1900 Broken Arrow Dr · North Little Rock, AR 72118

$145,000

3 bd · 2.0 ba · 1,657 sqft · SingleFamily public records · 37 Days on market

Built 1963 8,712 sqft lot Est $156k · 7% under

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +10.6/15.0
• DSCR +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home just waiting on a new family to love it! 3br/2ba home freshly updated with an additional bonus space! This listing won't last long! Home is agent owned.

Key facts

• Bonus room
• Access to freeway
• Corner lot

Tags

• BONUS ROOM
• CORNER LOT
• ACCESS TO FREEWAY

Property features AI

Finance

• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: Carport for 2 cars
• Utilities: Public sewer; Public water
• Home design: Brick and frame exterior
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Sloped lot; Corner lot; Located in a subdivision; Paved road access

Interior

• Kitchen: Free-standing stove; Refrigerator stays
• Flooring: Vinyl flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling
• Interior features: Washer connection; Breakfast bar; Sheetrock walls/ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $4 ($45/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (15.9% below list).
• Recommended offer: $122k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in North Little Rock — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D+, crime F, amenities F.
• 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.
• Market conditions: Rents rising fast (+5.5%/yr); 105 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 37 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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

• 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 $121,976 (15.9% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $155,758
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1919 Arrowhead Rd	0.11mi	2/2.0 (-1)	1,620 (-2%)	2mo	$95,000	$59	85
1920 Broken Arrow Dr	0.08mi	3/1.5	1,763 (+6%)	3mo	$115,000	$65	81
4405 Augusta St	0.36mi	3/1.5	1,631 (-2%)	12mo	$152,400	$93	69
2500 North Dr	0.40mi	4/1.5 (+1)	1,593 (-4%)	3mo	$150,000	$94	66
13 Theresa Dr	0.21mi	2/2.0 (-1)	1,427 (-14%)	0mo	$80,000	$56	62
207 W Military Rd	0.49mi	3/2.0	1,565 (-6%)	11mo	$230,000	$147	59
5431 Chauvin Dr	0.69mi	3/1.5	1,540 (-7%)	0mo	$96,000	$62	54
5603 Dublin Ave	0.54mi	3/2.5	1,835 (+11%)	1mo	$209,900	$114	54
106 Kansas Ave	0.66mi	3/2.0	1,526 (-8%)	2mo	$175,000	$115	54
909 W 50th St	0.64mi	4/2.5 (+1)	1,558 (-6%)	1mo	$196,000	$126	52
5709 Shamrock Dr	0.61mi	3/3.0	1,819 (+10%)	7mo	$180,000	$99	45
2200 Coors Dr	0.61mi	3/2.0	1,470 (-11%)	10mo	$115,500	$79	44

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 · 5.47% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.50×
• Total profit: $-20,161
• Equity at exit: $21,620

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-3,873
• Equity at exit: $12,537

Cash invested: $40,600 (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 72118

• Home prices YoY: -17.9%
• Rents YoY: 5.5%
• Active inventory: 105
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,220 high
• Mortgage (P&I): −$760
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $4

Break-even live

Break-even rent $1,215

Max offer price $145,000

Occupancy floor 95%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1940 Arrowhead Rd North Little Rock, AR	4.0	1.5	1136	$1,400	$1.23	21d	1	0.15mi
407 Rock St North Little Rock, AR	3.0	1.0	1236	$1,395	$1.13	44d	1	0.38mi
4423 West Dr North Little Rock, AR	3.0	1.0	1322	$1,400	$1.06	21d	1	0.51mi
5219 Pike Ave North Little Rock, AR	3.0	1.0	1189	$1,195	$1.01	23d	1	0.61mi
2214 Coors Dr North Little Rock, AR	3.0	2.0	1096	$1,050	$0.96	23d	1	0.64mi
4116 Moss St North Little Rock, AR	2.0	1.0	1139	$850	$0.75	23d	1	0.65mi
5423 Pike Ave North Little Rock, AR	3.0	2.0	1296	$1,100	$0.85	23d	1	0.66mi
5705 Sorenson St Unit B North Little Rock, AR	2.0	1.5	1050	$700	$0.67	14d	1	0.77mi
5712 Sorenson St North Little Rock, AR	2.0	1.5	1116	$775	$0.69	21d	1	0.83mi
5804 Foxboro Dr North Little Rock, AR	3.0	2.0	1071	$1,200	$1.12	23d	1	0.85mi
119 Texas Ave North Little Rock, AR	3.0	1.5	1550	$1,425	$0.92	44d	1	0.86mi
407 W 51st St North Little Rock, AR	3.0	2.0	1368	$1,300	$0.95	44d	1	0.91mi
5 Foxboro Ct North Little Rock, AR	3.0	2.0	1270	$1,350	$1.06	44d	1	0.95mi
5612 Crescent Dr North Little Rock, AR	3.0	2.0	1275	$1,150	$0.90	19d	1	0.99mi
4017 Mellene Dr North Little Rock, AR	3.0	1.0	1094	$1,150	$1.05	44d	1	1.03mi
1009 W Scenic Dr North Little Rock, AR	2.0	1.5	1050	$1,100	$1.05	44d	1	1.08mi
109 Farmere Cir North Little Rock, AR	3.0	1.0	1051	$1,190	$1.13	44d	1	1.12mi
3619 Sycamore St Unit B North Little Rock, AR	3.0	2.0	1220	$975	$0.80	14d	1	1.15mi
5 Cliffwood Cir North Little Rock, AR	3.0	2.0	1662	$1,195	$0.72	23d	1	1.22mi
5413 N Main St North Little Rock, AR	3.0	1.0	1107	$1,075	$0.97	44d	1	1.22mi
6609 Fitts Rd North Little Rock, AR	2.0	1.5	1300	$700	$0.54	44d	1	1.35mi
407 W 33rd St North Little Rock, AR	3.0	2.0	1472	$1,025	$0.70	44d	1	1.35mi
5732 Camp Robinson Rd Unit 4 North Little Rock, AR	2.0	1.5	1100	$800	$0.73	44d	1	1.42mi
325 W I Ave North Little Rock, AR	2.0	1.0	1100	$1,300	$1.18	14d	1	1.44mi
5732 Camp Robinson Rd Apt 5 North Little Rock, AR	2.0	1.5	1100	$775	$0.70	44d	1	1.44mi
1 Oakview Dr North Little Rock, AR	4.0	1.0	1196	$1,275	$1.07	44d	1	1.47mi
4612 N Cypress St North Little Rock, AR	3.0	2.0	1636	$1,450	$0.89	44d	1	1.48mi

Listing history 34 events

1. 2026-06-18
   days on market $145,000 Active 37 DOM
2. 2026-06-17
   days on market $145,000 Active 36 DOM
3. 2026-06-16
   days on market $145,000 Active 35 DOM
4. 2026-06-15
   days on market $145,000 Active 34 DOM
5. 2026-06-14
   days on market $145,000 Active 32 DOM
6. 2026-06-13
   days on market $145,000 Active 31 DOM
7. 2026-06-10
   days on market $145,000 Active 29 DOM
8. 2026-06-09
   days on market $145,000 Active 28 DOM
9. 2026-06-08
   days on market $145,000 Active 27 DOM
10. 2026-06-07
    days on market $145,000 Active 26 DOM
11. 2026-06-05
    days on market $145,000 Active 23 DOM
12. 2026-06-03
    days on market $145,000 Active 22 DOM
13. 2026-06-02
    days on market $145,000 Active 21 DOM
14. 2026-06-01
    days on market $145,000 Active 20 DOM
15. 2026-05-31
    days on market $145,000 Active 19 DOM
16. 2026-05-31
    days on market $145,000 Active 18 DOM
17. 2026-05-18
    status Back on Market
18. 2026-05-07
    status Under Contract
19. 2026-05-04
    status Back on Market
20. 2026-04-27
    status Under Contract
21. 2026-04-24
    listed $145,000 New Listing
22. 2025-11-29
    historical
23. 2025-11-19
    price $149,900
24. 2025-10-03
    price $152,500
25. 2025-08-22
    listed $155,000 New Listing
26. 2022-08-02
    soldstatus $135,000 Sold 167-char remark

    Show marketing remark (167 chars)

    Beautiful home just waiting on a new family to love it! 3br/2ba home freshly updated with an additional bonus space! This listing won't last long! Home is agent owned.

27. 2022-07-22
    status Under Contract 167-char remark

    Show marketing remark (167 chars)

    Beautiful home just waiting on a new family to love it! 3br/2ba home freshly updated with an additional bonus space! This listing won't last long! Home is agent owned.

28. 2022-07-14
    historical Take Backups 167-char remark

    Show marketing remark (167 chars)

    Beautiful home just waiting on a new family to love it! 3br/2ba home freshly updated with an additional bonus space! This listing won't last long! Home is agent owned.

29. 2022-04-10
    status Under Contract 167-char remark

    Show marketing remark (167 chars)

    Beautiful home just waiting on a new family to love it! 3br/2ba home freshly updated with an additional bonus space! This listing won't last long! Home is agent owned.

30. 2022-04-07
    listed $125,000 New Listing 167-char remark

    Show marketing remark (167 chars)

    Beautiful home just waiting on a new family to love it! 3br/2ba home freshly updated with an additional bonus space! This listing won't last long! Home is agent owned.

31. 2022-01-10
    soldstatus $78,000
32. 2022-01-07
    soldstatus $78,000
33. 2021-12-15
    listed $78,000
34. 2007-12-27
    soldstatus $95,000

ⓘ 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: $1,669 · $139/mo
• Projected year-2 tax: $1,669 · $139/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 1/10 Low FEMA zone X (unshaded) · 0% 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 9% 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: $14,637
• − Mortgage interest: −$8,122
• − Property taxes: −$1,669
• − Insurance: −$725
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$4,218
• Taxable loss: −$2,439
• Est. tax savings @ 24.0%: +$585
• After-tax cash flow: $630/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): 22,913
• Household income: $49,559
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1149.0

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 0.64)
• Race & ethnicity: Black 42% White 42% Hispanic / Latino 11% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -39.32%
• Current HPI: 180.6901
• Rent YoY: ▲ 5.47%
• 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

+52.6% since first listed

18 events — show timeline

• 2026-05-18 Relisted — CARMLS
• 2026-05-07 Pending — CARMLS
• 2026-05-04 Relisted — CARMLS
• 2026-04-27 Pending — CARMLS
• 2026-04-24 Listed $145,000 CARMLS
• 2025-11-29 Listing Removed — CARMLS
• 2025-11-19 Price Changed $149,900 CARMLS
• 2025-10-03 Price Changed $152,500 CARMLS
• 2025-08-22 Listed $155,000 CARMLS
• 2022-08-02 Sold (MLS) $135,000 CARMLS
• 2022-07-22 Pending — CARMLS
• 2022-07-14 Contingent — CARMLS
• 2022-04-10 Pending — CARMLS
• 2022-04-07 Listed $125,000 CARMLS
• 2022-01-10 Sold (Public Records) $78,000 Public Records
• 2022-01-07 Sold (MLS) $78,000 CARMLS
• 2021-12-15 Listed $78,000 CARMLS
• 2007-12-27 Sold (Public Records) $95,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,669 · +6.0% YoY. Source: county tax records.