ready feel. The kitchen offers granite countertops, a newer electric range, and a newer dishwasher, and an open living and dining area. This condo also includes access to community amenities including a clubhouse and swimming pool. Water and trash are included in the rent, and no yard maintenance is required. Come see it today!!!

15. 2026-02-24
    price $99,900 596-char remark

    Show marketing remark (596 chars)

    This second story completely renovated 2 bedroom, 2 bath condominium is the prime location for your next investment! Located in a secure, gated community in desirable Midtown. The home features vinyl flooring and fresh paint throughout, giving it a modern, move-in-ready feel. The kitchen offers granite countertops, a newer electric range, and a newer dishwasher, and an open living and dining area. This condo also includes access to community amenities including a clubhouse and swimming pool. Water and trash are included in the rent, and no yard maintenance is required. Come see it today!!!

16. 2026-01-19
    listed $105,000 New Listing 596-char remark

    Show marketing remark (596 chars)

    This second story completely renovated 2 bedroom, 2 bath condominium is the prime location for your next investment! Located in a secure, gated community in desirable Midtown. The home features vinyl flooring and fresh paint throughout, giving it a modern, move-in-ready feel. The kitchen offers granite countertops, a newer electric range, and a newer dishwasher, and an open living and dining area. This condo also includes access to community amenities including a clubhouse and swimming pool. Water and trash are included in the rent, and no yard maintenance is required. Come see it today!!!

17. 2022-02-25
    soldstatus $96,900
18. 2021-12-21
    historical
19. 2021-08-17
    price $97,000
20. 2021-07-21
    listed $100,000 New Listing
21. 2020-04-10
    soldstatus $862,150

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,293 · $108/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 6/10 Major FEMA zone X (unshaded) · 72% 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 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: $15,001
• − Mortgage interest: −$5,036
• − Property taxes: −$1,293
• − Insurance: −$450
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − HOA: −$3,888
• − Depreciation: −$2,615
• Taxable loss: −$681
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $726/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): 10,631
• Household income: $96,343
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 260.0

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 White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -420.06%
• Current HPI: 261.6948
• Rent YoY: —
• 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

-88.4% since first listed

9 events — show timeline

• 2026-04-18 Relisted — CARMLS
• 2026-04-15 Contingent — CARMLS
• 2026-02-24 Price Changed $99,900 CARMLS
• 2026-01-19 Listed $105,000 CARMLS
• 2022-02-25 Sold (Public Records) $96,900 Public Records
• 2021-12-21 Listing Removed — CARMLS
• 2021-08-17 Price Changed $97,000 CARMLS
• 2021-07-21 Listed $100,000 CARMLS
• 2020-04-10 Sold (Public Records) $862,150 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,293 · +0.0% YoY. Source: county tax records.