404 W 16th St · North Little Rock, AR 72114

$52,000

2 bd · 1.0 ba · 964 sqft · SingleFamily public records · 673 Days on market

Built 1945 7,405 sqft lot $54/sqft · 50% below area Est $104k · 50% under ↓ 5% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Appreciation +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Great investment opportunity in downtown North Little Rock!

Key facts

• 7,405 sq ft lot
• Built 1945
• Listed 673 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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: Rents rising (+3.1%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $360 of loan paydown is wiped out by about $1k 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.
• At projected returns (-2.7% appreciation + 3.1% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 673 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $45,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 673 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.97% ✓
• Cap rate: 17.01%
• Cash-on-cash: 38.29%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $103,527
• List price: $52,000
• Delta: -49.77%
• 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
705 W 22nd St	0.52mi	2/1.0	952 (-1%)	5mo	$38,000	$40	69
816 W 20th St	0.46mi	2/1.0	994 (+3%)	7mo	$18,000	$18	67
1507 Marion St	0.33mi	2/1.0	1,072 (+11%)	0mo	$65,000	$61	66
2116 N Magnolia Sts	0.57mi	2/1.0	910 (-6%)	1mo	$30,000	$33	63
2018 N Magnolia	0.50mi	2/1.0	931 (-3%)	12mo	$132,000	$142	61
1506 W 16th St	0.69mi	2/1.0	968 (+0%)	8mo	$96,000	$99	60
2008 N Magnolia St	0.49mi	2/2.0	989 (+3%)	12mo	$144,500	$146	59
1103 Franklin St	0.69mi	2/1.0	966 (+0%)	13mo	$12,500	$13	57
400 E 12th St	0.50mi	2/1.0	1,056 (+10%)	8mo	$22,500	$21	54
2021 N Poplar St	0.44mi	2/1.0	1,108 (+15%)	3mo	$70,000	$63	52
100 Melrose Dv	0.52mi	2/1.0	1,104 (+14%)	8mo	$200,000	$181	45
814 Orange St	0.52mi	3/2.0 (+1)	1,052 (+9%)	13mo	$219,000	$208	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.7% appreciation · 3.14% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 2.51×
• Total profit: $21,960
• Equity at exit: $8,438

10-year hold

• IRR: 41.6%
• Equity multiple: 5.01×
• Total profit: $58,405
• Equity at exit: $5,681

Cash invested: $14,560 (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 72114

• Home prices YoY: -2.2%
• Rents YoY: 3.1%
• Active inventory: 67
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,027 high
• Mortgage (P&I): −$273
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $465

Break-even live

Break-even rent $439

Max offer price $52,000

Occupancy floor 50%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1416 Willow St North Little Rock, AR	2.0	1.0	995	$1,999	$2.01	44d	1	0.05mi
1504 Allen St Unit 5 North Little Rock, AR	1.0	1.0	575	$500	$0.87	44d	1	0.19mi
1600 Chandler St North Little Rock, AR	1.0	1.0	890	$595	$0.67	44d	1	0.24mi
1603 Chandler St North Little Rock, AR	2.0	1.0	1080	$895	$0.83	44d	1	0.27mi
222 College Park Cir North Little Rock, AR	1.0	1.0	575	$595	$1.03	21d	1	0.28mi
115 College Park Cir North Little Rock, AR	1.0	1.0	646	$650	$1.01	23d	1	0.31mi
128 College Park Cir Unit 1 North Little Rock, AR	2.0	1.0	975	$550	$0.56	44d	1	0.32mi
1904 Allen St Unit 2 North Little Rock, AR	1.0	1.0	600	$550	$0.92	44d	1	0.35mi
1601 Rockwater Blvd North Little Rock, AR	1.0	1.0	724	$1,024	$1.41	14d	10	0.36mi
1905 N Magnolia St North Little Rock, AR	1.0	1.0	625	$595	$0.95	44d	1	0.41mi
1913 N Magnolia St North Little Rock, AR	2.0	1.0	816	$675	$0.83	44d	1	0.43mi
1600 N Olive St North Little Rock, AR	3.0	1.0	1100	$900	$0.82	44d	1	0.44mi
605 W 22nd St North Little Rock, AR	2.0	1.0	686	$695	$1.01	19d	1	0.52mi
1317 W 16th St North Little Rock, AR	2.0	1.0	864	$675	$0.78	44d	1	0.60mi
306 W 6th St North Little Rock, AR	2.0	2.0	1100	$1,750	$1.59	44d	1	0.70mi
523 N Orange St North Little Rock, AR	1.0	1.0	600	$1,075	$1.79	44d	1	0.70mi
523 N Orange St North Little Rock, AR	1.0	1.0	600	$1,075	$1.79	19d	1	0.70mi
2004 Franklin St Apt A North Little Rock, AR	1.0	1.0	850	$450	$0.53	44d	1	0.71mi
712 N Olive St North Little Rock, AR	1.0	1.0	776	$1,250	$1.61	44d	1	0.72mi
1308 W 21st St North Little Rock, AR	2.0	1.0	944	$945	$1.00	44d	1	0.76mi
1100 W 24th St North Little Rock, AR	3.0	1.0	1036	$1,295	$1.25	19d	1	0.77mi
1300 W 10th St North Little Rock, AR	2.0	1.0	852	$895	$1.05	44d	1	0.77mi
1603 W Long 17th St Unit B North Little Rock, AR	3.0	1.0	1036	$650	$0.63	44d	1	0.77mi
1019 Frank St Unit B North Little Rock, AR	2.0	1.0	806	$850	$1.05	44d	1	0.80mi
2320 Franklin St North Little Rock, AR	2.0	2.0	932	$750	$0.80	23d	1	0.83mi
111 E 4th St North Little Rock, AR	1.0–2.0	1.0–2.0	883	$1,320	$1.49	14d	6	0.84mi
1908 Augusta St North Little Rock, AR	1.0	1.0	624	$595	$0.95	44d	1	0.85mi
400 Parker St North Little Rock, AR	1.0	1.0	782	$1,300	$1.66	44d	1	0.90mi
314 Parker St North Little Rock, AR	1.0	1.5	940	$1,400	$1.49	19d	1	0.91mi
1201 W 4th St North Little Rock, AR	1.0	1.0	740	$1,350	$1.82	44d	1	0.92mi
1922 W Short 17th St Unit 2 North Little Rock, AR	2.0	1.0	800	$625	$0.78	44d	1	0.99mi
1120 Rockwater Blvd North Little Rock, AR	2.0	1.0–2.0	955	$2,175	$2.28	44d	1	0.99mi
127 Crestview Dr Unit 3 North Little Rock, AR	2.0	1.0	880	$825	$0.94	44d	1	1.03mi
300 Cherry Hill Dr Unit 5 North Little Rock, AR	2.0	1.0	880	$825	$0.94	44d	1	1.05mi
2021a W Short 17th St North Little Rock, AR	2.0	1.0	672	$750	$1.12	44d	1	1.05mi
75 Riverfront Dr Little Rock, AR	1.0–2.0	1.0–2.0	1089	$1,546	$1.42	14d	24	1.11mi
218 W 33rd Pl North Little Rock, AR	2.0	1.0	792	$800	$1.01	44d	1	1.16mi
3403 Ridge Rd North Little Rock, AR	2.0	1.0	714	$895	$1.25	44d	1	1.19mi
3418 Gum St North Little Rock, AR	1.0	1.0	600	$695	$1.16	23d	1	1.26mi
508 W 35th St North Little Rock, AR	2.0	1.0	876	$850	$0.97	23d	1	1.27mi

Listing history 18 events

1. 2026-06-18
   days on market $52,000 Active 673 DOM
2. 2026-06-17
   days on market $52,000 Active 672 DOM
3. 2026-06-16
   days on market $52,000 Active 671 DOM
4. 2026-06-15
   days on market $52,000 Active 670 DOM
5. 2026-06-14
   days on market $52,000 Active 668 DOM
6. 2026-06-13
   days on market $52,000 Active 667 DOM
7. 2026-06-10
   days on market $52,000 Active 665 DOM
8. 2026-06-09
   days on market $52,000 Active 664 DOM
9. 2026-06-08
   days on market $52,000 Active 663 DOM
10. 2026-06-07
    days on market $52,000 Active 662 DOM
11. 2026-06-05
    days on market $52,000 Active 659 DOM
12. 2026-06-03
    days on market $52,000 Active 658 DOM
13. 2026-06-02
    days on market $52,000 Active 657 DOM
14. 2026-06-01
    days on market $52,000 Active 656 DOM
15. 2026-05-31
    days on market $52,000 Active 655 DOM
16. 2026-05-31
    days on market $52,000 Active 654 DOM
17. 2024-11-22
    price $52,000 59-char remark

    Show marketing remark (59 chars)

    Great investment opportunity in downtown North Little Rock!

18. 2024-08-14
    listed $55,000 New Listing 59-char remark

    Show marketing remark (59 chars)

    Great investment opportunity in downtown North Little Rock!

ⓘ 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: $626 · $52/mo
• Projected year-2 tax: $626 · $52/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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,321
• − Mortgage interest: −$2,913
• − Property taxes: −$626
• − Insurance: −$260
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$1,513
• Taxable income: $5,038
• Est. tax owed @ 24.0%: −$1,209
• After-tax cash flow: $4,366/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): 10,093
• Household income: $30,175
• Rent vs Own: 75.2% rent · 24.8% own
• Severe rent burden: 995.0

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: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 23% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 0%

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: ▼ -2.70%
• Current HPI: 121.4243
• Rent YoY: ▲ 3.14%
• 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

-5.5% since first listed

2 events — show timeline

• 2024-11-22 Price Changed $52,000 CARMLS
• 2024-08-14 Listed $55,000 CARMLS

Property tax history

+7.8%/yr

Latest (2025): $626 · +103.5% YoY. Source: county tax records.