520 W 33rd St · North Little Rock, AR 72118

$91,900

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 55 Days on market

Built 1950 7,405 sqft lot $117/sqft · 31% above area Est $70k · 31% over

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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 +19.1/30.0
• DSCR +6.0/10.0
• 1% rule +4.3/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNDER CONTRACT BEFORE LISTED.

Key facts

• Covered carport
• Level lot
• Paved access

Tags

• SINGLE-STORY HOME
• LEVEL LOT
• EAT-IN KITCHEN
• LOW-MAINTENANCE SIDING
• COVERED CARPORT
• PAVED ACCESS

Property features AI

Exterior

• Parking: Carport for 1 car
• Utilities: Septic system; Electric service via co-op
• Home design: Metal/vinyl siding
• Construction: Composition roof; Crawl space foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Free-standing stove
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Carpet and vinyl flooring; Free-standing stove

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $85k (7.3% below list).
• Recommended offer: $85k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: 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); 107 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $635 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $85,207 (7.3% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.93% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (median comp): $70,266
• List price: $91,900
• Delta: 30.79%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 W 33rd St	0.00mi	2/1.0	784 (0%)	23mo	$51,250	$65	81
809 W 37th St	0.33mi	2/1.0	768 (-2%)	9mo	$102,000	$133	74
3622 N Willow St	0.29mi	2/1.0	816 (+4%)	18mo	$90,000	$110	65
3803 Burks Ave	0.59mi	2/1.0	768 (-2%)	9mo	$78,000	$102	62
4305 Orange	0.58mi	2/1.0	785 (+0%)	20mo	$51,000	$65	56
3720 Willow St	0.32mi	2/1.0	844 (+8%)	21mo	$100,500	$119	55
3508 Burks Ave	0.51mi	2/2.0	790 (+1%)	23mo	$67,000	$85	52
1124 W 24th St	0.72mi	1/1.0 (-1)	784 (0%)	21mo	$22,000	$28	44
1512 W 35th St	0.74mi	2/1.0	878 (+12%)	15mo	$60,000	$68	33
20 Farvu Ct	0.67mi	1/1.0 (-1)	672 (-14%)	9mo	$55,000	$82	32

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-6,554
• Equity at exit: $13,703

10-year hold

• IRR: 5.5%
• Equity multiple: 1.45×
• Total profit: $11,537
• Equity at exit: $7,946

Cash invested: $25,732 (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: 107
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $852 high
• Mortgage (P&I): −$482
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $97

Break-even live

Break-even rent $729

Max offer price $91,900

Occupancy floor 84%

Sensitivity live

Price	-10% $149	-5% $123	+0% $97	+5% $71	+10% $45
Rent	-10% $30	-5% $64	+0% $97	+5% $131	+10% $165
Rate	-1.0pp $143	-0.5pp $121	base $97	+0.5pp $73	+1.0pp $49

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: $22,975
• Closing costs: $2,757
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3418 Gum St North Little Rock, AR	1.0	1.0	600	$695	$1.16	24d	1	0.09mi
508 W 35th St North Little Rock, AR	2.0	1.0	876	$850	$0.97	24d	1	0.10mi
509 W 35th St North Little Rock, AR	2.0	1.0	740	$800	$1.08	44d	1	0.12mi
515 W 35th St North Little Rock, AR	1.0	1.0	880	$695	$0.79	24d	1	0.12mi
218 W 33rd Pl North Little Rock, AR	2.0	1.0	792	$800	$1.01	44d	1	0.18mi
3423 Chandler St Unit B North Little Rock, AR	2.0	1.0	928	$725	$0.78	44d	1	0.19mi
3403 Ridge Rd North Little Rock, AR	2.0	1.0	714	$895	$1.25	44d	1	0.24mi
804 W 37th St North Little Rock, AR	2.0	1.0	744	$895	$1.20	44d	1	0.29mi
4000 Emerson Dr North Little Rock, AR	3.0	2.0	1046	$1,195	$1.14	20d	1	0.44mi
4017 Mellene Dr North Little Rock, AR	3.0	1.0	1094	$1,150	$1.05	44d	1	0.50mi
300 Cherry Hill Dr Unit 5 North Little Rock, AR	2.0	1.0	880	$825	$0.94	44d	1	0.56mi
127 Crestview Dr Unit 3 North Little Rock, AR	2.0	1.0	880	$825	$0.94	44d	1	0.57mi
325 W I Ave North Little Rock, AR	2.0	1.0	1100	$1,300	$1.18	15d	1	0.66mi
319 W I Ave North Little Rock, AR	2.0	1.0	720	$825	$1.15	44d	1	0.68mi
605 W 22nd St North Little Rock, AR	2.0	1.0	686	$695	$1.01	20d	1	0.70mi
402 W K St North Little Rock, AR	2.0	1.0	825	$750	$0.91	44d	1	0.70mi
1100 W 24th St North Little Rock, AR	3.0	1.0	1036	$1,295	$1.25	20d	1	0.73mi
1512 W 35th St North Little Rock, AR	2.0	1.0	848	$875	$1.03	15d	1	0.75mi
2320 Franklin St North Little Rock, AR	2.0	2.0	932	$750	$0.80	24d	1	0.80mi
1904 Allen St Unit 2 North Little Rock, AR	1.0	1.0	600	$550	$0.92	44d	1	0.88mi
128 College Park Cir Unit 1 North Little Rock, AR	2.0	1.0	975	$550	$0.56	44d	1	0.89mi
222 College Park Cir North Little Rock, AR	1.0	1.0	575	$595	$1.03	22d	1	0.91mi
115 College Park Cir North Little Rock, AR	1.0	1.0	646	$650	$1.01	24d	1	0.91mi
114 Rim Rock Pl Unit D North Little Rock, AR	2.0	1.5	1100	$795	$0.72	44d	1	0.92mi
600 W M St Unit 3 North Little Rock, AR	2.0	1.0	650	$550	$0.85	44d	1	0.96mi
1308 W 21st St North Little Rock, AR	2.0	1.0	944	$945	$1.00	44d	1	0.96mi
2004 Franklin St Apt A North Little Rock, AR	1.0	1.0	850	$450	$0.53	44d	1	0.97mi
4912 Gum St North Little Rock, AR	2.0	2.0	888	$875	$0.99	24d	1	0.97mi
1812 W 36th St North Little Rock, AR	2.0	1.0	790	$875	$1.11	44d	1	0.98mi
604 W M Ave Unit 101 North Little Rock, AR	2.0	1.0	660	$575	$0.87	24d	1	0.98mi
1913 N Magnolia St North Little Rock, AR	2.0	1.0	816	$675	$0.83	44d	1	1.00mi
1905 N Magnolia St North Little Rock, AR	1.0	1.0	625	$595	$0.95	44d	1	1.01mi
4922 E Willow St Unit A North Little Rock, AR	2.0	1.0	670	$803	$1.20	15d	1	1.01mi
4748 Ridge Rd North Little Rock, AR	2.0	1.0	869	$1,125	$1.29	15d	1	1.01mi
5 Sweet Rose Ln North Little Rock, AR	3.0	1.5	960	$1,150	$1.20	24d	1	1.09mi
11 Sweet Rose Ln North Little Rock, AR	3.0	1.0	950	$1,150	$1.21	44d	1	1.10mi
1908 Augusta St North Little Rock, AR	1.0	1.0	624	$595	$0.95	44d	1	1.12mi
1603 Chandler St North Little Rock, AR	2.0	1.0	1080	$895	$0.83	44d	1	1.12mi
1600 Chandler St North Little Rock, AR	1.0	1.0	890	$595	$0.67	44d	1	1.13mi
105 Delmar Ave North Little Rock, AR	2.0	1.0	650	$750	$1.15	15d	1	1.14mi

Listing history 27 events

1. 2026-06-18
   days on market $91,900 Active 55 DOM
2. 2026-06-17
   days on market $91,900 Active 54 DOM
3. 2026-06-16
   days on market $91,900 Active 53 DOM
4. 2026-06-15
   days on market $91,900 Active 52 DOM
5. 2026-06-14
   days on market $91,900 Active 50 DOM
6. 2026-06-13
   days on market $91,900 Active 49 DOM
7. 2026-06-10
   statusdays on market $91,900 Active 47 DOM
8. 2026-06-09
   days on market $91,900 Price Change 46 DOM
9. 2026-06-08
   days on market $91,900 Price Change 45 DOM
10. 2026-06-07
    days on market $91,900 Price Change 44 DOM
11. 2026-06-05
    pricestatusdays on market $91,900 Price Change 41 DOM
12. 2026-06-03
    days on market $98,000 Active 40 DOM
13. 2026-06-02
    days on market $98,000 Active 39 DOM
14. 2026-06-01
    days on market $98,000 Active 38 DOM
15. 2026-05-31
    days on market $98,000 Active 37 DOM
16. 2026-05-31
    days on market $98,000 Active 36 DOM
17. 2026-05-15
    price $98,000 640-char remark
18. 2026-04-24
    listed $100,000 New Listing 640-char remark
19. 2026-04-09
    listed $895
20. 2025-03-22
    historical $895
21. 2025-03-07
    listed $895
22. 2025-03-07
    historical $895
23. 2024-12-11
    listed $895
24. 2024-08-02
    soldstatus $205,000
25. 2024-07-30
    soldstatus $51,250 Sold 29-char remark

    Show marketing remark (29 chars)

    UNDER CONTRACT BEFORE LISTED.

26. 2024-06-27
    listed $51,250 29-char remark

    Show marketing remark (29 chars)

    UNDER CONTRACT BEFORE LISTED.

27. 2024-06-27
    historical 29-char remark

    Show marketing remark (29 chars)

    UNDER CONTRACT BEFORE LISTED.

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $668 · $56/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $10,225
• − Mortgage interest: −$5,148
• − Property taxes: −$668
• − Insurance: −$460
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$2,673
• Taxable loss: −$360
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $1,253/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

+79.3% since first listed

13 events — show timeline

• 2026-06-18 Listing Removed — CARMLS
• 2026-06-04 Price Changed $91,900 CARMLS
• 2026-05-15 Price Changed $98,000 CARMLS
• 2026-04-24 Listed $100,000 CARMLS
• 2026-04-09 Listed for Rent $895 CARMLS
• 2025-03-22 Rental Removed $895 PROPERTYWARE
• 2025-03-07 Listed for Rent $895 PROPERTYWARE
• 2025-03-07 Rental Removed $895 CARMLS
• 2024-12-11 Listed for Rent $895 CARMLS
• 2024-08-02 Sold (Public Records) $205,000 Public Records
• 2024-07-30 Sold (MLS) $51,250 CARMLS
• 2024-06-27 Listing Removed — CARMLS
• 2024-06-27 Listed $51,250 CARMLS

Property tax history

+1.9%/yr

Latest (2025): $668 · +30.3% YoY. Source: county tax records.