505 E Bethany Rd · North Little Rock, AR 72117

$94,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 34 Days on market

Built 1959 6,534 sqft lot $104/sqft · 32% above area Est $72k · 32% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 1-bathroom home that perfectly balances comfort and style. The inviting open-concept floor plan features a spacious living area filled with natural light, flowing seamlessly into a modern kitchen equipped with sleek cabinetry and ample prep space. Retreat to the primary suite featuring a private en-suite bath, while two additional bright bedrooms offer plenty of room for family or a home office. Step outside to a large, level backyard—a blank canvas perfect for summer BBQs, gardening, or a play area. Conveniently located with quick access to I-40 and Highway 67, you are just minutes away from the shopping, dining, and entertainment of downtown Little Rock and the McCain mall area. Whether you're a first-time buyer or looking to downsize, this move-in-ready gem is a must-see!

Key facts

• Large level backyard
• Modern kitchen
• Quick access to i-40

Tags

• OPEN-CONCEPT FLOOR PLAN
• MODERN KITCHEN
• PRIVATE EN-SUITE BATH
• LARGE LEVEL BACKYARD
• QUICK ACCESS TO I-40
• SHOPPING DINING ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: 78 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $656 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $62k; list at $95k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1959 — 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: 1.42% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.51%
• DSCR: 1.96
• GRM: 5.9

CMA / ARV

• ARV (median comp): $72,091
• List price: $94,900
• Delta: 31.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Glynn Ln	0.11mi	3/1.0	918 (+1%)	4mo	$74,000	$81	90
704 E Bethany Rd	0.13mi	2/1.0 (-1)	912 (0%)	3mo	$51,500	$56	86
111 Marvin St	0.31mi	2/1.0 (-1)	933 (+2%)	7mo	$95,000	$102	71
5224 S Woodland Dr	0.58mi	3/1.0	918 (+1%)	13mo	$75,000	$82	61
716 Ellen Dr	0.18mi	2/1.0 (-1)	780 (-14%)	11mo	$49,900	$64	53
100 Blenden Dr	0.18mi	2/1.0 (-1)	775 (-15%)	11mo	$65,000	$84	53
2107 Hunter Rd	0.71mi	3/1.0	852 (-7%)	17mo	$74,000	$87	42

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: 14.1%
• Equity multiple: 1.56×
• Total profit: $14,933
• Equity at exit: $14,150

10-year hold

• IRR: 22.8%
• Equity multiple: 2.96×
• Total profit: $51,972
• Equity at exit: $8,205

Cash invested: $26,572 (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: 78
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$498
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $476

Break-even live

Break-even rent $742

Max offer price $94,900

Occupancy floor 60%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 Ellen Dr North Little Rock, AR	4.0	2.0	1114	$1,550	$1.39	14d	1	0.12mi
2107 Muldrow Dr North Little Rock, AR	3.0	1.0	900	$1,015	$1.13	43d	1	0.79mi
5900 McCain Park Pl North Little Rock, AR	1.0–3.0	1.0–2.0	879	$1,120	$1.27	14d	39	0.92mi
908 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,300	$1.43	21d	1	1.05mi
817 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,195	$1.31	23d	1	1.08mi
717 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,095	$1.20	43d	1	1.15mi
5204 Alpha St North Little Rock, AR	3.0	1.0	753	$850	$1.13	43d	1	1.24mi

Listing history 8 events

1. 2026-05-13
   status Under Contract 838-char remark

   Show marketing remark (838 chars)

   Welcome to this beautifully updated 3-bedroom, 1-bathroom home that perfectly balances comfort and style. The inviting open-concept floor plan features a spacious living area filled with natural light, flowing seamlessly into a modern kitchen equipped with sleek cabinetry and ample prep space. Retreat to the primary suite featuring a private en-suite bath, while two additional bright bedrooms offer plenty of room for family or a home office. Step outside to a large, level backyard—a blank canvas perfect for summer BBQs, gardening, or a play area. Conveniently located with quick access to I-40 and Highway 67, you are just minutes away from the shopping, dining, and entertainment of downtown Little Rock and the McCain mall area. Whether you're a first-time buyer or looking to downsize, this move-in-ready gem is a must-see!

2. 2026-04-09
   listed $94,900 New Listing 838-char remark

   Show marketing remark (838 chars)

   Welcome to this beautifully updated 3-bedroom, 1-bathroom home that perfectly balances comfort and style. The inviting open-concept floor plan features a spacious living area filled with natural light, flowing seamlessly into a modern kitchen equipped with sleek cabinetry and ample prep space. Retreat to the primary suite featuring a private en-suite bath, while two additional bright bedrooms offer plenty of room for family or a home office. Step outside to a large, level backyard—a blank canvas perfect for summer BBQs, gardening, or a play area. Conveniently located with quick access to I-40 and Highway 67, you are just minutes away from the shopping, dining, and entertainment of downtown Little Rock and the McCain mall area. Whether you're a first-time buyer or looking to downsize, this move-in-ready gem is a must-see!

3. 2021-01-26
   historical 450-char remark

   Show marketing remark (450 chars)

   Lots of updates in this beautiful home. Original hardwood floors, AC/Heating unit 2007, Extra attic insulation 2010, Storm Doors 2014, Double pane windows 2014, New siding with insulation 2014, new blinds in bedrooms, new ceiling fan in kitchen. Refreshed paints throughout. These updates have resulted in lower utilites. .. average monthly bills: Water $35, Gas $30, Electricity $50. Ready for you to move in today. Sq ft approx measuring encouraged

4. 2021-01-22
   soldstatus $62,000
5. 2021-01-20
   soldstatus $62,000 Sold 450-char remark

   Show marketing remark (450 chars)

   Lots of updates in this beautiful home. Original hardwood floors, AC/Heating unit 2007, Extra attic insulation 2010, Storm Doors 2014, Double pane windows 2014, New siding with insulation 2014, new blinds in bedrooms, new ceiling fan in kitchen. Refreshed paints throughout. These updates have resulted in lower utilites. .. average monthly bills: Water $35, Gas $30, Electricity $50. Ready for you to move in today. Sq ft approx measuring encouraged

6. 2021-01-09
   historical Take Backups 450-char remark

   Show marketing remark (450 chars)

   Lots of updates in this beautiful home. Original hardwood floors, AC/Heating unit 2007, Extra attic insulation 2010, Storm Doors 2014, Double pane windows 2014, New siding with insulation 2014, new blinds in bedrooms, new ceiling fan in kitchen. Refreshed paints throughout. These updates have resulted in lower utilites. .. average monthly bills: Water $35, Gas $30, Electricity $50. Ready for you to move in today. Sq ft approx measuring encouraged

7. 2021-01-07
   price $79,000 450-char remark

   Show marketing remark (450 chars)

   Lots of updates in this beautiful home. Original hardwood floors, AC/Heating unit 2007, Extra attic insulation 2010, Storm Doors 2014, Double pane windows 2014, New siding with insulation 2014, new blinds in bedrooms, new ceiling fan in kitchen. Refreshed paints throughout. These updates have resulted in lower utilites. .. average monthly bills: Water $35, Gas $30, Electricity $50. Ready for you to move in today. Sq ft approx measuring encouraged

8. 2020-12-25
   listed $80,500 New Listing 450-char remark

   Show marketing remark (450 chars)

   Lots of updates in this beautiful home. Original hardwood floors, AC/Heating unit 2007, Extra attic insulation 2010, Storm Doors 2014, Double pane windows 2014, New siding with insulation 2014, new blinds in bedrooms, new ceiling fan in kitchen. Refreshed paints throughout. These updates have resulted in lower utilites. .. average monthly bills: Water $35, Gas $30, Electricity $50. Ready for you to move in today. Sq ft approx measuring encouraged

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $607 · $51/mo
• Expected delta: +$16/yr (+$1/mo · 2.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 56% 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: $16,143
• − Mortgage interest: −$5,316
• − Property taxes: −$591
• − Insurance: −$474
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$2,761
• Taxable income: $4,418
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $4,655/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

+17.9% since first listed

8 events — show timeline

• 2026-05-13 Pending — CARMLS
• 2026-04-09 Listed $94,900 CARMLS
• 2021-01-26 Listing Removed — CARMLS
• 2021-01-22 Sold (Public Records) $62,000 Public Records
• 2021-01-20 Sold (MLS) $62,000 CARMLS
• 2021-01-09 Contingent — CARMLS
• 2021-01-07 Price Changed $79,000 CARMLS
• 2020-12-25 Listed $80,500 CARMLS

Property tax history

+3.0%/yr

Latest (2025): $591 · -28.4% YoY. Source: county tax records.