RC Eastleigh Plan · North Little Rock, AR 72113

$196,900

3 bd · 2.0 ba · 1,145 sqft · SingleFamily · 452 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).

• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Schools +2.3/10.0
• 1% rule +2.2/10.0
• Rent growth +2.0/5.0
• DSCR +1.6/10.0
• 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 451 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 — $224,383.

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 $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (18.3% below list).
• Recommended offer: $161k (18.3% 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: crime F, amenities F, employment D-.
• 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.
• Zoned schools: Crystal Hill Elementary (math 23% / reading 16%, grade F, #383 of 454 statewide, top 86%, 504 students, 96% FRL); Maumelle Middle School (math 25% / reading 31%, grade F, #150 of 201 statewide, top 76%, 589 students, 56% FRL); Maumelle High School (math 16% / reading 25%, grade F, #233 of 292 statewide, top 80%, 844 students, 40% FRL) — zoned schools average 64% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.1%/yr); 338 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 452 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Recommended offer $160,911 (18.3% 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 452 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: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $224,383
• List price: $196,900
• Delta: -12.25%
• 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
8108 Eastwood Creek Dr	0.25mi	3/2.0	1,145 (0%)	2mo	$177,700	$155	87
10221 Paul Eells Dr	0.39mi	3/2.0	1,125 (-2%)	3mo	$199,735	$178	76
10301 Paul Eells Dr	0.39mi	3/2.0	1,125 (-2%)	4mo	$196,285	$174	75
10304 Marilyn Dr	0.19mi	3/2.0	1,249 (+9%)	2mo	$205,000	$164	75
10401 Paul Eells Dr	0.39mi	3/2.0	1,125 (-2%)	6mo	$195,000	$173	74
107 Sofia Dr	0.24mi	3/2.0	1,248 (+9%)	2mo	$210,000	$168	72
10604 Mason Dr	0.29mi	3/2.0	1,248 (+9%)	1mo	$205,905	$165	71
102 Sofia Dr	0.29mi	3/2.0	1,248 (+9%)	4mo	$211,680	$170	68
10700 Mason Dr	0.30mi	3/2.0	1,248 (+9%)	5mo	$204,325	$164	67
10608 Mason Dr	0.37mi	3/2.0	1,051 (-8%)	3mo	$176,850	$168	66
10620 Mason Dr	0.37mi	3/2.0	1,051 (-8%)	4mo	$173,000	$165	66
10908 Mason Dr	0.43mi	3/2.0	1,051 (-8%)	5mo	$187,000	$178	62

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: -28.8%
• Equity multiple: 0.06×
• Total profit: $-58,850
• Equity at exit: $33,456

10-year hold

• IRR: -46.1%
• Equity multiple: -0.47×
• Total profit: $-92,291
• Equity at exit: $19,401

Cash invested: $62,827 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 7 under contract
• Months of supply: 3.3 mo (30%/mo absorbed)
• Median asking: $209,400 ($175/sqft)
• Median days on market: 153 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +12.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72113

• Home prices YoY: -17.0%
• Rents YoY: -2.1%
• Active inventory: 338
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$1,177
• Tax est. 1.5%: −$280 /mo · $3,366/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-279

Break-even live

Break-even rent $1,963

Max offer price $183,944

Occupancy floor —

Sensitivity live

Price	-10% $-124	-5% $-202	+0% $-279	+5% $-357	+10% $-435
Rent	-10% $-407	-5% $-343	+0% $-279	+5% $-216	+10% $-152
Rate	-1.0pp $-166	-0.5pp $-222	base $-279	+0.5pp $-338	+1.0pp $-397

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: $56,096
• Closing costs: $6,731
• Club membership (one-time): —
• 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	93d	1	0.11mi
208 Sofia Dr Maumelle, AR	3.0	2.0	1472	$1,775	$1.21	72d	1	0.34mi
8213 Eastwood Creek Dr North Little Rock, AR	3.0	2.0	1402	$1,750	$1.25	72d	1	0.35mi
8305 Counts Massie Rd North Little Rock, AR	1.0–2.0	1.0–2.0	818	$1,100	$1.34	15d	1	0.78mi
12025 Paul Eells Dr North Little Rock, AR	1.0–2.0	1.0–2.0	818	$1,100	$1.34	63d	1	1.22mi
8000 River Pointe Dr North Little Rock, AR	1.0–2.0	1.0–2.0	948	$1,403	$1.48	15d	15	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $196,900 Active 452 DOM
2. 2026-08-07
   days on market $196,900 Active 451 DOM
3. 2026-08-06
   days on market $196,900 Active 450 DOM
4. 2026-08-05
   days on market $196,900 Active 449 DOM
5. 2026-08-04
   days on market $196,900 Active 448 DOM
6. 2026-08-03
   days on market $196,900 Active 447 DOM
7. 2026-07-31
   days on market $196,900 Active 444 DOM
8. 2026-07-30
   days on market $196,900 Active 443 DOM
9. 2026-07-29
   days on market $196,900 Active 442 DOM
10. 2026-07-27
    days on market $196,900 Active 440 DOM
11. 2026-07-25
    days on market $196,900 Active 438 DOM
12. 2026-07-24
    days on market $196,900 Active 437 DOM
13. 2026-07-23
    days on market $196,900 Active 436 DOM
14. 2026-07-22
    days on market $196,900 Active 435 DOM
15. 2026-07-21
    days on market $196,900 Active 434 DOM
16. 2026-07-18
    days on market $196,900 Active 431 DOM
17. 2026-07-16
    days on market $196,900 Active 429 DOM
18. 2026-07-16
    days on market $196,900 Active 428 DOM
19. 2026-07-14
    days on market $196,900 Active 427 DOM
20. 2026-07-13
    days on market $196,900 Active 426 DOM
21. 2026-07-12
    days on market $196,900 Active 425 DOM
22. 2026-07-11
    days on market $196,900 Active 424 DOM
23. 2026-07-10
    days on market $196,900 Active 423 DOM
24. 2026-07-09
    days on market $196,900 Active 422 DOM
25. 2026-07-07
    days on market $196,900 Active 420 DOM
26. 2026-07-06
    days on market $196,900 Active 419 DOM
27. 2026-07-05
    days on market $196,900 Active 418 DOM
28. 2026-07-04
    days on market $196,900 Active 417 DOM
29. 2026-07-03
    days on market $196,900 Active 416 DOM
30. 2026-07-02
    days on market $196,900 Active 415 DOM
31. 2026-07-01
    days on market $196,900 Active 414 DOM
32. 2026-06-30
    days on market $196,900 Active 413 DOM
33. 2026-06-29
    days on market $196,900 Active 412 DOM
34. 2026-06-28
    days on market $196,900 Active 411 DOM
35. 2026-06-28
    days on market $196,900 Active 410 DOM
36. 2026-06-27
    days on market $196,900 Active 409 DOM
37. 2026-06-25
    days on market $196,900 Active 407 DOM
38. 2026-06-23
    days on market $196,900 Active 405 DOM
39. 2026-06-21
    days on market $196,900 Active 404 DOM
40. 2026-06-18
    days on market $196,900 Active 401 DOM
41. 2026-06-17
    days on market $196,900 Active 400 DOM
42. 2026-06-16
    days on market $196,900 Active 399 DOM
43. 2026-06-15
    days on market $196,900 Active 398 DOM
44. 2026-06-14
    days on market $196,900 Active 396 DOM
45. 2026-06-13
    days on market $196,900 Active 395 DOM
46. 2026-06-10
    days on market $196,900 Active 393 DOM
47. 2026-06-09
    days on market $196,900 Active 392 DOM
48. 2026-06-08
    days on market $196,900 Active 391 DOM
49. 2026-06-07
    days on market $196,900 Active 390 DOM
50. 2026-06-05
    days on market $196,900 Active 387 DOM

ⓘ 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: $19,309
• − Mortgage interest: −$12,569
• − Property taxes: −$3,366
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$6,528
• Taxable loss: −$7,364
• Est. tax savings @ 24.0%: +$1,767
• After-tax cash flow: $-1,586/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 ↑

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary Crystal Hill Elementary F AR #383/454 Nat'l #33,738/41,679 Middle Maumelle Middle School F AR #150/201 Nat'l #9,545/14,009 High Maumelle High School F AR #233/292 Nat'l #13,991/17,239

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

B Composite livability gradescore 73/100

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 · 415,378 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: 11% of renters

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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%

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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%

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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

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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