816 North St · Little Rock, AR 72201

$149,500

2 bd · 1.0 ba · 902 sqft · Condo · 3 Days on market

Built 2005 ↓ 13% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.4/30.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +0.0/10.0

Listing remarks

Enjoy downtown living and easy access to the Arkansas River Trail from this well-maintained 2-bedroom, 1-bath condo in The Cliffs. Ideally located near the River Market, downtown dining, entertainment, and outdoor recreation, this move-in-ready unit offers an open floor plan and private balcony. Residents enjoy gated access, an outdoor pool, fitness center, clubhouse, and low-maintenance living. Step outside and enjoy miles of scenic walking and biking trails along the riverfront. Whether you& apos; re looking for a primary residence, weekend retreat, or investment opportunity, this condo offers an exceptional combination of location, amenities, and lifestyle. Property is owned by licen

Key facts

• Outdoor pool
• Fitness center
• Clubhouse

Tags

• PRIVATE BALCONY
• OUTDOOR POOL
• FITNESS CENTER
• CLUBHOUSE

Property features AI

Exterior

• Home design: Built in 2005; Single-story property
• Construction: 902 square feet living area
• Exterior features: Located in the Downtown subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-327 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (15.0% below list).
• Recommended offer: $127k (15.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#22 in AR) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• Little Rock School District (urban): math 23% / reading 26% proficiency, ranked #183 of 238 in AR (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent is only 13% of the median local income ($115k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: HOA is 23% of rent.
• 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 $127,038 (15.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 3.67%
• Cash-on-cash: -9.36%
• DSCR: 0.58
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -32.8%
• Equity multiple: -0.07×
• Total profit: $-44,823
• Equity at exit: $22,291

10-year hold

• IRR: -37.8%
• Equity multiple: -0.55×
• Total profit: $-64,993
• Equity at exit: $12,926

Cash invested: $41,860 (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 72201

• Home prices YoY: -2.9%
• Active inventory: 21
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$784
• Tax est. 1.5%: −$187 /mo · $2,242/yr
• Insurance: −$62
• HOA est. from 2 same-building comps: −$297
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-327

Break-even live

Break-even rent $1,684

Max offer price $102,246

Occupancy floor —

Sensitivity live

Price	-10% $-223	-5% $-275	+0% $-327	+5% $-378	+10% $-430
Rent	-10% $-427	-5% $-377	+0% $-327	+5% $-276	+10% $-226
Rate	-1.0pp $-251	-0.5pp $-289	base $-327	+0.5pp $-365	+1.0pp $-405

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
724 North St #62 Little Rock, AR	2.0	2.0	905	$1,600	$1.77	15d	1	0.06mi
309 S State St Little Rock, AR	1.0	1.0	850	$899	$1.06	15d	1	0.29mi
1011 W 6th St Ste 2 Little Rock, AR	1.0	1.0	560	$1,550	$2.77	45d	1	0.50mi
1120 Rockwater Blvd North Little Rock, AR	2.0	1.0–2.0	955	$2,175	$2.28	45d	1	0.55mi
115 E Markham St Little Rock, AR	1.0–2.0	1.0	863	$1,480	$1.71	15d	11	0.57mi
314 Parker St North Little Rock, AR	1.0	1.5	940	$1,400	$1.49	20d	1	0.58mi
400 Parker St North Little Rock, AR	1.0	1.0	782	$1,300	$1.66	45d	1	0.61mi
614 Center St Unit 4 Little Rock, AR	1.0	1.0	800	$1,400	$1.75	15d	1	0.62mi
1201 W 4th St North Little Rock, AR	1.0	1.0	740	$1,350	$1.82	45d	1	0.63mi
306 W 6th St North Little Rock, AR	2.0	2.0	1100	$1,750	$1.59	45d	1	0.73mi
523 N Orange St North Little Rock, AR	1.0	1.0	600	$1,075	$1.79	45d	1	0.74mi
523 N Orange St North Little Rock, AR	1.0	1.0	600	$1,075	$1.79	20d	1	0.74mi
308 S Rock St Unit 308 Little Rock, AR	1.0	1.0	666	$1,265	$1.90	22d	1	0.76mi
308 S Rock St Unit 301 Little Rock, AR	1.0	1.0	590	$965	$1.64	22d	1	0.76mi
308 Rock St Little Rock, AR	1.0–2.0	1.0–2.0	770	$1,565	$2.03	15d	4	0.76mi
75 Riverfront Dr Little Rock, AR	1.0–2.0	1.0–2.0	1089	$1,546	$1.42	15d	24	0.81mi
423 E 3rd St Little Rock, AR	2.0	1.0	680	$1,500	$2.21	20d	1	0.82mi
1202 W 11th St Unit A & B Little Rock, AR	2.0	1.0	763	$1,050	$1.38	45d	1	0.82mi
111 E 4th St North Little Rock, AR	1.0–2.0	1.0–2.0	883	$1,320	$1.49	15d	6	0.83mi
621 Cumberland St Unit 1/2 Little Rock, AR	2.0	1.0	1000	$1,100	$1.10	20d	1	0.85mi
1300 W 10th St North Little Rock, AR	2.0	1.0	852	$895	$1.05	45d	1	0.90mi
418 E 6th St Unit G Little Rock, AR	1.0	1.0	925	$1,095	$1.18	24d	1	0.90mi
818 Cumberland St Unit 8 Little Rock, AR	1.0	1.0	800	$699	$0.87	45d	1	0.91mi
306 S Schiller St Little Rock, AR	3.0	2.0	1037	$1,795	$1.73	45d	1	0.97mi
1019 Frank St Unit B North Little Rock, AR	2.0	1.0	806	$850	$1.05	45d	1	0.97mi
223 S Park St Apt A Little Rock, AR	1.0	1.0	600	$1,095	$1.82	20d	1	0.99mi
623 Sherman St Little Rock, AR	1.0	1.0	725	$950	$1.31	15d	1	1.03mi
109 Barton St Little Rock, AR	2.0	1.0	880	$750	$0.85	24d	1	1.05mi
616 E 7th St Little Rock, AR	1.0	1.0	800	$1,050	$1.31	15d	1	1.05mi
1 Coolwood Dr #14 Little Rock, AR	1.0	1.0	588	$825	$1.40	45d	1	1.09mi
712 N Olive St North Little Rock, AR	1.0	1.0	776	$1,250	$1.61	45d	1	1.09mi
1302 Scott St Unit 303B Little Rock, AR	1.0	1.0	562	$1,015	$1.81	24d	1	1.13mi
700 E 9th St Unit 4J Little Rock, AR	1.0	1.0	691	$1,250	$1.81	45d	1	1.13mi
1500 Center St Unit 5 Little Rock, AR	2.0	1.5	1100	$1,295	$1.18	45d	1	1.14mi
1512 Center St Little Rock, AR	1.0	1.0	952	$1,595	$1.68	24d	1	1.16mi
907 S Park St Little Rock, AR	2.0	2.0	950	$2,100	$2.21	24d	1	1.20mi
502 Rice St Little Rock, AR	2.0	1.0	648	$925	$1.43	24d	1	1.24mi
1601 Rockwater Blvd North Little Rock, AR	1.0	1.0	724	$1,024	$1.41	15d	10	1.24mi
217 Thayer St Apt B Little Rock, AR	1.0	1.0	750	$1,500	$2.00	24d	1	1.24mi
1504 Allen St Unit 5 North Little Rock, AR	1.0	1.0	575	$500	$0.87	45d	1	1.25mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $149,500 Active 3 DOM
2. 2026-06-18
   remarks 695-char remark
3. 2026-06-18
   listed $149,500 Active 1 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $15,245
• − Mortgage interest: −$8,374
• − Property taxes: −$2,242
• − Insurance: −$748
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − HOA: −$3,564
• − Depreciation: −$4,349
• Taxable loss: −$6,472
• Est. tax savings @ 24.0%: +$1,553
• After-tax cash flow: $-2,365/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: Little Rock School District
• NCES district ID: 0509000
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $43,346
• Composite: 21.0/100
• National rank: #8457
• State rank: #183 of 238 in AR

Livability — Little Rock

• Score: 73/100
• State rank: #22
• US rank: #5295

Category grades

Amenities C+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Little Rock, AR
• County: Pulaski County · 372,764 people
• City population: 218,896
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 795
• Household income: $115,174
• Rent vs Own: 65.2% rent · 34.8% own
• Severe rent burden: 42.0

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 White (78%)
• Race & ethnicity: White 78% Black 9% Two or more races 7% Asian 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 6% Slovak 3% Romanian 1%
• Foreign-born: 38%
• Languages at home: 62% English-only · Other Indo-European 35% Tagalog/Filipino 3%

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: ▼ -5.03%
• Current HPI: 168.1552
• Rent YoY: —
• 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

-12.6% since first listed

6 events — show timeline

• 2026-06-18 Listed $149,500 FSBO.com
• 2026-01-09 Listing Removed — CARMLS
• 2025-08-16 Price Changed $150,000 CARMLS
• 2025-07-03 Price Changed $159,000 CARMLS
• 2025-05-02 Price Changed $165,000 CARMLS
• 2025-04-18 Listed $171,000 CARMLS