712 Graham Ave · North Little Rock, AR 72117

$85,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 44 Days on market

Built 1964 7,840 sqft lot $98/sqft · 7% below area Est $92k · 7% 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 +29.9/30.0
• ARV discount +10.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice one level home on a nice level lot. Large privacy fenced back yard. Huge screened porch on back as well. Agents see confidential remarks for offer instructions!!!!!!!!

Key facts

• Screened in porch
• Covered porch area
• Greenlea subdivision

Tags

• SCREENED IN PORCH
• FENCED BACKYARD
• CONCRETE DRIVEWAY
• COVERED PORCH AREA
• GREENLEA SUBDIVISION

Property features AI

Finance

• Financial info: Financing options include VA loan, FHA loan, or cash

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric service (Entergy available); Natural gas
• Home design: Single-family property; Approximately 864 square feet
• Construction: Metal/vinyl siding; Composition roof; Crawl space foundation
• Exterior features: Screened porch; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heat; Window air-conditioning units
• Interior features: Wood floors; Window units for cooling; Central gas heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: crime F, amenities F, employment D-.
• 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.
• Zoned schools: Meadow Park Elementary School (math 17% / reading 17%, grade F, #398 of 454 statewide, top 89%, 499 students, 100% FRL); Lakewood Middle School (math 23% / reading 32%, grade F, #155 of 201 statewide, top 77%, 1,115 students, 100% FRL); North Little Rock High School (math 12% / reading 26%, grade F, #248 of 292 statewide, top 86%, 1,949 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 83 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 44 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.
• Current owner paid $52k; list at $85k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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. 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: 1.27% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.81%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (median comp): $91,717
• List price: $85,000
• Delta: -7.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 Graham Ave	0.17mi	3/1.0	912 (+6%)	3mo	$40,000	$44	80
908 Greenlea Dr	0.16mi	3/1.0	912 (+6%)	4mo	$84,745	$93	80
1100 Graham Ave	0.27mi	3/1.0	910 (+5%)	9mo	$78,000	$86	71
809 Healy St	0.23mi	3/1.0	936 (+8%)	8mo	$60,000	$64	68
702 Hyacinth St	0.30mi	2/1.0 (-1)	844 (-2%)	10mo	$100,000	$118	68
626 Mills St	0.25mi	3/1.0	982 (+14%)	2mo	$89,900	$92	64
713 Hyacinth St	0.32mi	2/1.0 (-1)	816 (-6%)	8mo	$57,000	$70	64
615 Mills	0.28mi	2/1.0 (-1)	794 (-8%)	10mo	$27,000	$34	60
137 Saunders Dr	0.69mi	2/1.0 (-1)	858 (-1%)	2mo	$86,000	$100	60
712 Blossom St	0.35mi	2/1.0 (-1)	755 (-13%)	1mo	$130,000	$172	57
8 Spear Rd	0.56mi	3/1.0	936 (+8%)	6mo	$103,000	$110	55
204 Water St	0.71mi	2/1.0 (-1)	936 (+8%)	10mo	$31,000	$33	39

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-3,412
• Equity at exit: $12,674

10-year hold

• IRR: 6.0%
• Equity multiple: 1.44×
• Total profit: $10,590
• Equity at exit: $7,349

Cash invested: $23,800 (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 72117

• Home prices YoY: -30.4%
• Active inventory: 83
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,076 high
• Mortgage (P&I): −$446
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$35
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $161

Break-even live

Break-even rent $872

Max offer price $85,000

Occupancy floor 80%

Sensitivity live

Price	-10% $210	-5% $186	+0% $161	+5% $137	+10% $113
Rent	-10% $76	-5% $119	+0% $161	+5% $204	+10% $246
Rate	-1.0pp $204	-0.5pp $183	base $161	+0.5pp $139	+1.0pp $117

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,095	$1.20	45d	1	0.18mi
908 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,300	$1.43	22d	1	0.18mi
817 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,195	$1.31	25d	1	0.21mi
5204 Alpha St North Little Rock, AR	3.0	1.0	753	$850	$1.13	45d	1	0.32mi
306 Boggs St North Little Rock, AR	2.0	1.0	1000	$850	$0.85	25d	1	0.61mi
607 Prothro St North Little Rock, AR	2.0	1.0	779	$825	$1.06	45d	1	0.63mi
515 Middle St North Little Rock, AR	2.0	1.0	894	$850	$0.95	15d	1	0.69mi
4701 Atkins St North Little Rock, AR	2.0	1.0	892	$925	$1.04	20d	1	0.77mi
4912 School St North Little Rock, AR	3.0	1.0	1056	$950	$0.90	25d	1	0.78mi
6612 Whippoorwill Ln North Little Rock, AR	3.0	1.5	952	$1,075	$1.13	45d	1	0.83mi
6617 Whippoorwill Ln North Little Rock, AR	3.0	1.5	952	$995	$1.05	25d	1	0.84mi
2107 Muldrow Dr North Little Rock, AR	3.0	1.0	900	$1,015	$1.13	45d	1	1.02mi
604 Ellen Dr North Little Rock, AR	4.0	2.0	1114	$1,550	$1.39	15d	1	1.26mi

Listing history 28 events

1. 2026-06-21
   days on market $85,000 Active 44 DOM
2. 2026-06-18
   days on market $85,000 Active 41 DOM
3. 2026-06-17
   days on market $85,000 Active 40 DOM
4. 2026-06-16
   days on market $85,000 Active 39 DOM
5. 2026-06-15
   days on market $85,000 Active 38 DOM
6. 2026-06-14
   days on market $85,000 Active 36 DOM
7. 2026-06-13
   days on market $85,000 Active 35 DOM
8. 2026-06-10
   days on market $85,000 Active 33 DOM
9. 2026-06-09
   days on market $85,000 Active 32 DOM
10. 2026-06-08
    days on market $85,000 Active 31 DOM
11. 2026-06-07
    days on market $85,000 Active 30 DOM
12. 2026-06-05
    days on market $85,000 Active 27 DOM
13. 2026-06-03
    days on market $85,000 Active 26 DOM
14. 2026-06-02
    days on market $85,000 Active 25 DOM
15. 2026-06-01
    days on market $85,000 Active 24 DOM
16. 2026-05-31
    days on market $85,000 Active 23 DOM
17. 2026-05-31
    days on market $85,000 Active 22 DOM
18. 2026-05-08
    listed $85,000 New Listing 1110-char remark
19. 2026-05-03
    historical $1,000
20. 2025-08-28
    listed $1,000
21. 2025-06-08
    historical $1,395
22. 2025-06-06
    listed $1,395
23. 2024-08-15
    soldstatus $51,500
24. 2024-08-06
    soldstatus $51,500 Sold 172-char remark

    Show marketing remark (172 chars)

    Nice one level home on a nice level lot. Large privacy fenced back yard. Huge screened porch on back as well. Agents see confidential remarks for offer instructions!!!!!!!!

25. 2024-07-25
    status Under Contract 172-char remark

    Show marketing remark (172 chars)

    Nice one level home on a nice level lot. Large privacy fenced back yard. Huge screened porch on back as well. Agents see confidential remarks for offer instructions!!!!!!!!

26. 2024-05-10
    price $54,900 172-char remark

    Show marketing remark (172 chars)

    Nice one level home on a nice level lot. Large privacy fenced back yard. Huge screened porch on back as well. Agents see confidential remarks for offer instructions!!!!!!!!

27. 2024-04-01
    listed $59,900 New Listing 172-char remark

    Show marketing remark (172 chars)

    Nice one level home on a nice level lot. Large privacy fenced back yard. Huge screened porch on back as well. Agents see confidential remarks for offer instructions!!!!!!!!

28. 2009-05-22
    soldstatus $48,000

ⓘ 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: $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 1/10 Low FEMA zone AH · 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 10% 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: $12,916
• − Mortgage interest: −$4,761
• − Property taxes: −$668
• − Insurance: −$2,250
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,473
• Taxable income: $698
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $1,770/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
• City population: 55,470
• Population (ZIP): 14,339

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -53.78%
• Current HPI: 123.3727
• 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

+77.1% since first listed

11 events — show timeline

• 2026-05-08 Listed $85,000 CARMLS
• 2026-05-03 Rental Removed $1,000 Avail
• 2025-08-28 Listed for Rent $1,000 Avail
• 2025-06-08 Rental Removed $1,395 RENTLY
• 2025-06-06 Listed for Rent $1,395 RENTLY
• 2024-08-15 Sold (Public Records) $51,500 Public Records
• 2024-08-06 Sold (MLS) $51,500 CARMLS
• 2024-07-25 Pending — CARMLS
• 2024-05-10 Price Changed $54,900 CARMLS
• 2024-04-01 Listed $59,900 CARMLS
• 2009-05-22 Sold (Public Records) $48,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $668 · +45.3% YoY. Source: county tax records.