4221 Rogers St · North Little Rock, AR 72117

$59,500

2 bd · 1.0 ba · 916 sqft · SingleFamily public records · 506 Days on market

Built 1930 Fair condition 4,356 sqft lot $65/sqft · 37% below area Est $94k · 37% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 1 bathroom home in North Little Rock! Tenant on a 12 month lease for $725. Fully fenced back yard. Please do not disturb tenant, and please provide pre-approval or proof of funds before showing! Current lease ends November.

Key facts

• 4,356 sq ft lot
• Built 1930
• Listed 505 days

Tags

• FULLY FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($874 rent vs $60k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 5.2% in North 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 (#24 in AR) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment D-.
• N. Little Rock School District (urban): math 21% / reading 26% proficiency, ranked #191 of 238 in AR (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Glenview Elementary School (math 12% / reading 2%, grade F, #445 of 454 statewide, top 98%, 304 students, 100% FRL); Lakewood Middle School (math 23% / reading 32%, grade F, #155 of 201 statewide, top 77%, 1,115 students, 100% FRL); North Little Rock High School (math 12% / reading 26%, grade F, #248 of 292 statewide, top 86%, 1,949 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 110 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $411 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 506 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $52,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 506 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.47% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.34%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

• ARV (median comp): $93,784
• List price: $59,500
• Delta: -36.56%
• 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
4204 Coral St	0.43mi	2/1.0	924 (+1%)	6mo	$24,000	$26	74
908 Greenlea Dr	0.73mi	3/1.0 (+1)	912 (-0%)	6mo	$84,745	$93	55
809 Healy St	0.62mi	3/1.0 (+1)	936 (+2%)	10mo	$60,000	$64	54
626 Mills St	0.58mi	3/1.0 (+1)	982 (+7%)	3mo	$89,900	$92	53
99 Water St	0.58mi	2/1.0	1,032 (+13%)	0mo	$54,500	$53	51
38 Goodwin Cir	0.53mi	3/1.5 (+1)	1,006 (+10%)	1mo	$110,000	$109	51
713 Hyacinth St	0.54mi	2/1.0	816 (-11%)	10mo	$57,000	$70	48
804 Water St	0.50mi	3/1.0 (+1)	1,008 (+10%)	9mo	$84,000	$83	48
4705 Goodwin Cir	0.57mi	3/1.0 (+1)	1,002 (+9%)	8mo	$120,000	$120	46
418 Mills St	0.59mi	3/1.0 (+1)	996 (+9%)	10mo	$45,000	$45	44
615 Mills	0.56mi	2/1.0	794 (-13%)	11mo	$27,000	$34	42
309 Parkdale	0.47mi	3/1.0 (+1)	1,040 (+14%)	12mo	$124,000	$119	41

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: 16.4%
• Equity multiple: 1.66×
• Total profit: $10,983
• Equity at exit: $8,872

10-year hold

• IRR: 24.9%
• Equity multiple: 3.17×
• Total profit: $36,080
• Equity at exit: $5,144

Cash invested: $16,660 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 9 under contract
• Months of supply: 4.3 mo (23%/mo absorbed)
• Median asking: $109,000 ($99/sqft)
• Median days on market: 76 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +3.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72117

• Home prices YoY: -30.4%
• Active inventory: 110
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $874 high
• Mortgage (P&I): −$312
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $324

Break-even live

Break-even rent $464

Max offer price $59,500

Occupancy floor 58%

Sensitivity live

Price	-10% $358	-5% $341	+0% $324	+5% $307	+10% $290
Rent	-10% $255	-5% $290	+0% $324	+5% $359	+10% $393
Rate	-1.0pp $354	-0.5pp $339	base $324	+0.5pp $309	+1.0pp $293

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: $14,875
• Closing costs: $1,785
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Short St Unit EV North Little Rock, AR	1.0	1.0	600	$560	$0.93	72d	1	0.15mi
515 Middle St North Little Rock, AR	2.0	1.0	894	$850	$0.95	63d	1	0.18mi
512 Middle St North Little Rock, AR	3.0	2.0	924	$1,150	$1.24	15d	1	0.21mi
4515 Haywood St North Little Rock, AR	2.0	1.0	752	$795	$1.06	15d	1	0.22mi
4701 Atkins St North Little Rock, AR	2.0	1.0	892	$925	$1.04	68d	1	0.25mi
607 Prothro St North Little Rock, AR	2.0	1.0	779	$800	$1.03	15d	1	0.28mi
306 Boggs St North Little Rock, AR	2.0	1.0	1000	$850	$0.85	72d	1	0.31mi
4603 School St North Little Rock, AR	2.0	1.0	750	$650	$0.87	15d	1	0.34mi
4208 Coral St North Little Rock, AR	2.0	1.0	662	$895	$1.35	15d	1	0.40mi
538 Water St North Little Rock, AR	3.0	1.0	1104	$1,075	$0.97	15d	1	0.41mi
4912 School St North Little Rock, AR	3.0	1.0	1056	$900	$0.85	15d	1	0.48mi
5204 Alpha St North Little Rock, AR	3.0	1.0	753	$850	$1.13	93d	1	0.54mi
717 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,095	$1.20	93d	1	0.69mi
817 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,195	$1.31	15d	1	0.70mi
908 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,300	$1.43	70d	1	0.75mi
2107 Muldrow Dr North Little Rock, AR	3.0	1.0	900	$995	$1.11	15d	1	0.96mi
211 Crockett St North Little Rock, AR	2.0	1.0	1100	$850	$0.77	93d	1	1.00mi
2908 E 2nd St North Little Rock, AR	1.0	1.0	741	$550	$0.74	72d	1	1.19mi
2906 E 2nd St North Little Rock, AR	1.0	1.0	750	$550	$0.73	15d	1	1.19mi
201 S Palm St North Little Rock, AR	2.0	1.0	1029	$650	$0.63	15d	1	1.42mi
314 N Laurel St North Little Rock, AR	2.0	1.0	672	$495	$0.74	15d	1	1.46mi

Listing history 50 events

1. 2026-08-08
   days on market $59,500 Active 506 DOM
2. 2026-08-07
   days on market $59,500 Active 505 DOM
3. 2026-08-06
   days on market $59,500 Active 504 DOM
4. 2026-08-05
   days on market $59,500 Active 503 DOM
5. 2026-08-04
   days on market $59,500 Active 502 DOM
6. 2026-08-03
   days on market $59,500 Active 501 DOM
7. 2026-07-31
   days on market $59,500 Active 498 DOM
8. 2026-07-30
   days on market $59,500 Active 497 DOM
9. 2026-07-29
   days on market $59,500 Active 496 DOM
10. 2026-07-27
    days on market $59,500 Active 494 DOM
11. 2026-07-25
    days on market $59,500 Active 492 DOM
12. 2026-07-24
    days on market $59,500 Active 491 DOM
13. 2026-07-23
    days on market $59,500 Active 490 DOM
14. 2026-07-22
    days on market $59,500 Active 489 DOM
15. 2026-07-21
    days on market $59,500 Active 488 DOM
16. 2026-07-18
    days on market $59,500 Active 485 DOM
17. 2026-07-16
    days on market $59,500 Active 483 DOM
18. 2026-07-16
    days on market $59,500 Active 482 DOM
19. 2026-07-14
    days on market $59,500 Active 481 DOM
20. 2026-07-13
    days on market $59,500 Active 480 DOM
21. 2026-07-12
    days on market $59,500 Active 479 DOM
22. 2026-07-11
    days on market $59,500 Active 478 DOM
23. 2026-07-10
    days on market $59,500 Active 477 DOM
24. 2026-07-09
    days on market $59,500 Active 476 DOM
25. 2026-07-07
    days on market $59,500 Active 474 DOM
26. 2026-07-06
    days on market $59,500 Active 473 DOM
27. 2026-07-05
    days on market $59,500 Active 472 DOM
28. 2026-07-04
    days on market $59,500 Active 471 DOM
29. 2026-07-03
    days on market $59,500 Active 470 DOM
30. 2026-07-02
    days on market $59,500 Active 469 DOM
31. 2026-07-01
    days on market $59,500 Active 468 DOM
32. 2026-06-30
    days on market $59,500 Active 467 DOM
33. 2026-06-29
    days on market $59,500 Active 466 DOM
34. 2026-06-28
    days on market $59,500 Active 465 DOM
35. 2026-06-28
    days on market $59,500 Active 464 DOM
36. 2026-06-27
    days on market $59,500 Active 463 DOM
37. 2026-06-25
    days on market $59,500 Active 461 DOM
38. 2026-06-23
    days on market $59,500 Active 459 DOM
39. 2026-06-21
    days on market $59,500 Active 458 DOM
40. 2026-06-18
    days on market $59,500 Active 455 DOM
41. 2026-06-17
    days on market $59,500 Active 454 DOM
42. 2026-06-16
    days on market $59,500 Active 453 DOM
43. 2026-06-15
    days on market $59,500 Active 452 DOM
44. 2026-06-14
    days on market $59,500 Active 450 DOM
45. 2026-06-13
    days on market $59,500 Active 449 DOM
46. 2026-06-10
    days on market $59,500 Active 447 DOM
47. 2026-06-09
    days on market $59,500 Active 446 DOM
48. 2026-06-08
    days on market $59,500 Active 445 DOM
49. 2026-06-07
    days on market $59,500 Active 444 DOM
50. 2026-06-05
    days on market $59,500 Active 441 DOM

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $381 · $32/mo
• Expected delta: +$28/yr (+$2/mo · 7.8%)

ⓘ 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) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,486
• − Mortgage interest: −$3,333
• − Property taxes: −$353
• − Insurance: −$298
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$1,731
• Taxable income: $3,093
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $3,146/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.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab Est. rehab $22,900–$41,220 screening

This home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the roof, exterior siding, and interior walls.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Major roof shingles — visible wear
• Moderate exterior siding — some discoloration
• Minor kitchen cabinets — slight wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood — improves both resale and rental value ↑
• Both repair and re-shingle roof — extends life and improves curb appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 17/100

Zoned Schools

Elementary Glenview Elementary School F AR #445/454 Nat'l #40,092/41,679 Middle North Little Rock Middle School 6th Grade Campus F AR #166/201 Nat'l #10,474/14,009 High North Little Rock High School F AR #248/292 Nat'l #14,670/17,239

Schools (NCES district)

• District: N. Little Rock School District
• NCES district ID: 0510680
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $38,325
• Composite: 19.69/100
• National rank: #8728
• State rank: #191 of 238 in AR

B Composite livability gradescore 73/100

Livability — North Little Rock

• Score: 73/100
• State rank: #24
• US rank: #5452

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Little Rock, AR
• County: Pulaski · 415,378 people
• City population: 55,470
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 14,339
• Household income: $41,670
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 6% of renters

---

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 Black (63%)
• Race & ethnicity: Black 63% White 24% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

---

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: ▼ -53.78%
• Current HPI: 123.3727
• Rent YoY: —
• Metro: —
• 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

-0.8% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $59,500 CARMLS
• 2026-01-14 Price Changed $62,000 CARMLS
• 2025-03-18 Listed $63,000 CARMLS
• 2024-11-28 Rental Removed $695 CARMLS
• 2024-10-25 Price Changed $695 CARMLS
• 2024-09-20 Listed for Rent $725 CARMLS
• 2022-12-07 Sold (MLS) $45,000 CARMLS
• 2022-11-04 Pending — CARMLS
• 2022-10-04 Listed $60,000 CARMLS

Property tax history

+3.2%/yr

Latest (2025): $353 · +6.0% YoY. Source: county tax records.