32 Oakview Dr · North Little Rock, AR 72118

$119,900

3 bd · 2.0 ba · 1,225 sqft · SingleFamily public records · 21 Days on market

Built 1968 6,969 sqft lot Est $141k · 15% under

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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 +20.6/30.0
• ARV discount +14.2/15.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2-bath home nestled in an established North Little Rock neighborhood. This inviting property features a comfortable layout with spacious living areas, natural light throughout, and a functional kitchen with ample cabinet space. The primary bedroom includes a private bath, while the additional bedrooms offer versatility for guests, office space, or hobbies. Enjoy relaxing or entertaining in the generous backyard with plenty of room for outdoor activities. Conveniently located near schools, shopping, dining, parks, and major roadways, offering easy access to everything North Little Rock has to offer. Whether you're looking for a place to call home or to expand your portfol

Key facts

• Functional kitchen
• Easy access
• Generous backyard

Tags

• NORTH LITTLE ROCK NEIGHBORHOOD
• FUNCTIONAL KITCHEN
• GENEROUS BACKYARD
• EASY ACCESS

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, or Cash

Exterior

• Utilities: Public sewer; Public water
• Home design: Brick and frame combination exterior
• Construction: Composition roof; Piers foundation
• Exterior features: Level lot; Paved road access; No area amenities listed

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator stays
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating
• Interior features: Formal living room; Laundry
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/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 $117k (2.0% below list).
• Recommended offer: $117k (2.0% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: crime F, amenities F, employment D-.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sylvan Hills Elementary School (math 37% / reading 27%, grade F, #278 of 454 statewide, top 64%, 462 students, 47% FRL); Sylvan Hills High School (math 16% / reading 29%, grade F, #211 of 292 statewide, top 73%, 1,017 students, 38% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 105 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $829 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 21 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $120k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,499 (2.0% below list)

Questions for the listing agent

1. Built in 1968 — 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: 0.98% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $140,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 Paula Dr	0.36mi	3/1.5	1,168 (-5%)	0mo	$95,000	$81	73
913 Nicole Dr	0.52mi	3/2.0	1,258 (+3%)	2mo	$145,000	$115	70
201 Lindenhurst Dr	0.42mi	2/1.0 (-1)	1,248 (+2%)	2mo	$91,000	$73	67
501 Melanie Dr	0.53mi	3/1.5	1,142 (-7%)	0mo	$135,000	$118	62
5908 Nicole Dr	0.53mi	3/1.5	1,282 (+5%)	6mo	$95,000	$74	60
516 Lindenhurst Dr	0.41mi	3/1.5	1,374 (+12%)	1mo	$120,000	$87	58
5517 Granby Rd	0.66mi	3/2.0	1,132 (-8%)	2mo	$119,500	$106	55
813 Silver Hill Rd	0.64mi	3/2.0	1,329 (+8%)	3mo	$179,900	$135	53
224 E 56th St B	0.75mi	2/1.0 (-1)	1,262 (+3%)	3mo	$68,000	$54	48
804 Silver Hl	0.61mi	3/2.0	1,398 (+14%)	1mo	$173,000	$124	47
5901 Hacienda Dr	0.58mi	3/1.0	1,044 (-15%)	1mo	$136,000	$130	44
1205 Nicole Dr	0.72mi	3/1.5	1,060 (-14%)	0mo	$145,000	$137	42

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,196
• Equity at exit: $17,877

10-year hold

• IRR: 7.4%
• Equity multiple: 1.62×
• Total profit: $20,652
• Equity at exit: $10,367

Cash invested: $33,572 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$629
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $161

Break-even live

Break-even rent $971

Max offer price $119,900

Occupancy floor 81%

Sensitivity live

Price	-10% $229	-5% $195	+0% $161	+5% $127	+10% $93
Rent	-10% $68	-5% $115	+0% $161	+5% $208	+10% $254
Rate	-1.0pp $221	-0.5pp $192	base $161	+0.5pp $130	+1.0pp $98

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Oakview Dr North Little Rock, AR	3.0	1.0	884	$995	$1.13	44d	1	0.21mi
1 Oakview Dr North Little Rock, AR	4.0	1.0	1196	$1,275	$1.07	44d	1	0.21mi
58 Somerset Dr North Little Rock, AR	3.0	1.0	910	$1,150	$1.26	44d	1	0.30mi
405 Paula Dr North Little Rock, AR	3.0	1.0	962	$1,095	$1.14	44d	1	0.38mi
31 Perin Rd North Little Rock, AR	3.0	1.5	1170	$1,103	$0.94	44d	1	0.40mi
5732 Camp Robinson Rd Unit 4 North Little Rock, AR	2.0	1.5	1100	$800	$0.73	44d	1	0.41mi
5732 Camp Robinson Rd Apt 5 North Little Rock, AR	2.0	1.5	1100	$775	$0.70	44d	1	0.42mi
508 Westfield Dr North Little Rock, AR	4.0	2.0	1434	$1,595	$1.11	22d	1	0.47mi
5703 Del Prado St North Little Rock, AR	3.0	1.5	1050	$1,395	$1.33	24d	1	0.65mi
5 Foxboro Ct North Little Rock, AR	3.0	2.0	1270	$1,350	$1.06	44d	1	0.67mi
5612 Crescent Dr North Little Rock, AR	3.0	2.0	1275	$1,150	$0.90	19d	1	0.68mi
5804 Foxboro Dr North Little Rock, AR	3.0	2.0	1071	$1,200	$1.12	24d	1	0.70mi
5413 N Main St North Little Rock, AR	3.0	1.0	1107	$1,075	$0.97	44d	1	0.73mi
711 W 54th St North Little Rock, AR	2.0	1.5	936	$925	$0.99	44d	1	0.82mi
109 Farmere Cir North Little Rock, AR	3.0	1.0	1051	$1,190	$1.13	44d	1	0.89mi
5423 Pike Ave North Little Rock, AR	3.0	2.0	1296	$1,100	$0.85	24d	1	0.90mi
5219 Pike Ave North Little Rock, AR	3.0	1.0	1189	$1,195	$1.01	24d	1	0.98mi
407 W 51st St North Little Rock, AR	3.0	2.0	1368	$1,300	$0.95	44d	1	0.99mi
5218 Nelbrook Dr North Little Rock, AR	3.0	1.0	954	$1,080	$1.13	24d	1	1.02mi
5555 Springvale Rd Unit 5561 North Little Rock, AR	2.0	2.0	1100	$975	$0.89	24d	1	1.08mi
4912 Gum St North Little Rock, AR	2.0	2.0	888	$875	$0.99	24d	1	1.12mi
4748 Ridge Rd North Little Rock, AR	2.0	1.0	869	$1,125	$1.29	15d	1	1.24mi
4926 Francis St Unit B North Little Rock, AR	2.0	1.0	900	$700	$0.78	24d	1	1.24mi
407 Rock St North Little Rock, AR	3.0	1.0	1236	$1,395	$1.13	44d	1	1.31mi
7014 Ponderosa Dr North Little Rock, AR	3.0	2.0	1394	$1,545	$1.11	24d	1	1.31mi
4901 Hickory Ave Unit B North Little Rock, AR	2.0	1.0	900	$825	$0.92	44d	1	1.33mi
1816 Osage Dr North Little Rock, AR	3.0	1.5	1396	$2,800	$2.01	44d	1	1.37mi
4815 Hickory Ave North Little Rock, AR	2.0	1.5	900	$775	$0.86	44d	1	1.37mi
4805 Hickory Ave North Little Rock, AR	2.0	1.0	900	$850	$0.94	15d	1	1.39mi
4805 Hickory Ave Apt 3 North Little Rock, AR	2.0	1.0	900	$850	$0.94	44d	1	1.39mi
2214 Coors Dr North Little Rock, AR	3.0	2.0	1096	$1,050	$0.96	24d	1	1.40mi
4907 Augusta Cir North Little Rock, AR	1.0–2.0	1.0–1.5	747	$835	$1.12	15d	12	1.41mi
1707 Arrowhead Rd North Little Rock, AR	1.0–2.0	1.0–1.5	656	$865	$1.32	15d	15	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $119,900 Active 21 DOM
2. 2026-06-17
   days on market $119,900 Active 20 DOM
3. 2026-06-16
   days on market $119,900 Active 19 DOM
4. 2026-06-15
   days on market $119,900 Active 18 DOM
5. 2026-06-14
   days on market $119,900 Active 16 DOM
6. 2026-06-13
   days on market $119,900 Active 15 DOM
7. 2026-06-10
   days on market $119,900 Active 13 DOM
8. 2026-06-09
   days on market $119,900 Active 12 DOM
9. 2026-06-08
   days on market $119,900 Active 11 DOM
10. 2026-06-07
    days on market $119,900 Active 10 DOM
11. 2026-06-05
    statusdays on market $119,900 Active 7 DOM
12. 2026-06-03
    days on market $119,900 New Listing 6 DOM
13. 2026-06-02
    days on market $119,900 New Listing 5 DOM
14. 2026-06-01
    days on market $119,900 New Listing 4 DOM
15. 2026-05-31
    days on market $119,900 New Listing 3 DOM
16. 2026-05-31
    days on market $119,900 New Listing 2 DOM
17. 2026-05-28
    listed $119,900 New Listing
18. 2021-03-03
    soldstatus $74,000

ⓘ 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: $1,061 · $88/mo
• Projected year-2 tax: $1,061 · $88/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 4/10 Moderate
• 🌡 Heat 6/10 Major 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: $14,100
• − Mortgage interest: −$6,716
• − Property taxes: −$1,061
• − Insurance: −$600
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$3,488
• Taxable loss: −$21
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $1,938/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 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

+62.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $119,900 CARMLS
• 2021-03-03 Sold (Public Records) $74,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,061 · -6.2% YoY. Source: county tax records.