1424 W 16th St · North Little Rock, AR 72114

$129,500

3 bd · 1.5 ba · 1,458 sqft · SingleFamily public records · 480 Days on market

Built 1940 5,662 sqft lot $89/sqft · 11% above area Est $116k · 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 +23.3/30.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Appreciation +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Schools +2.0/10.0

Listing remarks MLS

Welcome to your next savvy investment! This income-producing gem boasts a commitment from a reliable tenant for a full year, ensuring a steady flow of returns. The property has recently undergone a glamorous makeover, featuring fresh paint that breathes new life into every room. The updated bathrooms add a touch of modern elegance, while the sleek kitchen showcases brand-new black appliances that are as stylish as they are functional. With three bedrooms to accommodate tenants comfortably, this home is a perfect addition to any investor's portfolio. Situated on a spacious corner lot, the property offers a large backyard, providing ample outdoor space for tenants to enjoy. Whether you're a seasoned investor or diving into the real estate game for the first time, this turnkey opportunity is ready for you to claim your new investment. Don't miss out on the chance to add a property with such potential and appeal to your portfolio. Act now and reap the rewards of a well-maintained, upgraded, and tenant-ready investment property!

Key facts

• Black appliances
• Fresh paint
• Large backyard

Tags

• FRESH PAINT
• UPDATED BATHROOMS
• SLEEK KITCHEN
• BLACK APPLIANCES
• SPACIOUS CORNER LOT
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.0% 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: Boone Park Elementary School (math 12% / reading 12%, grade F, #419 of 454 statewide, top 93%, 414 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: Rents rising (+3.1%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• At $1,299/mo this rent would consume 52% of the median local household income ($30k/yr) (locally 995% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $895 of loan paydown is wiped out by about $4k 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 480 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 480 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 1940 — 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. 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?
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: 1.00% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (median comp): $116,145
• List price: $129,500
• Delta: 11.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1711 W Long 17th St	0.19mi	3/2.0	1,368 (-6%)	4mo	$219,900	$161	76
2019 W Short 17th St	0.38mi	3/2.0	1,470 (+1%)	6mo	$135,000	$92	73
1519 Schaer St	0.28mi	3/1.0	1,535 (+5%)	5mo	$20,000	$13	72
1318 W 12th St	0.28mi	2/1.0 (-1)	1,540 (+6%)	2mo	$70,000	$45	69
1623 Marion St	0.36mi	3/2.0	1,339 (-8%)	6mo	$153,000	$114	62
1620 Chandler St	0.45mi	3/2.0	1,516 (+4%)	10mo	$65,000	$43	62
1516 Sycamore St	0.63mi	3/1.0	1,418 (-3%)	2mo	$72,000	$51	62
1812 W Long 17th St	0.24mi	3/1.0	1,284 (-12%)	6mo	$34,000	$26	62
1417 Willow St	0.68mi	2/1.0 (-1)	1,475 (+1%)	9mo	$137,000	$93	52
1239 W 8th St	0.52mi	4/1.0 (+1)	1,574 (+8%)	10mo	$90,000	$57	47
500 W 17th St	0.62mi	4/1.5 (+1)	1,328 (-9%)	5mo	$109,000	$82	47
409 W 21st St	0.74mi	3/2.0	1,556 (+7%)	10mo	$56,500	$36	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.7% appreciation · 3.14% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.88×
• Total profit: $-4,219
• Equity at exit: $21,014

10-year hold

• IRR: 6.2%
• Equity multiple: 1.49×
• Total profit: $17,623
• Equity at exit: $14,147

Cash invested: $36,260 (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 72114

• Home prices YoY: -2.2%
• Rents YoY: 3.1%
• Active inventory: 67
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,299 high
• Mortgage (P&I): −$679
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $236

Break-even live

Break-even rent $1,000

Max offer price $129,500

Occupancy floor 77%

Sensitivity live

Price	-10% $309	-5% $273	+0% $236	+5% $199	+10% $163
Rent	-10% $133	-5% $185	+0% $236	+5% $287	+10% $339
Rate	-1.0pp $301	-0.5pp $269	base $236	+0.5pp $202	+1.0pp $168

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1519 W 15th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	45d	1	0.04mi
1603 W Long 17th St Unit B North Little Rock, AR	3.0	1.0	1036	$650	$0.63	45d	1	0.15mi
1111 Parker St North Little Rock, AR	3.0	2.5	1719	$1,800	$1.05	22d	1	0.30mi
1236 W 10th St North Little Rock, AR	3.0	1.0	1185	$795	$0.67	45d	1	0.38mi
2021 W Long 17th St North Little Rock, AR	3.0	1.0	1268	$895	$0.71	45d	1	0.38mi
1308 W 21st St North Little Rock, AR	2.0	1.0	944	$945	$1.00	45d	1	0.41mi
1603 Chandler St North Little Rock, AR	2.0	1.0	1080	$895	$0.83	45d	1	0.43mi
823 W 20th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	25d	1	0.49mi
2320 Franklin St North Little Rock, AR	2.0	2.0	932	$750	$0.80	25d	1	0.59mi
600 W 18th St North Little Rock, AR	3.0	1.0	1157	$895	$0.77	15d	1	0.59mi
2316 Parker St North Little Rock, AR	4.0	1.0	1146	$1,195	$1.04	25d	1	0.60mi
128 College Park Cir Unit 1 North Little Rock, AR	2.0	1.0	975	$550	$0.56	45d	1	0.62mi
1100 W 24th St North Little Rock, AR	3.0	1.0	1036	$1,295	$1.25	20d	1	0.62mi
1508 Sycamore St North Little Rock, AR	2.0	1.0	1320	$1,175	$0.89	45d	1	0.64mi
1220 W 4th St North Little Rock, AR	2.0	1.0	1315	$2,150	$1.63	25d	1	0.67mi
5 North Little Rock, AR	1.0–2.0	1.0–2.0	1145	$2,394	$2.09	15d	7	0.68mi
1416 Willow St North Little Rock, AR	2.0	1.0	995	$1,999	$2.01	45d	1	0.71mi
1120 Rockwater Blvd North Little Rock, AR	2.0	1.0–2.0	955	$2,175	$2.28	45d	1	0.74mi
1524 Orange St North Little Rock, AR	3.0	2.0	1350	$1,000	$0.74	25d	1	0.78mi
134 Melrose Cir North Little Rock, AR	3.0	2.0	1322	$1,750	$1.32	22d	1	0.82mi
124 Melrose Cir North Little Rock, AR	2.0	2.0	1200	$1,950	$1.62	15d	1	0.85mi
5 Cliffwood Cir North Little Rock, AR	3.0	2.0	1662	$1,195	$0.72	25d	1	0.96mi
306 W 6th St North Little Rock, AR	2.0	2.0	1100	$1,750	$1.59	46d	1	1.00mi
408 W 4th St North Little Rock, AR	2.0	1.5	1360	$1,395	$1.03	45d	1	1.02mi
301 W 5th St North Little Rock, AR	3.0	2.0	1742	$1,995	$1.15	25d	1	1.03mi
1920 N Poplar St North Little Rock, AR	4.0	2.0	1422	$1,595	$1.12	15d	1	1.03mi
1600 N Olive St North Little Rock, AR	3.0	1.0	1100	$900	$0.82	45d	1	1.12mi
605 W Scenic Dr North Little Rock, AR	3.0	2.0	1040	$1,050	$1.01	45d	1	1.22mi
111 E 4th St North Little Rock, AR	1.0–2.0	1.0–2.0	883	$1,320	$1.49	15d	6	1.23mi
800 N Olive St North Little Rock, AR	2.0	1.5	1142	$1,500	$1.31	45d	1	1.23mi
801 W Scenic Dr North Little Rock, AR	2.0	2.5	1000	$995	$0.99	15d	1	1.25mi
724 North St #62 Little Rock, AR	2.0	2.0	905	$1,600	$1.77	15d	1	1.27mi
1009 W Scenic Dr North Little Rock, AR	2.0	1.5	1050	$1,100	$1.05	45d	1	1.34mi
407 W 33rd St North Little Rock, AR	3.0	2.0	1472	$1,025	$0.70	45d	1	1.35mi
1200 Riverfront Dr Little Rock, AR	1.0–2.0	1.0–2.0	923	$2,274	$2.46	22d	12	1.36mi
3423 Chandler St Unit B North Little Rock, AR	2.0	1.0	928	$725	$0.78	45d	1	1.36mi
508 W 35th St North Little Rock, AR	2.0	1.0	876	$850	$0.97	25d	1	1.42mi
1200 Brookwood Dr Little Rock, AR	1.0–2.0	1.0–2.0	983	$2,279	$2.32	22d	8	1.45mi
2200 Riverfront Dr Little Rock, AR	1.0–3.0	1.0–2.0	1000	$2,190	$2.19	15d	10	1.46mi
127 Crestview Dr Unit 3 North Little Rock, AR	2.0	1.0	880	$825	$0.94	45d	1	1.46mi

Listing history 21 events

1. 2026-06-21
   days on market $129,500 Active 480 DOM
2. 2026-06-18
   days on market $129,500 Active 477 DOM
3. 2026-06-17
   days on market $129,500 Active 476 DOM
4. 2026-06-16
   days on market $129,500 Active 475 DOM
5. 2026-06-15
   days on market $129,500 Active 474 DOM
6. 2026-06-14
   days on market $129,500 Active 472 DOM
7. 2026-06-13
   days on market $129,500 Active 471 DOM
8. 2026-06-10
   days on market $129,500 Active 469 DOM
9. 2026-06-09
   days on market $129,500 Active 468 DOM
10. 2026-06-08
    days on market $129,500 Active 467 DOM
11. 2026-06-07
    days on market $129,500 Active 466 DOM
12. 2026-06-05
    days on market $129,500 Active 463 DOM
13. 2026-06-03
    days on market $129,500 Active 462 DOM
14. 2026-06-02
    days on market $129,500 Active 461 DOM
15. 2026-06-01
    days on market $129,500 Active 460 DOM
16. 2026-05-31
    days on market $129,500 Active 459 DOM
17. 2026-05-31
    days on market $129,500 Active 458 DOM
18. 2026-01-28
    status Active 1039-char remark

    Show marketing remark (1039 chars)

    Welcome to your next savvy investment! This income-producing gem boasts a commitment from a reliable tenant for a full year, ensuring a steady flow of returns. The property has recently undergone a glamorous makeover, featuring fresh paint that breathes new life into every room. The updated bathrooms add a touch of modern elegance, while the sleek kitchen showcases brand-new black appliances that are as stylish as they are functional. With three bedrooms to accommodate tenants comfortably, this home is a perfect addition to any investor's portfolio. Situated on a spacious corner lot, the property offers a large backyard, providing ample outdoor space for tenants to enjoy. Whether you're a seasoned investor or diving into the real estate game for the first time, this turnkey opportunity is ready for you to claim your new investment. Don't miss out on the chance to add a property with such potential and appeal to your portfolio. Act now and reap the rewards of a well-maintained, upgraded, and tenant-ready investment property!

19. 2025-01-30
    listed $129,500 Active 1039-char remark

    Show marketing remark (1039 chars)

    Welcome to your next savvy investment! This income-producing gem boasts a commitment from a reliable tenant for a full year, ensuring a steady flow of returns. The property has recently undergone a glamorous makeover, featuring fresh paint that breathes new life into every room. The updated bathrooms add a touch of modern elegance, while the sleek kitchen showcases brand-new black appliances that are as stylish as they are functional. With three bedrooms to accommodate tenants comfortably, this home is a perfect addition to any investor's portfolio. Situated on a spacious corner lot, the property offers a large backyard, providing ample outdoor space for tenants to enjoy. Whether you're a seasoned investor or diving into the real estate game for the first time, this turnkey opportunity is ready for you to claim your new investment. Don't miss out on the chance to add a property with such potential and appeal to your portfolio. Act now and reap the rewards of a well-maintained, upgraded, and tenant-ready investment property!

20. 2024-02-04
    listed $129,500 Active
21. 2022-02-25
    soldstatus $120,000

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $829 · $69/mo
• Expected delta: +$143/yr (+$12/mo · 20.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 17 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: $15,586
• − Mortgage interest: −$7,254
• − Property taxes: −$685
• − Insurance: −$648
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$3,767
• Taxable income: $738
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $2,654/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: 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

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 County · 372,764 people
• City population: 55,470
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 10,093
• Household income: $30,175
• Rent vs Own: 75.2% rent · 24.8% own
• Severe rent burden: 995.0

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 (70%)
• Race & ethnicity: Black 70% White 23% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 0%

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: ▼ -2.70%
• Current HPI: 121.4243
• Rent YoY: ▲ 3.14%
• 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

+7.9% since first listed

4 events — show timeline

• 2026-01-28 Relisted — EARA
• 2025-01-30 Listed $129,500 EARA
• 2024-02-04 Listed $129,500 EARA
• 2022-02-25 Sold (Public Records) $120,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $685 · +6.0% YoY. Source: county tax records.