5 Neal Pl · North Little Rock, AR 72217

$113,000

3 bd · 1.5 ba · 1,300 sqft · SingleFamily public records · 199 Days on market

Built 1950 8,712 sqft lot $87/sqft · 18% below area Est $138k · 18% 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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Excellent investment property, 3 Br/2Ba with BONUS ROOM/ Flex Space! Call or text for more details and to schedule a private showing! INVESTORS: Possible Bundle sale with 908 Geenlea, ask for details! (Allow 24hr notice to show, Tenant occupied)

Key facts

• 8,712 sq ft lot
• Built 1950
• Listed 199 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $18 ($217/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 $105k (7.3% below list).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: 4 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($781 loan paydown + $3k appreciation (3.0% local appreciation)).
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.93% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (median comp): $137,577
• List price: $113,000
• Delta: -17.86%
• 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
6512 Whippoorwill Ln	0.14mi	3/1.5	1,296 (-0%)	7mo	$120,000	$93	87
6519 Whippoorwill Ln	0.16mi	3/2.0	1,330 (+2%)	10mo	$218,800	$165	78
6609 Whippoorwill Ln	0.22mi	3/1.5	1,353 (+4%)	11mo	$165,000	$122	74
4913 Page Mill Rd	0.39mi	3/2.0	1,260 (-3%)	3mo	$127,000	$101	72
6625 Stonehedge Rd	0.25mi	3/1.5	1,154 (-11%)	0mo	$139,000	$120	69
6613 Pioneer Rd	0.22mi	3/1.5	1,424 (+10%)	8mo	$155,000	$109	67
512 Saunders Dr	0.53mi	3/2.0	1,176 (-10%)	1mo	$184,900	$157	57
7309 Faulkner Lake Rd	0.52mi	2/2.0 (-1)	1,248 (-4%)	10mo	$164,900	$132	54
5701 Alpha St	0.59mi	4/2.0 (+1)	1,360 (+5%)	6mo	$7,000	$5	53
424 Saunders Dr	0.54mi	3/2.0	1,143 (-12%)	15mo	$158,000	$138	41
424 Healy St	0.71mi	3/1.0	1,122 (-14%)	4mo	$34,000	$30	39
704 Graham Ave	0.60mi	3/2.0	1,115 (-14%)	12mo	$181,000	$162	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.47×
• Total profit: $14,799
• Equity at exit: $50,810

10-year hold

• IRR: 10.8%
• Equity multiple: 2.62×
• Total profit: $51,130
• Equity at exit: $78,304

Cash invested: $31,640 (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 72217

• Active inventory: 4
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$593
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$47
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $18

Break-even live

Break-even rent $1,024

Max offer price $113,000

Occupancy floor 93%

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Neal Pl North Little Rock, AR	3.0	1.0	1144	$975	$0.85	43d	1	0.02mi
3 Neal Pl North Little Rock, AR	3.0	1.0	1144	$975	$0.85	23d	1	0.02mi
6617 Whippoorwill Ln North Little Rock, AR	3.0	1.5	952	$995	$1.05	23d	1	0.26mi
6612 Whippoorwill Ln North Little Rock, AR	3.0	1.5	952	$1,075	$1.13	43d	1	0.27mi
717 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,095	$1.20	43d	1	0.75mi
908 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,300	$1.43	21d	1	0.75mi
817 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,195	$1.31	23d	1	0.78mi
306 Boggs St North Little Rock, AR	2.0	1.0	1000	$850	$0.85	23d	1	1.08mi
4911 School St North Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	1.12mi
4912 School St North Little Rock, AR	3.0	1.0	1056	$950	$0.90	23d	1	1.13mi
4820 Haywood St North Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	1.14mi
515 Middle St North Little Rock, AR	2.0	1.0	894	$850	$0.95	14d	1	1.19mi
4701 Atkins St North Little Rock, AR	2.0	1.0	892	$925	$1.04	19d	1	1.22mi
4716 School St North Little Rock, AR	3.0	1.0	1347	$1,150	$0.85	43d	1	1.25mi
4007 Rogers St North Little Rock, AR	4.0	2.0	1157	$1,595	$1.38	43d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $113,000 Active 199 DOM
2. 2026-06-17
   days on market $113,000 Active 198 DOM
3. 2026-06-16
   days on market $113,000 Active 197 DOM
4. 2026-06-15
   days on market $113,000 Active 196 DOM
5. 2026-06-14
   days on market $113,000 Active 194 DOM
6. 2026-06-13
   days on market $113,000 Active 193 DOM
7. 2026-06-10
   days on market $113,000 Active 191 DOM
8. 2026-06-09
   days on market $113,000 Active 190 DOM
9. 2026-06-08
   days on market $113,000 Active 189 DOM
10. 2026-06-07
    days on market $113,000 Active 188 DOM
11. 2026-06-05
    days on market $113,000 Active 185 DOM
12. 2026-06-03
    days on market $113,000 Active 184 DOM
13. 2026-06-02
    days on market $113,000 Active 183 DOM
14. 2026-06-01
    days on market $113,000 Active 182 DOM
15. 2026-05-31
    days on market $113,000 Active 181 DOM
16. 2026-05-31
    days on market $113,000 Active 180 DOM
17. 2025-12-04
    price $113,000 247-char remark

    Show marketing remark (247 chars)

    Excellent investment property, 3 Br/2Ba with BONUS ROOM/ Flex Space! Call or text for more details and to schedule a private showing! INVESTORS: Possible Bundle sale with 908 Geenlea, ask for details! (Allow 24hr notice to show, Tenant occupied)

18. 2025-12-01
    listed $105,000 New Listing 247-char remark

    Show marketing remark (247 chars)

    Excellent investment property, 3 Br/2Ba with BONUS ROOM/ Flex Space! Call or text for more details and to schedule a private showing! INVESTORS: Possible Bundle sale with 908 Geenlea, ask for details! (Allow 24hr notice to show, Tenant occupied)

19. 2024-10-27
    historical $1,200
20. 2024-09-19
    listed $1,200
21. 2024-08-28
    historical $1,200
22. 2024-08-15
    listed $1,200
23. 2024-08-03
    historical $1,200
24. 2024-08-02
    listed $1,200
25. 2022-06-16
    soldstatus $166,000
26. 2019-11-08
    soldstatus $135,000
27. 2019-11-03
    soldstatus $67,500 19-char remark

    Show marketing remark (19 chars)

    Sold before listed.

28. 2019-10-02
    listed $67,500 19-char remark

    Show marketing remark (19 chars)

    Sold 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: $1,238 · $103/mo
• Projected year-2 tax: $1,238 · $103/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 8/10 Severe FEMA zone X (unshaded) · 78% 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 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,568
• − Mortgage interest: −$6,330
• − Property taxes: −$1,238
• − Insurance: −$1,362
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$3,287
• Taxable loss: −$1,660
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $616/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+67.4% since first listed

12 events — show timeline

• 2025-12-04 Price Changed $113,000 CARMLS
• 2025-12-01 Listed $105,000 CARMLS
• 2024-10-27 Rental Removed $1,200 APPFOLIO
• 2024-09-19 Listed for Rent $1,200 APPFOLIO
• 2024-08-28 Rental Removed $1,200 APPFOLIO
• 2024-08-15 Listed for Rent $1,200 APPFOLIO
• 2024-08-03 Rental Removed $1,200 APPFOLIO
• 2024-08-02 Listed for Rent $1,200 APPFOLIO
• 2022-06-16 Sold (Public Records) $166,000 Public Records
• 2019-11-08 Sold (Public Records) $135,000 Public Records
• 2019-11-03 Sold (MLS) $67,500 CARMLS
• 2019-10-02 Listed $67,500 CARMLS

Property tax history

+8.0%/yr

Latest (2025): $1,238 · +6.0% YoY. Source: county tax records.