711 W 20th St · North Little Rock, AR 72114

$60,000

2 bd · 1.0 ba · 801 sqft · SingleFamily public records · 213 Days on market

Built 1950 5,662 sqft lot $75/sqft · 6% above area Est $57k · 6% over ↓ 37% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +5.0/15.0
• 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

Welcome to this 2-bedroom, 1-bathroom home located in North Little Rock. The property offers an open living/dining layout with plenty of natural light and updated flooring throughout most of the interior. The sellers have completed several recent cosmetic updates, and a few minor finishing touches may still be needed, giving the next owner the opportunity to add their own style. Home to be sold as-is. Cash offers only. This home is located just minutes from the University of Arkansas – Pulaski Technical College (Main Campus), and has convenient access to Interstate 30, public transportation options, local parks, and nearby shopping and dining in the downtown NLR and Argenta areas. The property features a fenced yard and off-street/on-street parking.

Key facts

• Fenced yard
• Convenient access
• Updated flooring

Tags

• OPEN LIVING DINING LAYOUT
• UPDATED FLOORING
• FENCED YARD
• OFF STREET ON STREET PARKING
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($835 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 33% 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 $415 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 (-2.7% appreciation + 3.1% rent growth), your $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 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: 1.39% ✓
• Cap rate: 11.98%
• Cash-on-cash: 20.31%
• DSCR: 1.90
• GRM: 6.0

CMA / ARV

• ARV (median comp): $56,852
• List price: $60,000
• Delta: 5.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1922 Augusta St	0.52mi	2/1.0	767 (-4%)	9mo	$20,000	$26	61
1124 W 24th St	0.36mi	1/1.0 (-1)	784 (-2%)	21mo	$22,000	$28	57
1705 W 16th St	0.64mi	2/1.0	832 (+4%)	18mo	$30,000	$36	49
2116 N Magnolia Sts	0.68mi	2/1.0	910 (+14%)	1mo	$30,000	$33	45

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: 7.5%
• Equity multiple: 1.30×
• Total profit: $5,048
• Equity at exit: $9,736

10-year hold

• IRR: 16.5%
• Equity multiple: 2.40×
• Total profit: $23,512
• Equity at exit: $6,555

Cash invested: $16,800 (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 72114

• Home prices YoY: -2.2%
• Rents YoY: 3.1%
• Active inventory: 67
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $835 high
• Mortgage (P&I): −$315
• Tax from tax record: −$36 /mo · $427/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $218

Break-even live

Break-even rent $559

Max offer price $60,000

Occupancy floor 69%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1904 Allen St Unit 2 North Little Rock, AR	1.0	1.0	600	$550	$0.92	44d	1	0.12mi
115 College Park Cir North Little Rock, AR	1.0	1.0	646	$650	$1.01	23d	1	0.15mi
128 College Park Cir Unit 1 North Little Rock, AR	2.0	1.0	975	$550	$0.56	44d	1	0.15mi
605 W 22nd St North Little Rock, AR	2.0	1.0	686	$695	$1.01	19d	1	0.17mi
222 College Park Cir North Little Rock, AR	1.0	1.0	575	$595	$1.03	21d	1	0.19mi
1603 Chandler St North Little Rock, AR	2.0	1.0	1080	$895	$0.83	44d	1	0.28mi
1600 Chandler St North Little Rock, AR	1.0	1.0	890	$595	$0.67	44d	1	0.29mi
2004 Franklin St Apt A North Little Rock, AR	1.0	1.0	850	$450	$0.53	44d	1	0.32mi
1100 W 24th St North Little Rock, AR	3.0	1.0	1036	$1,295	$1.25	19d	1	0.32mi
1308 W 21st St North Little Rock, AR	2.0	1.0	944	$945	$1.00	44d	1	0.37mi
1504 Allen St Unit 5 North Little Rock, AR	1.0	1.0	575	$500	$0.87	44d	1	0.37mi
2320 Franklin St North Little Rock, AR	2.0	2.0	932	$750	$0.80	23d	1	0.39mi
1317 W 16th St North Little Rock, AR	2.0	1.0	864	$675	$0.78	44d	1	0.43mi
1416 Willow St North Little Rock, AR	2.0	1.0	995	$1,999	$2.01	44d	1	0.50mi
1908 Augusta St North Little Rock, AR	1.0	1.0	624	$595	$0.95	44d	1	0.50mi
1603 W Long 17th St Unit B North Little Rock, AR	3.0	1.0	1036	$650	$0.63	44d	1	0.53mi
1905 N Magnolia St North Little Rock, AR	1.0	1.0	625	$595	$0.95	44d	1	0.63mi
1913 N Magnolia St North Little Rock, AR	2.0	1.0	816	$675	$0.83	44d	1	0.64mi
1922 W Short 17th St Unit 2 North Little Rock, AR	2.0	1.0	800	$625	$0.78	44d	1	0.71mi
2021a W Short 17th St North Little Rock, AR	2.0	1.0	672	$750	$1.12	44d	1	0.76mi
1600 N Olive St North Little Rock, AR	3.0	1.0	1100	$900	$0.82	44d	1	0.79mi
1019 Frank St Unit B North Little Rock, AR	2.0	1.0	806	$850	$1.05	44d	1	0.80mi
1601 Rockwater Blvd North Little Rock, AR	1.0	1.0	724	$1,024	$1.41	14d	10	0.80mi
1300 W 10th St North Little Rock, AR	2.0	1.0	852	$895	$1.05	44d	1	0.82mi
218 W 33rd Pl North Little Rock, AR	2.0	1.0	792	$800	$1.01	44d	1	0.91mi
3423 Chandler St Unit B North Little Rock, AR	2.0	1.0	928	$725	$0.78	44d	1	0.93mi
127 Crestview Dr Unit 3 North Little Rock, AR	2.0	1.0	880	$825	$0.94	44d	1	0.94mi
3418 Gum St North Little Rock, AR	1.0	1.0	600	$695	$1.16	23d	1	0.94mi
300 Cherry Hill Dr Unit 5 North Little Rock, AR	2.0	1.0	880	$825	$0.94	44d	1	0.95mi
3403 Ridge Rd North Little Rock, AR	2.0	1.0	714	$895	$1.25	44d	1	0.96mi
508 W 35th St North Little Rock, AR	2.0	1.0	876	$850	$0.97	23d	1	0.96mi
509 W 35th St North Little Rock, AR	2.0	1.0	740	$800	$1.08	44d	1	0.98mi
515 W 35th St North Little Rock, AR	1.0	1.0	880	$695	$0.79	23d	1	0.98mi
5 North Little Rock, AR	1.0–2.0	1.0–2.0	1145	$2,394	$2.09	14d	7	1.01mi
400 Parker St North Little Rock, AR	1.0	1.0	782	$1,300	$1.66	44d	1	1.06mi
1512 W 35th St North Little Rock, AR	2.0	1.0	848	$875	$1.03	14d	1	1.06mi
1201 W 4th St North Little Rock, AR	1.0	1.0	740	$1,350	$1.82	44d	1	1.06mi
804 W 37th St North Little Rock, AR	2.0	1.0	744	$895	$1.20	44d	1	1.07mi
314 Parker St North Little Rock, AR	1.0	1.5	940	$1,400	$1.49	19d	1	1.07mi
306 W 6th St North Little Rock, AR	2.0	2.0	1100	$1,750	$1.59	44d	1	1.09mi

Listing history 20 events

1. 2026-06-15
   days on market $60,000 Active 213 DOM
2. 2026-06-14
   days on market $60,000 Active 211 DOM
3. 2026-06-13
   days on market $60,000 Active 210 DOM
4. 2026-06-10
   days on market $60,000 Active 208 DOM
5. 2026-06-09
   days on market $60,000 Active 207 DOM
6. 2026-06-08
   days on market $60,000 Active 206 DOM
7. 2026-06-07
   days on market $60,000 Active 205 DOM
8. 2026-06-05
   days on market $60,000 Active 202 DOM
9. 2026-06-03
   days on market $60,000 Active 201 DOM
10. 2026-06-02
    days on market $60,000 Active 200 DOM
11. 2026-06-01
    days on market $60,000 Active 199 DOM
12. 2026-05-31
    days on market $60,000 Active 198 DOM
13. 2026-05-31
    days on market $60,000 Active 197 DOM
14. 2026-05-01
    price $60,000 765-char remark

    Show marketing remark (765 chars)

    Welcome to this 2-bedroom, 1-bathroom home located in North Little Rock. The property offers an open living/dining layout with plenty of natural light and updated flooring throughout most of the interior. The sellers have completed several recent cosmetic updates, and a few minor finishing touches may still be needed, giving the next owner the opportunity to add their own style. Home to be sold as-is. Cash offers only. This home is located just minutes from the University of Arkansas – Pulaski Technical College (Main Campus), and has convenient access to Interstate 30, public transportation options, local parks, and nearby shopping and dining in the downtown NLR and Argenta areas. The property features a fenced yard and off-street/on-street parking.

15. 2026-04-02
    price $65,000 765-char remark

    Show marketing remark (765 chars)

    Welcome to this 2-bedroom, 1-bathroom home located in North Little Rock. The property offers an open living/dining layout with plenty of natural light and updated flooring throughout most of the interior. The sellers have completed several recent cosmetic updates, and a few minor finishing touches may still be needed, giving the next owner the opportunity to add their own style. Home to be sold as-is. Cash offers only. This home is located just minutes from the University of Arkansas – Pulaski Technical College (Main Campus), and has convenient access to Interstate 30, public transportation options, local parks, and nearby shopping and dining in the downtown NLR and Argenta areas. The property features a fenced yard and off-street/on-street parking.

16. 2026-03-24
    price $75,000 765-char remark

    Show marketing remark (765 chars)

    Welcome to this 2-bedroom, 1-bathroom home located in North Little Rock. The property offers an open living/dining layout with plenty of natural light and updated flooring throughout most of the interior. The sellers have completed several recent cosmetic updates, and a few minor finishing touches may still be needed, giving the next owner the opportunity to add their own style. Home to be sold as-is. Cash offers only. This home is located just minutes from the University of Arkansas – Pulaski Technical College (Main Campus), and has convenient access to Interstate 30, public transportation options, local parks, and nearby shopping and dining in the downtown NLR and Argenta areas. The property features a fenced yard and off-street/on-street parking.

17. 2026-02-22
    price $80,000 765-char remark

    Show marketing remark (765 chars)

    Welcome to this 2-bedroom, 1-bathroom home located in North Little Rock. The property offers an open living/dining layout with plenty of natural light and updated flooring throughout most of the interior. The sellers have completed several recent cosmetic updates, and a few minor finishing touches may still be needed, giving the next owner the opportunity to add their own style. Home to be sold as-is. Cash offers only. This home is located just minutes from the University of Arkansas – Pulaski Technical College (Main Campus), and has convenient access to Interstate 30, public transportation options, local parks, and nearby shopping and dining in the downtown NLR and Argenta areas. The property features a fenced yard and off-street/on-street parking.

18. 2026-02-03
    price $85,000 765-char remark

    Show marketing remark (765 chars)

    Welcome to this 2-bedroom, 1-bathroom home located in North Little Rock. The property offers an open living/dining layout with plenty of natural light and updated flooring throughout most of the interior. The sellers have completed several recent cosmetic updates, and a few minor finishing touches may still be needed, giving the next owner the opportunity to add their own style. Home to be sold as-is. Cash offers only. This home is located just minutes from the University of Arkansas – Pulaski Technical College (Main Campus), and has convenient access to Interstate 30, public transportation options, local parks, and nearby shopping and dining in the downtown NLR and Argenta areas. The property features a fenced yard and off-street/on-street parking.

19. 2026-01-03
    price $90,000 765-char remark

    Show marketing remark (765 chars)

    Welcome to this 2-bedroom, 1-bathroom home located in North Little Rock. The property offers an open living/dining layout with plenty of natural light and updated flooring throughout most of the interior. The sellers have completed several recent cosmetic updates, and a few minor finishing touches may still be needed, giving the next owner the opportunity to add their own style. Home to be sold as-is. Cash offers only. This home is located just minutes from the University of Arkansas – Pulaski Technical College (Main Campus), and has convenient access to Interstate 30, public transportation options, local parks, and nearby shopping and dining in the downtown NLR and Argenta areas. The property features a fenced yard and off-street/on-street parking.

20. 2025-11-14
    listed $95,000 New Listing 765-char remark

    Show marketing remark (765 chars)

    Welcome to this 2-bedroom, 1-bathroom home located in North Little Rock. The property offers an open living/dining layout with plenty of natural light and updated flooring throughout most of the interior. The sellers have completed several recent cosmetic updates, and a few minor finishing touches may still be needed, giving the next owner the opportunity to add their own style. Home to be sold as-is. Cash offers only. This home is located just minutes from the University of Arkansas – Pulaski Technical College (Main Campus), and has convenient access to Interstate 30, public transportation options, local parks, and nearby shopping and dining in the downtown NLR and Argenta areas. The property features a fenced yard and off-street/on-street parking.

ⓘ 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: $427 · $36/mo
• Projected year-2 tax: $427 · $36/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 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: $10,020
• − Mortgage interest: −$3,361
• − Property taxes: −$427
• − Insurance: −$1,098
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$1,745
• Taxable income: $1,786
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $2,187/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

-36.8% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $60,000 CARMLS
• 2026-04-02 Price Changed $65,000 CARMLS
• 2026-03-24 Price Changed $75,000 CARMLS
• 2026-02-22 Price Changed $80,000 CARMLS
• 2026-02-03 Price Changed $85,000 CARMLS
• 2026-01-03 Price Changed $90,000 CARMLS
• 2025-11-14 Listed $95,000 CARMLS

Property tax history

+3.9%/yr

Latest (2025): $427 · +12.0% YoY. Source: county tax records.