5817 Alta Vista Dr · North Little Rock, AR 72118

$135,000

2 bd · 3.5 ba · 2,808 sqft · SingleFamily public records · 41 Days on market

Built 1964 8,712 sqft lot $48/sqft · 63% below area Est $148k · 9% under

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Why this score? — see what drove the D+ 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 +13.9/30.0
• ARV discount +11.6/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FANTASTIC 3 BED 2 BATH HOME. THIS HOME FEATURES LOTS OF NEW. . FRESH NEW CARPET, NEW PAINT, NEW FLOORING, NEW APPLIANCES, NEW ROOF, FIXTURES. SUPER CLEAN AND MOVE IN READY!

Key facts

• 8,712 sq ft lot
• Parking
• Built 1964

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional loans or cash

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Electricity via cooperative; Natural gas; Insulated windows; Fiber internet available
• Home design: Brick exterior; Inside city limits
• Construction: Architectural shingle roof; Slab/crawlspace combination foundation
• Exterior features: Deck; Partially fenced yard with wood fence; Guttering; Paved road access; Sloped and level areas

Interior

• Kitchen: Free‑standing stove; Electric range; Microwave; Dishwasher; Garbage disposal
• Bedrooms: Includes sun room and partially finished basement (additional living spaces)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Washer hookup and electric dryer connection; Gas water heater; Smoke detectors; Window treatments; Ceiling fans; Quartz kitchen countertops
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/3.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $16 ($191/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (11.3% below list).
• Recommended offer: $120k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.1% in North Little Rock — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 41 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,783 (11.3% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 11% 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. 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. 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?
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: 0.89% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $148,424
• List price: $135,000
• Delta: -9.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-17,794
• Equity at exit: $20,129

10-year hold

• IRR: -0.3%
• Equity multiple: 0.97×
• Total profit: $-953
• Equity at exit: $11,672

Cash invested: $37,800 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$166 /mo · $1,994/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $16

Break-even live

Break-even rent $1,178

Max offer price $135,000

Occupancy floor 94%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $135,000 Active 41 DOM
2. 2026-06-17
   days on market $135,000 Active 40 DOM
3. 2026-06-16
   days on market $135,000 Active 39 DOM
4. 2026-06-15
   days on market $135,000 Active 38 DOM
5. 2026-06-14
   days on market $135,000 Active 36 DOM
6. 2026-06-13
   days on market $135,000 Active 35 DOM
7. 2026-06-10
   days on market $135,000 Active 33 DOM
8. 2026-06-09
   days on market $135,000 Active 32 DOM
9. 2026-06-08
   days on market $135,000 Active 31 DOM
10. 2026-06-07
    days on market $135,000 Active 30 DOM
11. 2026-06-05
    days on market $135,000 Active 27 DOM
12. 2026-06-03
    days on market $135,000 Active 26 DOM
13. 2026-06-02
    days on market $135,000 Active 25 DOM
14. 2026-06-01
    days on market $135,000 Active 24 DOM
15. 2026-05-31
    days on market $135,000 Active 23 DOM
16. 2026-05-31
    days on market $135,000 Active 22 DOM
17. 2026-05-08
    listed $135,000 New Listing 729-char remark
18. 2026-05-06
    historical
19. 2026-02-27
    price $145,000
20. 2026-01-10
    listed $150,000 New Listing
21. 2023-11-09
    soldstatus $120,000
22. 2023-11-08
    soldstatus $120,000 Sold

    Show marketing remark (172 chars)

    FANTASTIC 3 BED 2 BATH HOME. THIS HOME FEATURES LOTS OF NEW. . FRESH NEW CARPET, NEW PAINT, NEW FLOORING, NEW APPLIANCES, NEW ROOF, FIXTURES. SUPER CLEAN AND MOVE IN READY!

23. 2023-10-03
    status Under Contract

    Show marketing remark (172 chars)

    FANTASTIC 3 BED 2 BATH HOME. THIS HOME FEATURES LOTS OF NEW. . FRESH NEW CARPET, NEW PAINT, NEW FLOORING, NEW APPLIANCES, NEW ROOF, FIXTURES. SUPER CLEAN AND MOVE IN READY!

24. 2023-09-29
    status Back on Market

    Show marketing remark (172 chars)

    FANTASTIC 3 BED 2 BATH HOME. THIS HOME FEATURES LOTS OF NEW. . FRESH NEW CARPET, NEW PAINT, NEW FLOORING, NEW APPLIANCES, NEW ROOF, FIXTURES. SUPER CLEAN AND MOVE IN READY!

25. 2023-09-29
    status Under Contract

    Show marketing remark (172 chars)

    FANTASTIC 3 BED 2 BATH HOME. THIS HOME FEATURES LOTS OF NEW. . FRESH NEW CARPET, NEW PAINT, NEW FLOORING, NEW APPLIANCES, NEW ROOF, FIXTURES. SUPER CLEAN AND MOVE IN READY!

26. 2023-09-23
    listed $114,900 New Listing

    Show marketing remark (172 chars)

    FANTASTIC 3 BED 2 BATH HOME. THIS HOME FEATURES LOTS OF NEW. . FRESH NEW CARPET, NEW PAINT, NEW FLOORING, NEW APPLIANCES, NEW ROOF, FIXTURES. SUPER CLEAN AND MOVE IN READY!

27. 2005-11-22
    soldstatus $86,000

ⓘ 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: $1,994 · $166/mo
• Projected year-2 tax: $1,994 · $166/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 3/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥110°F today · 15 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: $14,374
• − Mortgage interest: −$7,562
• − Property taxes: −$1,994
• − Insurance: −$675
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$3,927
• Taxable loss: −$2,084
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $691/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): 22,913
• 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

+57.0% since first listed

11 events — show timeline

• 2026-05-08 Listed $135,000 CARMLS
• 2026-05-06 Listing Removed — CARMLS
• 2026-02-27 Price Changed $145,000 CARMLS
• 2026-01-10 Listed $150,000 CARMLS
• 2023-11-09 Sold (Public Records) $120,000 Public Records
• 2023-11-08 Sold (MLS) $120,000 CARMLS
• 2023-10-03 Pending — CARMLS
• 2023-09-29 Relisted — CARMLS
• 2023-09-29 Pending — CARMLS
• 2023-09-23 Listed $114,900 CARMLS
• 2005-11-22 Sold (Public Records) $86,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,994 · +6.0% YoY. Source: county tax records.