RC Ridgeland Plan · North Little Rock, AR 72113

$217,900

4 bd · 2.0 ba · 1,459 sqft · SingleFamily · 413 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• 1% rule +2.3/10.0
• Rent growth +2.0/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story home boasts an intuitive layout designed for modern living. The open-concept living room flows naturally into the dining area and kitchen, creating an inviting space where everyone can gather and connect. The private owner's suite, complete with an en-suite bath and walk-in closet, offers a peaceful sanctuary away from the home's active spaces. Three additional bedrooms provide flexible space for guests, residents or a home office, all steps from a well-appointed full bathroom.

Key facts

• Intimate dining area
• Single-level home
• Easy patio access

Tags

• SINGLE-LEVEL HOME
• THOUGHTFULLY DESIGNED LAYOUT
• OPEN-CONCEPT LAYOUT
• WELL-EQUIPPED KITCHEN
• INTIMATE DINING AREA
• EASY PATIO ACCESS

🏗️ New construction. The $217,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $244,149.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $218k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (18.1% below list).
• Recommended offer: $179k (18.1% below list) — sets the bar for 1% rule.

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.
• 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.
• Market conditions: Rents soft (-2.1%/yr); 261 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 413 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $178,525 (18.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 413 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.73% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.86%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $244,149
• List price: $217,900
• Delta: -10.75%
• 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
8308 Kim Dr	0.01mi	4/2.0	1,470 (+1%)	1mo	$232,900	$158	98
105 Sofia Dr	0.25mi	4/2.0	1,459 (0%)	1mo	$232,255	$159	88
117 Sofia Dr	0.30mi	4/2.0	1,459 (0%)	2mo	$230,000	$158	84
10612 Mason Dr	0.28mi	3/2.0 (-1)	1,402 (-4%)	1mo	$208,805	$149	74
113 Sofia Dr	0.30mi	3/2.0 (-1)	1,402 (-4%)	2mo	$219,900	$157	73
112 Sofia Dr	0.30mi	3/2.0 (-1)	1,402 (-4%)	2mo	$229,000	$163	73
106 Sofia Dr	0.30mi	3/2.0 (-1)	1,402 (-4%)	2mo	$220,055	$157	73
8204 Kennedy Ln	0.29mi	3/2.0 (-1)	1,373 (-6%)	1mo	$199,155	$145	71
116 Sofia Dr	0.31mi	3/2.5 (-1)	1,567 (+7%)	2mo	$239,705	$153	65
10812 Mason Dr	0.35mi	3/2.5 (-1)	1,567 (+7%)	2mo	$235,000	$150	63
107 Sofia Dr	0.25mi	3/2.0 (-1)	1,248 (-14%)	1mo	$210,000	$168	59
102 Sofia Dr	0.30mi	3/2.0 (-1)	1,248 (-14%)	2mo	$211,680	$170	55

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.9%
• Equity multiple: 0.09×
• Total profit: $-62,404
• Equity at exit: $36,403

10-year hold

• IRR: -43.1%
• Equity multiple: -0.42×
• Total profit: $-97,161
• Equity at exit: $21,110

Cash invested: $68,362 (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 72113

• Home prices YoY: -17.0%
• Rents YoY: -2.1%
• Active inventory: 261
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$1,280
• Tax est. 1.5%: −$305 /mo · $3,662/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-277

Break-even live

Break-even rent $2,136

Max offer price $204,079

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-193	+0% $-277	+5% $-361	+10% $-446
Rent	-10% $-418	-5% $-347	+0% $-277	+5% $-206	+10% $-136
Rate	-1.0pp $-154	-0.5pp $-215	base $-277	+0.5pp $-340	+1.0pp $-405

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: $61,037
• Closing costs: $7,324
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10224 Debbie Dr North Little Rock, AR	3.0	2.0	1340	$1,655	$1.24	44d	1	0.11mi
10500 Darla Ln North Little Rock, AR	3.0	2.0	1679	$1,850	$1.10	24d	1	0.32mi
208 Sofia Dr Maumelle, AR	3.0	2.0	1472	$1,775	$1.21	24d	1	0.34mi
8213 Eastwood Creek Dr North Little Rock, AR	3.0	2.0	1402	$1,750	$1.25	24d	1	0.35mi
623 Riley Ln Maumelle, AR	4.0	2.0	1862	$2,300	$1.24	24d	1	1.14mi

Listing history 18 events

1. 2026-06-18
   days on market $217,900 Active 413 DOM
2. 2026-06-17
   days on market $217,900 Active 412 DOM
3. 2026-06-16
   days on market $217,900 Active 411 DOM
4. 2026-06-15
   days on market $217,900 Active 410 DOM
5. 2026-06-14
   days on market $217,900 Active 408 DOM
6. 2026-06-13
   days on market $217,900 Active 407 DOM
7. 2026-06-10
   days on market $217,900 Active 405 DOM
8. 2026-06-09
   days on market $217,900 Active 404 DOM
9. 2026-06-08
   days on market $217,900 Active 403 DOM
10. 2026-06-07
    days on market $217,900 Active 402 DOM
11. 2026-06-05
    days on market $217,900 Active 399 DOM
12. 2026-06-03
    days on market $217,900 Active 398 DOM
13. 2026-06-02
    days on market $217,900 Active 397 DOM
14. 2026-06-01
    days on market $217,900 Active 396 DOM
15. 2026-05-31
    days on market $217,900 Active 395 DOM
16. 2026-05-31
    days on market $217,900 Active 394 DOM
17. 2025-05-02
    listed $217,900 Active 504-char remark

    Show marketing remark (504 chars)

    This new single-story home boasts an intuitive layout designed for modern living. The open-concept living room flows naturally into the dining area and kitchen, creating an inviting space where everyone can gather and connect. The private owner's suite, complete with an en-suite bath and walk-in closet, offers a peaceful sanctuary away from the home's active spaces. Three additional bedrooms provide flexible space for guests, residents or a home office, all steps from a well-appointed full bathroom.

18. 2025-05-02
    listed $219,900 Active 504-char remark

    Show marketing remark (504 chars)

    This new single-story home boasts an intuitive layout designed for modern living. The open-concept living room flows naturally into the dining area and kitchen, creating an inviting space where everyone can gather and connect. The private owner's suite, complete with an en-suite bath and walk-in closet, offers a peaceful sanctuary away from the home's active spaces. Three additional bedrooms provide flexible space for guests, residents or a home office, all steps from a well-appointed full bathroom.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,423
• − Mortgage interest: −$13,676
• − Property taxes: −$3,662
• − Insurance: −$1,221
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$7,103
• Taxable loss: −$7,666
• Est. tax savings @ 24.0%: +$1,840
• After-tax cash flow: $-1,483/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 · 12 photos

Good 80/100 None rehab

This move-in-ready single-story home offers a modern and well-maintained living space with an open-concept floor plan and a private owner's suite. It is in excellent condition with minimal updates needed to maximize its value.

Value-add opportunities

• Both Painting the exterior brick and adding a small front porch — Enhances curb appeal and adds value for both resale and rental.
• Resale Upgrading the kitchen appliances to high-end models — Modernizes the kitchen and attracts more buyers.
• Both Adding a smart home system — Improves convenience and energy efficiency, appealing to both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick and adding a small front porch — Enhances curb appeal and adds value for both resale and rental. ↑
• Resale Upgrading the kitchen appliances to high-end models — Modernizes the kitchen and attracts more buyers. ↑
• Both Adding a smart home system — Improves convenience and energy efficiency, appealing to both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 25,596
• Household income: $79,248
• Rent vs Own: 44.9% rent · 55.1% own
• Severe rent burden: 746.0

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 0.56)
• Race & ethnicity: White 60% Black 27% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 94% English-only · Spanish 3% Tagalog/Filipino 1% French/Haitian/Cajun 1%

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: ▼ -40.01%
• Current HPI: 195.9346
• Rent YoY: ▼ -2.08%
• 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

-0.9% since first listed

2 events — show timeline

• 2025-05-02 Listed $217,900 Zillow
• 2025-05-02 Listed $219,900 Zillow