1606-1608 Sycamore St · North Little Rock, AR 72114

$114,900

4 bd · 4.0 ba · 1,225 sqft · SingleFamily · 44 Days on market

Built 1948 9,147 sqft lot Est $120k · at est.

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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 +22.2/30.0
• ARV discount +9.4/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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

Welcome to Market 1606 & 1608 Sycamore Street of the Kahn Subdivision in North Little Rock, Arkansas. Situated on an easy-to-maintain . 21 ± acre level lot, this duplex investment opportunity near Argenta offers strong income potential in a convenient central location. Both all-electric units feature 1 bedroom, 1 bath, eat-in kitchen, and living room layouts, along with off-street parking for tenants. One unit is currently rented at $600 per month, providing immediate income with additional upside potential. Positioned with quick access to the freeway, downtown amenities, and public transit, this property offers convenience for tenants and long-term investment appeal for owners

Key facts

• Off street parking
• Easy to maintain lot
• Duplex

Tags

• DUPLEX
• EASY TO MAINTAIN LOT
• STRONG INCOME POTENTIAL
• OFF STREET PARKING
• QUICK ACCESS TO FREEWAY
• CONVENIENT CENTRAL LOCATION

Property features AI

Finance

• Other: Lot size approximately 0.21 acres
• Financial info: Accepts conventional loans, cash, or in-house financing; Tenant pays all utilities; Owner pays taxes and insurance; Typical rent range for 1-bed units: $600–$700

Exterior

• Parking: Parking pad and 1-car parking
• Utilities: Public water; Public sewer; Municipal electric
• Home design: Multifamily property (2 units); R-3 zoning
• Construction: Slab foundation
• Exterior features: Metal/vinyl siding; Composition roof; Paved road access; Level, cleared lot in a subdivision; Inside city limits

Interior

• Bedrooms: Two 1-bedroom units
• Flooring: Vinyl
• Bathrooms: Two 1-bath units
• Heating & cooling: Mini split
• Interior features: Vinyl flooring; Mini split heating and cooling

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Rents rising (+3.1%/yr); 67 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); 47% 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).
• At $1,242/mo this rent would consume 49% of the median local household income ($30k/yr) (locally 995% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $794 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 ($111k) 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.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $111,453 (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 1948 — 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. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $120,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 W 17th St	0.05mi	4/1.5	1,328 (+8%)	5mo	$109,000	$82	70
1700 Schaer	0.32mi	3/2.0 (-1)	1,216 (-1%)	7mo	$135,000	$111	65
1710 N Magnolia	0.41mi	3/1.5 (-1)	1,230 (+0%)	7mo	$48,000	$39	60
1623 Marion St	0.29mi	3/2.0 (-1)	1,339 (+9%)	6mo	$153,000	$114	53
1709 Marion	0.29mi	3/1.5 (-1)	1,152 (-6%)	10mo	$80,000	$69	53
1309 Parker St	0.56mi	3/1.0 (-1)	1,170 (-4%)	0mo	$115,000	$98	49
1701 Allen St	0.16mi	4/1.0	1,101 (-10%)	18mo	$25,000	$23	48
1404 Frank St	0.70mi	4/1.5	1,175 (-4%)	10mo	$80,000	$68	42
1408 W 18th St	0.62mi	3/2.0 (-1)	1,290 (+5%)	13mo	$150,000	$116	38
1308 W 24th St	0.73mi	3/2.0 (-1)	1,250 (+2%)	20mo	$183,000	$146	33
2022 N Magnolia St	0.49mi	3/1.0 (-1)	1,076 (-12%)	14mo	$68,600	$64	28
814 Orange St	0.61mi	3/2.0 (-1)	1,052 (-14%)	13mo	$219,000	$208	25

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: -4.1%
• Equity multiple: 0.84×
• Total profit: $-5,078
• Equity at exit: $18,645

10-year hold

• IRR: 5.2%
• Equity multiple: 1.40×
• Total profit: $12,953
• Equity at exit: $12,552

Cash invested: $32,172 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $187

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 80%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 W 18th St North Little Rock, AR	3.0	1.0	1157	$895	$0.77	14d	1	0.15mi
1524 Orange St North Little Rock, AR	3.0	2.0	1350	$1,000	$0.74	23d	1	0.16mi
823 W 20th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	23d	1	0.42mi
1920 N Poplar St North Little Rock, AR	4.0	2.0	1422	$1,595	$1.12	14d	1	0.42mi
1600 N Olive St North Little Rock, AR	3.0	1.0	1100	$900	$0.82	43d	1	0.49mi
134 Melrose Cir North Little Rock, AR	3.0	2.0	1322	$1,750	$1.32	21d	1	0.50mi
1519 W 15th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	43d	1	0.67mi
1100 W 24th St North Little Rock, AR	3.0	1.0	1036	$1,295	$1.25	19d	1	0.68mi
2316 Parker St North Little Rock, AR	4.0	1.0	1146	$1,195	$1.04	23d	1	0.70mi
1603 W Long 17th St Unit B North Little Rock, AR	3.0	1.0	1036	$650	$0.63	43d	1	0.71mi
1236 W 10th St North Little Rock, AR	3.0	1.0	1185	$795	$0.67	43d	1	0.74mi
2021 W Long 17th St North Little Rock, AR	3.0	1.0	1268	$895	$0.71	43d	1	0.99mi
407 W 33rd St North Little Rock, AR	3.0	2.0	1472	$1,025	$0.70	43d	1	1.09mi
117 Link Rd North Little Rock, AR	3.0	2.0	1407	$1,600	$1.14	43d	1	1.12mi
3619 Sycamore St Unit B North Little Rock, AR	3.0	2.0	1220	$975	$0.80	14d	1	1.32mi

Listing history 9 events

1. 2026-04-16
   status Under Contract
2. 2026-03-31
   price $114,900
3. 2026-03-02
   listed $119,900 New Listing
4. 2026-02-18
   historical
5. 2025-12-17
   listed $114,000 New Listing
6. 2024-09-25
   historical $600
7. 2024-09-24
   historical $600
8. 2024-06-16
   listed $600
9. 2024-06-09
   listed

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

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: $14,906
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$3,343
• Taxable income: $444
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $2,140/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

+0.8% since first listed

9 events — show timeline

• 2026-04-16 Pending — CARMLS
• 2026-03-31 Price Changed $114,900 CARMLS
• 2026-03-02 Listed $119,900 CARMLS
• 2026-02-18 Listing Removed — CARMLS
• 2025-12-17 Listed $114,000 CARMLS
• 2024-09-25 Rental Removed $600 RENT.
• 2024-09-24 Rental Removed $600 CARMLS
• 2024-06-16 Listed for Rent $600 CARMLS
• 2024-06-09 Listed for Rent — RENT.