5732 Camp Robinson Rd · North Little Rock, AR 72118

$1,850,000

40 bd · 30.0 ba · 4,030 sqft · MultiFamily · 63 Days on market

Built 1988 Good condition 1.39 ac lot $459/sqft · 562% above area

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Rent growth +3.9/5.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 20 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Strong addition to any portfolio—this 20-unit income-producing property in North Little Rock features 5 buildings on nearly 1.5 acres. All units are 2 bed, 1.5 bath with in-unit laundry. Tenants pay all utilities except water. Roofs are less than 5 years old; low-maintenance exteriors. Several units have been updated with new flooring, fixtures, cabinets, appliances, and granite countertops. Plenty of parking. Consistent cash flow with value-add potential—don’t miss this opportunity! See agent remarks.

Key facts

• Updated cabinets
• In unit laundry
• Updated flooring

Tags

• 5 BUILDINGS
• NEARLY 1.5 ACRES
• IN UNIT LAUNDRY
• UPDATED FLOORING
• UPDATED FIXTURES
• UPDATED CABINETS

What this means for you Summary

Snapshot

• This is a 20 × 2.0-bed/1.5-bath units multifamily listed at $1.85M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive. Per door: $170/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.85M).
• Recommended offer: $1.74M (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 fast (+5.5%/yr); 105 active listings in the ZIP; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• At $20,575/mo this rent would consume 498% of the median local household income ($50k/yr) (locally 1149% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $13k of loan paydown is wiped out by about $56k 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 + 5.5% rent growth), your $518k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($1.74M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $1,739,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.11% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $279,634
• List price: $1,850,000
• Delta: 561.58%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.47% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-30,305
• Equity at exit: $275,841

10-year hold

• IRR: 10.7%
• Equity multiple: 1.93×
• Total profit: $480,274
• Equity at exit: $159,954

Cash invested: $518,000 (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 72118

• Home prices YoY: -17.9%
• Rents YoY: 5.5%
• Active inventory: 105
• Price-to-rent: 149.9×

Monthly cashflow live

• Estimated rent: $20,575 high
• Mortgage (P&I): −$9,702
• Tax est. 1.5%: −$2,312 /mo · $27,750/yr
• Insurance: −$771
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,321
• Net cashflow: $3,403

Break-even live

Break-even rent $16,268

Max offer price $1,850,000

Occupancy floor 78%

20-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 20× units	2.0	1.5	$20,580
Total (20 units)			$20,575

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: $462,500
• Closing costs: $55,500
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $1,850,000 Active 63 DOM
2. 2026-06-17
   days on market $1,850,000 Active 62 DOM
3. 2026-06-16
   days on market $1,850,000 Active 61 DOM
4. 2026-06-15
   days on market $1,850,000 Active 60 DOM
5. 2026-06-14
   days on market $1,850,000 Active 58 DOM
6. 2026-06-13
   days on market $1,850,000 Active 57 DOM
7. 2026-06-10
   days on market $1,850,000 Active 55 DOM
8. 2026-06-09
   days on market $1,850,000 Active 54 DOM
9. 2026-06-08
   days on market $1,850,000 Active 53 DOM
10. 2026-06-07
    days on market $1,850,000 Active 52 DOM
11. 2026-06-05
    days on market $1,850,000 Active 49 DOM
12. 2026-06-03
    days on market $1,850,000 Active 48 DOM
13. 2026-06-02
    days on market $1,850,000 Active 47 DOM
14. 2026-06-01
    days on market $1,850,000 Active 46 DOM
15. 2026-05-31
    days on market $1,850,000 Active 45 DOM
16. 2026-05-31
    days on market $1,850,000 Active 44 DOM
17. 2026-04-16
    listed $1,850,000 New Listing 526-char remark

    Show marketing remark (526 chars)

    Strong addition to any portfolio—this 20-unit income-producing property in North Little Rock features 5 buildings on nearly 1.5 acres. All units are 2 bed, 1.5 bath with in-unit laundry. Tenants pay all utilities except water. Roofs are less than 5 years old; low-maintenance exteriors. Several units have been updated with new flooring, fixtures, cabinets, appliances, and granite countertops. Plenty of parking. Consistent cash flow with value-add potential—don’t miss this opportunity! See agent remarks.

18. 2025-12-04
    historical
19. 2025-09-03
    listed $1,625,000 New Listing
20. 2025-08-08
    historical
21. 2025-07-16
    price $1,675,000
22. 2025-05-06
    listed $1,850,000 New Listing
23. 2024-08-31
    historical $800
24. 2024-08-28
    listed $800
25. 2024-08-17
    historical $800
26. 2024-07-03
    historical $800
27. 2024-07-03
    listed $800
28. 2024-07-03
    listed $800
29. 2024-05-16
    historical $775
30. 2024-04-10
    listed $775
31. 2024-04-10
    historical $800
32. 2024-01-05
    listed $800

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°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: $246,900
• − Mortgage interest: −$103,629
• − Property taxes: −$27,750
• − Insurance: −$10,048
• − Repairs & maintenance: −$19,752
• − Management: −$19,752
• − Depreciation: −$53,818
• Taxable income: $12,152
• Est. tax owed @ 24.0%: −$2,916
• After-tax cash flow: $37,918/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 · 12 photos

Good 75/100 Cosmetic rehab

This 20-unit income-producing property in North Little Rock is in good condition with updated kitchens and bathrooms. It has low-maintenance exteriors and ample parking. The property is ready for immediate rental or resale.

Value-add opportunities

• Both landscaping — improves curb appeal and enhances property value
• Both exterior paint — enhances curb appeal and property value
• Both landscaping — improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and enhances property value ↑
• Both exterior paint — enhances curb appeal and property value ↑
• Both landscaping — improves curb appeal and enhances property 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: 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): 22,913
• Household income: $49,559
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1149.0

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 0.64)
• Race & ethnicity: Black 42% White 42% Hispanic / Latino 11% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -39.32%
• Current HPI: 180.6901
• Rent YoY: ▲ 5.47%
• 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

+0.0% since first listed

16 events — show timeline

• 2026-04-16 Listed $1,850,000 CARMLS
• 2025-12-04 Listing Removed — CARMLS
• 2025-09-03 Listed $1,625,000 CARMLS
• 2025-08-08 Listing Removed — CARMLS
• 2025-07-16 Price Changed $1,675,000 CARMLS
• 2025-05-06 Listed $1,850,000 CARMLS
• 2024-08-31 Rental Removed $800 APPFOLIO
• 2024-08-28 Listed for Rent $800 APPFOLIO
• 2024-08-17 Rental Removed $800 APPFOLIO
• 2024-07-03 Rental Removed $800 APPFOLIO
• 2024-07-03 Listed for Rent $800 APPFOLIO
• 2024-07-03 Listed for Rent $800 APPFOLIO
• 2024-05-16 Rental Removed $775 APPFOLIO
• 2024-04-10 Listed for Rent $775 APPFOLIO
• 2024-04-10 Rental Removed $800 APPFOLIO
• 2024-01-05 Listed for Rent $800 APPFOLIO