RC Eastleigh Plan · North Little Rock, AR 72113

$196,900

3 bd · 2.0 ba · 1,145 sqft · SingleFamily · 401 Days on market

Excellent condition

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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 +7.3/30.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• 1% rule +2.1/10.0
• Rent growth +2.0/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new three-bedroom home offers convenient single-story living. A luxurious owner's suite offers a private retreat near the front of the home, complete with a full bathroom and walk-in closet. An open-concept floorplan blends the kitchen, living and dining areas for seamless everyday transitions, with two additional bedrooms tucked away at the back of the home.

Key facts

• Garage
• Listed 401 days

🏗️ New construction. The $196,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $228,368.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $197k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (18.2% below list).
• Recommended offer: $161k (18.2% below list) — sets the bar for 1% rule.

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.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-2.1%/yr); 261 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 401 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Recommended offer $161,162 (18.2% 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. It's been on market 401 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.71% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.72%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $228,368
• List price: $196,900
• Delta: -13.78%
• 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
10313 Paul Eells Dr	0.31mi	3/2.0	1,125 (-2%)	4mo	$198,000	$176	79
10221 Paul Eells Dr	0.39mi	3/2.0	1,125 (-2%)	2mo	$199,735	$178	78
10301 Paul Eells Dr	0.39mi	3/2.0	1,125 (-2%)	3mo	$196,285	$174	77
10417 Paul Eells Dr	0.39mi	3/2.0	1,125 (-2%)	4mo	$194,435	$173	76
10401 Paul Eells Dr	0.39mi	3/2.0	1,125 (-2%)	4mo	$195,000	$173	76
107 Sofia Dr	0.24mi	3/2.0	1,248 (+9%)	1mo	$210,000	$168	73
102 Sofia Dr	0.29mi	3/2.0	1,248 (+9%)	2mo	$211,680	$170	70
10700 Mason Dr	0.30mi	3/2.0	1,248 (+9%)	3mo	$204,325	$164	68
10608 Mason Dr	0.37mi	3/2.0	1,051 (-8%)	2mo	$176,850	$168	68
10620 Mason Dr	0.37mi	3/2.0	1,051 (-8%)	3mo	$173,000	$165	67
10908 Mason Dr	0.43mi	3/2.0	1,051 (-8%)	3mo	$187,000	$178	64
10716 Mason Dr	0.39mi	3/2.0	1,249 (+9%)	4mo	$202,905	$162	63

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.5%
• Equity multiple: 0.04×
• Total profit: $-61,131
• Equity at exit: $34,050

10-year hold

• IRR: -48.6%
• Equity multiple: -0.51×
• Total profit: $-96,401
• Equity at exit: $19,745

Cash invested: $63,943 (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 72113

• Home prices YoY: -17.0%
• Rents YoY: -2.1%
• Active inventory: 261
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$1,198
• Tax est. 1.5%: −$285 /mo · $3,426/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-305

Break-even live

Break-even rent $1,998

Max offer price $184,231

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-226	+0% $-305	+5% $-384	+10% $-463
Rent	-10% $-432	-5% $-369	+0% $-305	+5% $-241	+10% $-178
Rate	-1.0pp $-190	-0.5pp $-247	base $-305	+0.5pp $-364	+1.0pp $-424

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: $57,092
• Closing costs: $6,851
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10224 Debbie Dr North Little Rock, AR	3.0	2.0	1340	$1,655	$1.24	44d	1	0.11mi
208 Sofia Dr Maumelle, AR	3.0	2.0	1472	$1,775	$1.21	24d	1	0.34mi
8213 Eastwood Creek Dr North Little Rock, AR	3.0	2.0	1402	$1,750	$1.25	24d	1	0.35mi
8305 Counts Massie Rd North Little Rock, AR	1.0–2.0	1.0–2.0	818	$1,100	$1.34	14d	1	0.78mi
12025 Paul Eells Dr North Little Rock, AR	1.0–2.0	1.0–2.0	818	$1,100	$1.34	14d	1	1.22mi
8000 River Pointe Dr North Little Rock, AR	1.0–2.0	1.0–2.0	1004	$1,502	$1.50	14d	17	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $196,900 Active 401 DOM
2. 2026-06-17
   days on market $196,900 Active 400 DOM
3. 2026-06-16
   days on market $196,900 Active 399 DOM
4. 2026-06-15
   days on market $196,900 Active 398 DOM
5. 2026-06-14
   days on market $196,900 Active 396 DOM
6. 2026-06-13
   days on market $196,900 Active 395 DOM
7. 2026-06-10
   days on market $196,900 Active 393 DOM
8. 2026-06-09
   days on market $196,900 Active 392 DOM
9. 2026-06-08
   days on market $196,900 Active 391 DOM
10. 2026-06-07
    days on market $196,900 Active 390 DOM
11. 2026-06-05
    days on market $196,900 Active 387 DOM
12. 2026-06-03
    days on market $196,900 Active 386 DOM
13. 2026-06-02
    days on market $196,900 Active 385 DOM
14. 2026-06-01
    days on market $196,900 Active 384 DOM
15. 2026-05-31
    days on market $196,900 Active 383 DOM
16. 2026-05-31
    days on market $196,900 Active 382 DOM
17. 2025-05-13
    listed $196,900 Active 366-char remark

    Show marketing remark (366 chars)

    This new three-bedroom home offers convenient single-story living. A luxurious owner's suite offers a private retreat near the front of the home, complete with a full bathroom and walk-in closet. An open-concept floorplan blends the kitchen, living and dining areas for seamless everyday transitions, with two additional bedrooms tucked away at the back of the home.

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

Taxation est. · year 1

• Rental income: $19,339
• − Mortgage interest: −$12,792
• − Property taxes: −$3,426
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$6,643
• Taxable loss: −$7,758
• Est. tax savings @ 24.0%: +$1,862
• After-tax cash flow: $-1,798/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New paint in interior walls — Enhances interior aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New paint in interior walls — Enhances interior aesthetics and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 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): 25,596
• Household income: $79,248
• Rent vs Own: 44.9% rent · 55.1% own
• Severe rent burden: 746.0

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 0.56)
• Race & ethnicity: White 60% Black 27% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 94% English-only · Spanish 3% Tagalog/Filipino 1% French/Haitian/Cajun 1%

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: ▼ -40.01%
• Current HPI: 195.9346
• Rent YoY: ▼ -2.08%
• 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

1 event — show timeline

• 2025-05-13 Listed $196,900 Zillow