618 W 35 Th St · North Little Rock, AR 72118

$57,500

2 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 75 Days on market

Built 1940 6,969 sqft lot $50/sqft · 31% below area Est $84k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home featuring two spacious living areas, offering flexibility for entertaining, a home office, or additional lounge space. This property provides a functional layout with great potential for personalization or investment. Conveniently located in Little Rock with easy access to local amenities, shopping, and dining. Whether you're a first-time homebuyer looking for extra space or an investor seeking your next opportunity, this property is full of possibilities. Sold as-is.

Key facts

• Shopping
• Functional layout
• Dining

Tags

• TWO SPACIOUS LIVING AREAS
• FUNCTIONAL LAYOUT
• EASY ACCESS TO LOCAL AMENITIES
• SHOPPING
• DINING
• DETACHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($930 rent vs $58k).
• Recommended offer: $54k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 fast (+5.5%/yr); 105 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); 55% 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 $398 of loan paydown is wiped out by about $2k 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 (-3.0% appreciation + 5.5% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,050 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.62% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.79%
• DSCR: 2.15
• GRM: 5.2

CMA / ARV

• ARV (median comp): $83,809
• List price: $57,500
• Delta: -31.39%
• 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
301 W 35th St	0.23mi	3/1.0 (+1)	1,133 (-2%)	4mo	$118,000	$104	79
3514 Orange St	0.25mi	3/1.5 (+1)	1,180 (+3%)	1mo	$157,500	$133	76
3900 Emerson Dr	0.29mi	3/1.5 (+1)	1,116 (-3%)	2mo	$140,700	$126	73
4003 Mellene Dr	0.33mi	3/1.0 (+1)	1,085 (-6%)	1mo	$112,900	$104	69
421 W G Ave	0.49mi	3/1.0 (+1)	1,133 (-2%)	1mo	$205,000	$181	69
4100 Emerson Dr	0.44mi	2/1.5	1,116 (-3%)	5mo	$65,000	$58	68
4107 Maple St	0.47mi	3/1.5 (+1)	1,150 (0%)	4mo	$150,000	$130	67
10 La Vista Dr	0.51mi	3/1.5 (+1)	1,107 (-4%)	4mo	$120,000	$108	60
4410 Maple St	0.62mi	3/2.0 (+1)	1,180 (+3%)	2mo	$65,000	$55	56
1513 W 36th St	0.68mi	3/1.5 (+1)	1,088 (-5%)	0mo	$87,500	$80	52
326 W L Ave	0.73mi	3/1.5 (+1)	1,111 (-3%)	5mo	$149,900	$135	49
318 W J Ave	0.69mi	3/1.0 (+1)	1,044 (-9%)	4mo	$110,000	$105	44

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: 22.2%
• Equity multiple: 1.94×
• Total profit: $15,094
• Equity at exit: $8,573

10-year hold

• IRR: 31.8%
• Equity multiple: 4.22×
• Total profit: $51,774
• Equity at exit: $4,972

Cash invested: $16,100 (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: 105
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $930 high
• Mortgage (P&I): −$302
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $346

Break-even live

Break-even rent $492

Max offer price $57,500

Occupancy floor 58%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 W 35th St North Little Rock, AR	1.0	1.0	880	$695	$0.79	23d	1	0.06mi
509 W 35th St North Little Rock, AR	2.0	1.0	740	$800	$1.08	43d	1	0.07mi
508 W 35th St North Little Rock, AR	2.0	1.0	876	$850	$0.97	23d	1	0.07mi
3423 Chandler St Unit B North Little Rock, AR	2.0	1.0	928	$725	$0.78	43d	1	0.11mi
3619 Sycamore St Unit B North Little Rock, AR	3.0	2.0	1220	$975	$0.80	14d	1	0.11mi
804 W 37th St North Little Rock, AR	2.0	1.0	744	$895	$1.20	43d	1	0.15mi
407 W 33rd St North Little Rock, AR	3.0	2.0	1472	$1,025	$0.70	43d	1	0.21mi
218 W 33rd Pl North Little Rock, AR	2.0	1.0	792	$800	$1.01	43d	1	0.28mi
3403 Ridge Rd North Little Rock, AR	2.0	1.0	714	$895	$1.25	43d	1	0.33mi
4000 Emerson Dr North Little Rock, AR	3.0	2.0	1046	$1,195	$1.14	19d	1	0.33mi
4017 Mellene Dr North Little Rock, AR	3.0	1.0	1094	$1,150	$1.05	43d	1	0.37mi
4116 Moss St North Little Rock, AR	2.0	1.0	1139	$850	$0.75	23d	1	0.50mi
325 W I Ave North Little Rock, AR	2.0	1.0	1100	$1,300	$1.18	14d	1	0.63mi
319 W I Ave North Little Rock, AR	2.0	1.0	720	$825	$1.15	43d	1	0.65mi
402 W K St North Little Rock, AR	2.0	1.0	825	$750	$0.91	43d	1	0.66mi
300 Cherry Hill Dr Unit 5 North Little Rock, AR	2.0	1.0	880	$825	$0.94	43d	1	0.68mi
127 Crestview Dr Unit 3 North Little Rock, AR	2.0	1.0	880	$825	$0.94	43d	1	0.69mi
1512 W 35th St North Little Rock, AR	2.0	1.0	848	$875	$1.03	14d	1	0.69mi
1100 W 24th St North Little Rock, AR	3.0	1.0	1036	$1,295	$1.25	19d	1	0.81mi
4912 Gum St North Little Rock, AR	2.0	2.0	888	$875	$0.99	23d	1	0.84mi
2320 Franklin St North Little Rock, AR	2.0	2.0	932	$750	$0.80	23d	1	0.87mi
114 Rim Rock Pl Unit D North Little Rock, AR	2.0	1.5	1100	$795	$0.72	43d	1	0.88mi
117 Link Rd North Little Rock, AR	3.0	2.0	1407	$1,600	$1.14	43d	1	0.89mi
1812 W 36th St North Little Rock, AR	2.0	1.0	790	$875	$1.11	43d	1	0.91mi
4748 Ridge Rd North Little Rock, AR	2.0	1.0	869	$1,125	$1.29	14d	1	0.93mi
407 W 51st St North Little Rock, AR	3.0	2.0	1368	$1,300	$0.95	43d	1	0.97mi
823 W 20th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	23d	1	0.97mi
5 Sweet Rose Ln North Little Rock, AR	3.0	1.5	960	$1,150	$1.20	23d	1	1.00mi
11 Sweet Rose Ln North Little Rock, AR	3.0	1.0	950	$1,150	$1.21	43d	1	1.00mi
4926 Francis St Unit B North Little Rock, AR	2.0	1.0	900	$700	$0.78	23d	1	1.01mi
1707 Arrowhead Rd North Little Rock, AR	1.0–2.0	1.0–1.5	656	$865	$1.32	14d	15	1.01mi
128 College Park Cir Unit 1 North Little Rock, AR	2.0	1.0	975	$550	$0.56	43d	1	1.02mi
1308 W 21st St North Little Rock, AR	2.0	1.0	944	$945	$1.00	43d	1	1.05mi
4907 Augusta Cir North Little Rock, AR	1.0–2.0	1.0–1.5	747	$835	$1.12	14d	12	1.05mi
2004 Franklin St Apt A North Little Rock, AR	1.0	1.0	850	$450	$0.53	43d	1	1.05mi
109 Farmere Cir North Little Rock, AR	3.0	1.0	1051	$1,190	$1.13	43d	1	1.09mi
600 W 18th St North Little Rock, AR	3.0	1.0	1157	$895	$0.77	14d	1	1.11mi
605 W Scenic Dr Apt L16 North Little Rock, AR	2.0	1.0	820	$825	$1.01	43d	1	1.11mi
605 W Scenic Dr North Little Rock, AR	2.0	1.0	820	$875	$1.07	19d	1	1.12mi
605 W Scenic Dr North Little Rock, AR	3.0	2.0	1040	$1,050	$1.01	43d	1	1.12mi

Listing history 15 events

1. 2026-06-14
   days on market $57,500 Active 75 DOM
2. 2026-06-13
   days on market $57,500 Active 74 DOM
3. 2026-06-10
   days on market $57,500 Active 72 DOM
4. 2026-06-09
   days on market $57,500 Active 71 DOM
5. 2026-06-08
   days on market $57,500 Active 70 DOM
6. 2026-06-07
   days on market $57,500 Active 69 DOM
7. 2026-06-05
   days on market $57,500 Active 66 DOM
8. 2026-06-03
   days on market $57,500 Active 65 DOM
9. 2026-06-02
   days on market $57,500 Active 64 DOM
10. 2026-06-01
    days on market $57,500 Active 63 DOM
11. 2026-05-31
    days on market $57,500 Active 62 DOM
12. 2026-05-31
    days on market $57,500 Active 61 DOM
13. 2026-04-16
    price $64,999 504-char remark

    Show marketing remark (504 chars)

    Charming 2-bedroom, 1-bath home featuring two spacious living areas, offering flexibility for entertaining, a home office, or additional lounge space. This property provides a functional layout with great potential for personalization or investment. Conveniently located in Little Rock with easy access to local amenities, shopping, and dining. Whether you're a first-time homebuyer looking for extra space or an investor seeking your next opportunity, this property is full of possibilities. Sold as-is.

14. 2026-03-30
    listed $69,999 New Listing 504-char remark

    Show marketing remark (504 chars)

    Charming 2-bedroom, 1-bath home featuring two spacious living areas, offering flexibility for entertaining, a home office, or additional lounge space. This property provides a functional layout with great potential for personalization or investment. Conveniently located in Little Rock with easy access to local amenities, shopping, and dining. Whether you're a first-time homebuyer looking for extra space or an investor seeking your next opportunity, this property is full of possibilities. Sold as-is.

15. 2002-10-31
    soldstatus $40,769

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $759 · $63/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 · 18 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: $11,160
• − Mortgage interest: −$3,221
• − Property taxes: −$759
• − Insurance: −$288
• − Repairs & maintenance: −$893
• − Management: −$893
• − Depreciation: −$1,673
• Taxable income: $3,434
• Est. tax owed @ 24.0%: −$824
• After-tax cash flow: $3,327/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

+59.4% since first listed

3 events — show timeline

• 2026-04-16 Price Changed $64,999 CARMLS
• 2026-03-30 Listed $69,999 CARMLS
• 2002-10-31 Sold (Public Records) $40,769 Public Records

Property tax history

+2.2%/yr

Latest (2025): $759 · +9.6% YoY. Source: county tax records.