4511 & 4513 Atkins St · North Little Rock, AR 72117

$100,000

4 bd · 2.0 ba · 1,904 sqft · SingleFamily · 55 Days on market

Built 1938 Good condition 0.26 ac lot $53/sqft · at area comps Est $95k · at est.

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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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• ARV discount +5.3/15.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DISTRESSED SALE. Could be sold as bundled:NLR 4902, 4908 Atkins, 4901 Haywood, 2000 W. Short 17. LR: 611 E. 17 and lot 4309 Maryland. Bundled sq ft price is about $16.52. County records note combined value at $80,000. Upstairs was an apartment: now storage. Seller requests $1000 minimum earnest money to accompany each offer. "AS IS-WHERE IS" Sale. See remarks. ..

Key facts

• Updated duplex
• Separate kitchen
• New roof

Tags

• UPDATED DUPLEX
• LARGE GREAT ROOM
• SEPARATE KITCHEN
• BACKYARD WITH GREENSPACE
• WASHER AND DRYER CONNECTIONS
• NEW ROOF

Property features AI

Finance

• Other: Lot size approximately 76 x 148 (0.26 acre); Zoned residential
• Financial info: Offered for yearly lease; Potential financing: Cash, FHA, Conventional; Property includes 2 rental units with rents: 2-bed unit $625, 3-bed unit $725; Tenant pays electricity; landlord expenses may include taxes, insurance, utilities, and management
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Electric (Co-op); Public water; Public sewer; Telephone (private); TV: antenna, cable, and satellite; Insulated doors and windows
• Home design: Two-unit multifamily property
• Construction: Frame exterior; Architectural shingle roof; Crawl space foundation; Built area reported as 1,904 (source: tax records)
• Exterior features: Level lot in a subdivision; Inside city limits; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 2 bedrooms
• Flooring: Luxury vinyl flooring
• Bathrooms: Unit 1: 1 bathroom; Unit 2: 1 bathroom
• Heating & cooling: Window air conditioning units
• Interior features: Washer connection; Dryer connection (electric); Electric hot water heater; Ceiling fans; Sheetrock ceilings and walls
• Laundry & utility: Washer and dryer connections; Electric hot water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 78 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $691 of loan paydown is wiped out by about $3k 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 55 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.
• Current owner paid $10k; list at $100k implies a 858% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $95,320
• List price: $100,000
• Delta: 4.91%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4513 & 4511 Atkins St	0.03mi	5/2.0 (+1)	1,904 (0%)	16mo	$75,000	$39	81
401 Kay St	0.37mi	3/2.0 (-1)	1,721 (-10%)	14mo	$75,000	$44	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,764
• Equity at exit: $14,910

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $14,948
• Equity at exit: $8,646

Cash invested: $28,000 (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 72117

• Home prices YoY: -30.4%
• Active inventory: 78
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $211

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 77%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4716 School St North Little Rock, AR	3.0	1.0	1347	$1,150	$0.85	43d	1	0.20mi
814 N G St North Little Rock, AR	3.0	2.0	1280	$1,100	$0.86	23d	1	0.92mi

Listing history 27 events

1. 2026-06-18
   days on market $100,000 Active 55 DOM
2. 2026-06-17
   days on market $100,000 Active 54 DOM
3. 2026-06-16
   days on market $100,000 Active 53 DOM
4. 2026-06-15
   days on market $100,000 Active 52 DOM
5. 2026-06-14
   days on market $100,000 Active 50 DOM
6. 2026-06-13
   days on market $100,000 Active 49 DOM
7. 2026-06-10
   days on market $100,000 Active 47 DOM
8. 2026-06-09
   days on market $100,000 Active 46 DOM
9. 2026-06-08
   days on market $100,000 Active 45 DOM
10. 2026-06-07
    days on market $100,000 Active 44 DOM
11. 2026-06-05
    days on market $100,000 Active 41 DOM
12. 2026-06-03
    days on market $100,000 Active 40 DOM
13. 2026-06-02
    days on market $100,000 Active 39 DOM
14. 2026-06-01
    days on market $100,000 Active 38 DOM
15. 2026-05-31
    days on market $100,000 Active 37 DOM
16. 2026-05-31
    days on market $100,000 Active 36 DOM
17. 2026-04-24
    listed $100,000 New Listing 554-char remark
18. 2025-10-11
    historical $725
19. 2025-10-07
    price $725
20. 2025-09-26
    price $750
21. 2025-09-18
    price $799
22. 2025-09-08
    price $825
23. 2025-08-24
    price $850
24. 2025-07-26
    listed $895
25. 2012-04-03
    soldstatus $10,440 375-char remark

    Show marketing remark (375 chars)

    DISTRESSED SALE. Could be sold as bundled:NLR 4902, 4908 Atkins, 4901 Haywood, 2000 W. Short 17. LR: 611 E. 17 and lot 4309 Maryland. Bundled sq ft price is about $16.52. County records note combined value at $80,000. Upstairs was an apartment: now storage. Seller requests $1000 minimum earnest money to accompany each offer. "AS IS-WHERE IS" Sale. See remarks. ..

26. 2012-02-21
    historical 375-char remark

    Show marketing remark (375 chars)

    DISTRESSED SALE. Could be sold as bundled:NLR 4902, 4908 Atkins, 4901 Haywood, 2000 W. Short 17. LR: 611 E. 17 and lot 4309 Maryland. Bundled sq ft price is about $16.52. County records note combined value at $80,000. Upstairs was an apartment: now storage. Seller requests $1000 minimum earnest money to accompany each offer. "AS IS-WHERE IS" Sale. See remarks. ..

27. 2011-04-29
    listed $30,000 375-char remark

    Show marketing remark (375 chars)

    DISTRESSED SALE. Could be sold as bundled:NLR 4902, 4908 Atkins, 4901 Haywood, 2000 W. Short 17. LR: 611 E. 17 and lot 4309 Maryland. Bundled sq ft price is about $16.52. County records note combined value at $80,000. Upstairs was an apartment: now storage. Seller requests $1000 minimum earnest money to accompany each offer. "AS IS-WHERE IS" Sale. See remarks. ..

ⓘ 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: $13,699
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$2,909
• Taxable income: $996
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $2,290/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 · 6 photos

Good 75/100 Cosmetic rehab

This recently updated duplex is in good condition with new flooring and a new roof. It offers a good investment opportunity with potential for rental or resale value enhancement.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can increase property value.
• Rental Clean and maintain gutters — Keeps property in good condition and reduces maintenance costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and can increase property value. ↑
• Rental Clean and maintain gutters — Keeps property in good condition and reduces maintenance costs for tenants. ↑

ⓘ 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
• City population: 55,470
• Population (ZIP): 14,339

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -53.78%
• Current HPI: 123.3727
• Rent YoY: —
• Metro: —
• 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

+233.3% since first listed

11 events — show timeline

• 2026-04-24 Listed $100,000 CARMLS
• 2025-10-11 Rental Removed $725 APPFOLIO
• 2025-10-07 Price Changed $725 APPFOLIO
• 2025-09-26 Price Changed $750 APPFOLIO
• 2025-09-18 Price Changed $799 APPFOLIO
• 2025-09-08 Price Changed $825 APPFOLIO
• 2025-08-24 Price Changed $850 APPFOLIO
• 2025-07-26 Listed for Rent $895 APPFOLIO
• 2012-04-03 Sold (MLS) $10,440 CARMLS
• 2012-02-21 Listing Removed — CARMLS
• 2011-04-29 Listed $30,000 CARMLS