4900 N Cedar St · North Little Rock, AR 72116

$161,000

3 bd · 2.0 ba · 2,696 sqft · SingleFamily public records · 275 Days on market

Built 1964 0.38 ac lot $60/sqft · 40% below area Est $230k · 30% under ↓ 5% since listing

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good Investment opportunity with current Tennant Paying $1050.00 per Month

Key facts

• 0.38 acre lot
• Built 1964
• Listed 275 days

🏷️ Possibly a rental listed for sale. The $161,000 price doesn't fit this home's estimated sale value (~$230,284) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $161k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $161k).
• Recommended offer: $142k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+4.2%/yr); 79 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $1k of loan paydown is wiped out by about $5k 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 275 days — a 12% lower offer ($142k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $141,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.04% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (median comp): $230,284
• List price: $161,000
• Delta: -30.09%
• 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
4313 Idlewild	0.46mi	3/3.5	2,810 (+4%)	2mo	$215,000	$77	63
4605 N Cedar	0.22mi	4/3.0 (+1)	2,357 (-13%)	1mo	$260,000	$110	59
4919 Lakeview Rd	0.21mi	4/3.5 (+1)	2,556 (-5%)	20mo	$280,000	$110	54
1000 Belle Point Rd	0.53mi	3/2.0	2,891 (+7%)	14mo	$282,500	$98	51
5605 N Walnut Rd	0.46mi	4/3.0 (+1)	2,462 (-9%)	5mo	$185,000	$75	51
5709 N Cedar St	0.56mi	3/3.0	2,418 (-10%)	6mo	$245,000	$101	48
5910 N Locust St	0.71mi	3/2.5	2,533 (-6%)	13mo	$315,000	$124	44
5617 Westview Dr	0.51mi	4/2.0 (+1)	2,452 (-9%)	15mo	$310,000	$126	43
1524 Northline Dr	0.57mi	4/2.5 (+1)	2,621 (-3%)	23mo	$410,000	$156	43
901 E 57th Pl	0.52mi	3/2.0	2,320 (-14%)	15mo	$271,000	$117	40
1600 Beresford Rd	0.64mi	4/3.0 (+1)	2,439 (-10%)	11mo	$299,999	$123	36
1628 Northline Dr	0.67mi	4/2.5 (+1)	2,977 (+10%)	22mo	$370,000	$124	26

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 · 4.21% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-8,575
• Equity at exit: $24,006

10-year hold

• IRR: 6.0%
• Equity multiple: 1.47×
• Total profit: $21,128
• Equity at exit: $13,920

Cash invested: $45,080 (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 72116

• Rents YoY: 4.2%
• Active inventory: 79
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$844
• Tax from tax record: −$170 /mo · $2,040/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $242

Break-even live

Break-even rent $1,369

Max offer price $161,000

Occupancy floor 81%

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: $40,250
• Closing costs: $4,830
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5109 N Cedar St North Little Rock, AR	4.0	2.0	2185	$1,595	$0.73	43d	1	0.09mi
5704 Belle Point Rd North Little Rock, AR	4.0	3.0	2552	$1,995	$0.78	14d	1	0.48mi
5800 N Walnut Rd North Little Rock, AR	4.0	3.0	2777	$1,995	$0.72	14d	1	0.54mi
5813 N Walnut Rd North Little Rock, AR	3.0	2.0	1886	$1,800	$0.95	23d	1	0.58mi
4907 Arlington Dr North Little Rock, AR	3.0	2.5	1906	$1,800	$0.94	43d	1	0.69mi
3815 Idlewild Ave North Little Rock, AR	3.0	2.5	1925	$1,681	$0.87	23d	1	0.72mi
808 Silver Hill Rd Unit NA North Little Rock, AR	3.0	2.0	1850	$1,600	$0.86	19d	1	0.75mi
6324 Allwood Dr Unit 2 North Little Rock, AR	2.0	1.0	2562	$1,200	$0.47	43d	1	0.90mi
1313 Garland Ave North Little Rock, AR	3.0	2.0	1800	$1,500	$0.83	43d	1	1.08mi
524 W B Ave North Little Rock, AR	3.0	2.5	2830	$3,500	$1.24	43d	1	1.26mi
6530 Corsica Dr North Little Rock, AR	3.0	2.0	1820	$1,495	$0.82	43d	1	1.33mi

Listing history 18 events

1. 2026-06-18
   days on market $161,000 Active 275 DOM
2. 2026-06-17
   days on market $161,000 Active 274 DOM
3. 2026-06-16
   days on market $161,000 Active 273 DOM
4. 2026-06-15
   days on market $161,000 Active 272 DOM
5. 2026-06-14
   days on market $161,000 Active 270 DOM
6. 2026-06-13
   days on market $161,000 Active 269 DOM
7. 2026-06-10
   days on market $161,000 Active 267 DOM
8. 2026-06-09
   days on market $161,000 Active 266 DOM
9. 2026-06-08
   days on market $161,000 Active 265 DOM
10. 2026-06-07
    days on market $161,000 Active 264 DOM
11. 2026-06-05
    days on market $161,000 Active 261 DOM
12. 2026-06-03
    days on market $161,000 Active 260 DOM
13. 2026-06-02
    days on market $161,000 Active 259 DOM
14. 2026-06-01
    days on market $161,000 Active 258 DOM
15. 2026-05-31
    days on market $161,000 Active 257 DOM
16. 2026-05-31
    days on market $161,000 Active 256 DOM
17. 2026-03-02
    price $161,000 74-char remark

    Show marketing remark (74 chars)

    Good Investment opportunity with current Tennant Paying $1050.00 per Month

18. 2025-09-14
    listed $169,900 New Listing 74-char remark

    Show marketing remark (74 chars)

    Good Investment opportunity with current Tennant Paying $1050.00 per Month

ⓘ 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: $2,040 · $170/mo
• Projected year-2 tax: $2,040 · $170/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 ≥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: $20,109
• − Mortgage interest: −$9,019
• − Property taxes: −$2,040
• − Insurance: −$805
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$4,684
• Taxable income: $345
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $2,827/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
• County: Pulaski County · 372,764 people
• City population: 55,470
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 22,464
• Household income: $79,010
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 960.0

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 (74%)
• Race & ethnicity: White 74% Black 16% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -204.77%
• Current HPI: 201.5459
• Rent YoY: ▲ 4.21%
• 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

-5.2% since first listed

2 events — show timeline

• 2026-03-02 Price Changed $161,000 CARMLS
• 2025-09-14 Listed $169,900 CARMLS

Property tax history

+1.0%/yr

Latest (2025): $2,040 · +14.1% YoY. Source: county tax records.