1600 Moss St · North Little Rock, AR 72114

$95,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 12 Days on market

Built 1940 5,662 sqft lot Est $105k · 10% under

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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 +28.6/30.0
• ARV discount +11.9/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +3.7/5.0
• Appreciation +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Ready for investors!

Key facts

• 5,662 sq ft lot
• Built 1940
• Listed 12 days

Property features AI

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Frame exterior
• Construction: Architectural shingle roof; Piers foundation
• Exterior features: Paved road access; Level lot

Interior

• Kitchen: Free-standing stove; Dishwasher
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Luxury vinyl flooring; Free-standing stove; Dishwasher; Central electric heating; Central electric cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 10.3% vs local median 5.1% 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: 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 (+3.1%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 45% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.7%/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 (-2.7% appreciation + 3.1% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $105,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 Marion St	0.15mi	2/1.0 (-1)	1,072 (+1%)	0mo	$65,000	$61	87
1309 Parker St	0.19mi	3/1.0	1,170 (+10%)	0mo	$115,000	$98	75
816 W 20th St	0.32mi	2/1.0 (-1)	994 (-7%)	7mo	$18,000	$18	63
1506 W 16th St	0.22mi	2/1.0 (-1)	968 (-9%)	8mo	$96,000	$99	63
1700 Schaer	0.16mi	3/2.0	1,216 (+14%)	7mo	$135,000	$111	59
1215 W 7th St	0.63mi	2/1.0 (-1)	1,040 (-2%)	6mo	$108,000	$104	56
705 W 22nd St	0.49mi	2/1.0 (-1)	952 (-10%)	5mo	$38,000	$40	50
623 W 17th St	0.33mi	2/1.5 (-1)	1,198 (+13%)	9mo	$135,000	$113	49
234 Melrose Cir	0.70mi	2/1.0 (-1)	1,144 (+8%)	1mo	$168,000	$147	49
100 Melrose Dv	0.72mi	2/1.0 (-1)	1,104 (+4%)	8mo	$200,000	$181	49
2114 W Long 17th St	0.61mi	3/1.0	939 (-12%)	5mo	$26,250	$28	47
1001 Park St	0.56mi	2/1.0 (-1)	1,152 (+8%)	10mo	$28,025	$24	47

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $5,926
• Equity at exit: $15,415

10-year hold

• IRR: 14.6%
• Equity multiple: 2.22×
• Total profit: $32,478
• Equity at exit: $10,378

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 72114

• Home prices YoY: -2.2%
• Rents YoY: 3.1%
• Active inventory: 67
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,131 high
• Mortgage (P&I): −$498
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $314

Break-even live

Break-even rent $733

Max offer price $95,000

Occupancy floor 67%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1317 W 16th St North Little Rock, AR	2.0	1.0	864	$675	$0.78	44d	1	0.14mi
1603 Chandler St North Little Rock, AR	2.0	1.0	1080	$895	$0.83	44d	1	0.20mi
1519 W 15th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	44d	1	0.28mi
1603 W Long 17th St Unit B North Little Rock, AR	3.0	1.0	1036	$650	$0.63	44d	1	0.31mi
823 W 20th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	23d	1	0.32mi
600 W 18th St North Little Rock, AR	3.0	1.0	1157	$895	$0.77	14d	1	0.36mi
128 College Park Cir Unit 1 North Little Rock, AR	2.0	1.0	975	$550	$0.56	44d	1	0.38mi
1308 W 21st St North Little Rock, AR	2.0	1.0	944	$945	$1.00	44d	1	0.39mi
1508 Sycamore St North Little Rock, AR	2.0	1.0	1320	$1,175	$0.89	44d	1	0.42mi
1019 Frank St Unit B North Little Rock, AR	2.0	1.0	806	$850	$1.05	44d	1	0.47mi
1236 W 10th St North Little Rock, AR	3.0	1.0	1185	$795	$0.67	44d	1	0.49mi
1416 Willow St North Little Rock, AR	2.0	1.0	995	$1,999	$2.01	44d	1	0.49mi
1300 W 10th St North Little Rock, AR	2.0	1.0	852	$895	$1.05	44d	1	0.49mi
2316 Parker St North Little Rock, AR	4.0	1.0	1146	$1,195	$1.04	23d	1	0.52mi
1100 W 24th St North Little Rock, AR	3.0	1.0	1036	$1,295	$1.25	19d	1	0.52mi
1922 W Short 17th St Unit 2 North Little Rock, AR	2.0	1.0	800	$625	$0.78	44d	1	0.53mi
2320 Franklin St North Little Rock, AR	2.0	2.0	932	$750	$0.80	23d	1	0.53mi
1524 Orange St North Little Rock, AR	3.0	2.0	1350	$1,000	$0.74	23d	1	0.55mi
2021 W Long 17th St North Little Rock, AR	3.0	1.0	1268	$895	$0.71	44d	1	0.59mi
134 Melrose Cir North Little Rock, AR	3.0	2.0	1322	$1,750	$1.32	21d	1	0.69mi
124 Melrose Cir North Little Rock, AR	2.0	2.0	1200	$1,950	$1.62	14d	1	0.72mi
1220 W 4th St North Little Rock, AR	2.0	1.0	1315	$2,150	$1.63	23d	1	0.77mi
1920 N Poplar St North Little Rock, AR	4.0	2.0	1422	$1,595	$1.12	14d	1	0.79mi
1913 N Magnolia St North Little Rock, AR	2.0	1.0	816	$675	$0.83	44d	1	0.82mi
1120 Rockwater Blvd North Little Rock, AR	2.0	1.0–2.0	955	$2,175	$2.28	44d	1	0.83mi
5 North Little Rock, AR	1.0–2.0	1.0–2.0	1145	$2,394	$2.09	14d	7	0.87mi
1600 N Olive St North Little Rock, AR	3.0	1.0	1100	$900	$0.82	44d	1	0.89mi
306 W 6th St North Little Rock, AR	2.0	2.0	1100	$1,750	$1.59	44d	1	0.91mi
408 W 4th St North Little Rock, AR	2.0	1.5	1360	$1,395	$1.03	44d	1	0.96mi
800 N Olive St North Little Rock, AR	2.0	1.5	1142	$1,500	$1.31	44d	1	1.07mi
111 E 4th St North Little Rock, AR	1.0–2.0	1.0–2.0	883	$1,320	$1.49	14d	6	1.12mi
407 W 33rd St North Little Rock, AR	3.0	2.0	1472	$1,025	$0.70	44d	1	1.18mi
218 W 33rd Pl North Little Rock, AR	2.0	1.0	792	$800	$1.01	44d	1	1.23mi
3423 Chandler St Unit B North Little Rock, AR	2.0	1.0	928	$725	$0.78	44d	1	1.23mi
1512 W 35th St North Little Rock, AR	2.0	1.0	848	$875	$1.03	14d	1	1.24mi
127 Crestview Dr Unit 3 North Little Rock, AR	2.0	1.0	880	$825	$0.94	44d	1	1.25mi
300 Cherry Hill Dr Unit 5 North Little Rock, AR	2.0	1.0	880	$825	$0.94	44d	1	1.26mi
508 W 35th St North Little Rock, AR	2.0	1.0	876	$850	$0.97	23d	1	1.27mi
605 W Scenic Dr North Little Rock, AR	3.0	2.0	1040	$1,050	$1.01	44d	1	1.27mi
605 W Scenic Dr North Little Rock, AR	2.0	1.0	820	$875	$1.07	19d	1	1.27mi

Listing history 11 events

1. 2026-06-18
   days on market $95,000 Active 12 DOM
2. 2026-06-17
   days on market $95,000 Active 11 DOM
3. 2026-06-16
   days on market $95,000 Active 10 DOM
4. 2026-06-15
   days on market $95,000 Active 9 DOM
5. 2026-06-14
   statusdays on market $95,000 Active 7 DOM
6. 2026-06-13
   days on market $95,000 New Listing 6 DOM
7. 2026-06-10
   days on market $95,000 New Listing 4 DOM
8. 2026-06-09
   days on market $95,000 New Listing 3 DOM
9. 2026-06-08
   days on market $95,000 New Listing 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $95,000 New Listing 1 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: $500 · $42/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: +$108/yr (+$9/mo · 21.6%)

ⓘ 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: $13,575
• − Mortgage interest: −$5,321
• − Property taxes: −$500
• − Insurance: −$475
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$2,764
• Taxable income: $2,343
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $3,209/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

+493.8% since first listed

7 events — show timeline

• 2026-06-06 Listed $95,000 CARMLS
• 2022-06-28 Sold (MLS) $102,500 CARMLS
• 2022-03-22 Listing Removed — CARMLS
• 2022-03-22 Listed $102,500 CARMLS
• 2021-12-10 Sold (Public Records) $530,000 Public Records
• 2016-07-12 Sold (Public Records) $275,143 Public Records
• 2005-03-02 Sold (Public Records) $16,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $500 · +6.0% YoY. Source: county tax records.