1630 Gum St · North Little Rock, AR 72114

$123,900

3 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 55 Days on market

Built 1938 6,098 sqft lot $87/sqft · 46% above area Est $85k · 46% over

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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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Appreciation +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

3BR/2BA family home on corner lot in established neighborhood! Fenced in back yard, w-1-car garage, and 1BR/1BA up. Close to everything in NLR--needs TLC, motivated seller offering AS IS.

Key facts

• Fenced yard
• Cash flow
• Rental income

Tags

• RENTAL INCOME
• CASH FLOW
• CRAWL SPACE FOUNDATION
• FENCED YARD
• DETACHED GARAGE

Property features AI

Finance

• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Municipal electric (Entergy)
• Home design: Frame exterior
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Fully fenced yard; Chain link fence; Paved road access; Sloped corner lot

Interior

• Bedrooms: Den/Family Room
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling; Central gas heating
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Smoke detectors; Ceiling fans
• Laundry & utility: Washer and dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/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 $123k (0.4% below list).
• Recommended offer: $120k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+3.1%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• At $1,234/mo this rent would consume 49% of the median local household income ($30k/yr) (locally 995% 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 (-2.7%/yr); year-one equity from $857 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 ($120k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• 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 $120,183 (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: 1.00% ✗
• Cap rate: 8.57%
• Cash-on-cash: 8.14%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

• ARV (median comp): $84,808
• List price: $123,900
• Delta: 46.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1516 Sycamore St	0.15mi	3/1.0	1,418 (-1%)	2mo	$72,000	$51	86
500 W 17th St	0.03mi	4/1.5 (+1)	1,328 (-7%)	5mo	$109,000	$82	76
1623 Marion St	0.23mi	3/2.0	1,339 (-6%)	6mo	$153,000	$114	74
1417 Willow St	0.22mi	2/1.0 (-1)	1,475 (+3%)	9mo	$137,000	$93	68
421 W 24th St	0.44mi	3/2.0	1,518 (+6%)	4mo	$219,900	$145	65
1519 Schaer St	0.31mi	3/1.0	1,535 (+8%)	5mo	$20,000	$13	65
1700 Schaer	0.26mi	3/2.0	1,216 (-15%)	7mo	$135,000	$111	58
1711 W Long 17th St	0.74mi	3/2.0	1,368 (-4%)	4mo	$219,900	$161	56
1806 N Poplar St	0.40mi	2/1.0 (-1)	1,271 (-11%)	3mo	$67,000	$53	51
1711 N Poplar St	0.38mi	2/1.0 (-1)	1,247 (-13%)	2mo	$69,000	$55	51
1710 N Magnolia	0.47mi	3/1.5	1,230 (-14%)	7mo	$48,000	$39	48
1318 W 12th St	0.69mi	2/1.0 (-1)	1,540 (+8%)	2mo	$70,000	$45	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.7% appreciation · 3.14% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,442
• Equity at exit: $20,105

10-year hold

• IRR: 6.7%
• Equity multiple: 1.52×
• Total profit: $18,111
• Equity at exit: $13,535

Cash invested: $34,692 (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 72114

• Home prices YoY: -2.2%
• Rents YoY: 3.1%
• Active inventory: 67
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$650
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $235

Break-even live

Break-even rent $936

Max offer price $123,900

Occupancy floor 76%

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: $30,975
• Closing costs: $3,717
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 W 18th St North Little Rock, AR	3.0	1.0	1157	$895	$0.77	14d	1	0.06mi
128 College Park Cir Unit 1 North Little Rock, AR	2.0	1.0	975	$550	$0.56	43d	1	0.15mi
1603 Chandler St North Little Rock, AR	2.0	1.0	1080	$895	$0.83	43d	1	0.16mi
1508 Sycamore St North Little Rock, AR	2.0	1.0	1320	$1,175	$0.89	43d	1	0.16mi
1416 Willow St North Little Rock, AR	2.0	1.0	995	$1,999	$2.01	43d	1	0.23mi
1524 Orange St North Little Rock, AR	3.0	2.0	1350	$1,000	$0.74	23d	1	0.24mi
823 W 20th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	23d	1	0.33mi
1920 N Poplar St North Little Rock, AR	4.0	2.0	1422	$1,595	$1.12	14d	1	0.45mi
1600 N Olive St North Little Rock, AR	3.0	1.0	1100	$900	$0.82	43d	1	0.56mi
134 Melrose Cir North Little Rock, AR	3.0	2.0	1322	$1,750	$1.32	21d	1	0.58mi
1100 W 24th St North Little Rock, AR	3.0	1.0	1036	$1,295	$1.25	19d	1	0.59mi
1308 W 21st St North Little Rock, AR	2.0	1.0	944	$945	$1.00	43d	1	0.60mi
2316 Parker St North Little Rock, AR	4.0	1.0	1146	$1,195	$1.04	23d	1	0.61mi
124 Melrose Cir North Little Rock, AR	2.0	2.0	1200	$1,950	$1.62	14d	1	0.61mi
1111 Parker St North Little Rock, AR	3.0	2.5	1719	$1,800	$1.05	21d	1	0.61mi
1519 W 15th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	43d	1	0.63mi
1603 W Long 17th St Unit B North Little Rock, AR	3.0	1.0	1036	$650	$0.63	43d	1	0.65mi
2320 Franklin St North Little Rock, AR	2.0	2.0	932	$750	$0.80	23d	1	0.66mi
1236 W 10th St North Little Rock, AR	3.0	1.0	1185	$795	$0.67	43d	1	0.75mi
306 W 6th St North Little Rock, AR	2.0	2.0	1100	$1,750	$1.59	44d	1	0.85mi
800 N Olive St North Little Rock, AR	2.0	1.5	1142	$1,500	$1.31	43d	1	0.86mi
301 W 5th St North Little Rock, AR	3.0	2.0	1742	$1,995	$1.15	23d	1	0.89mi
2021 W Long 17th St North Little Rock, AR	3.0	1.0	1268	$895	$0.71	43d	1	0.93mi
408 W 4th St North Little Rock, AR	2.0	1.5	1360	$1,395	$1.03	43d	1	0.94mi
5 Cliffwood Cir North Little Rock, AR	3.0	2.0	1662	$1,195	$0.72	23d	1	0.95mi
127 Crestview Dr Unit 3 North Little Rock, AR	2.0	1.0	880	$825	$0.94	43d	1	0.97mi
1220 W 4th St North Little Rock, AR	2.0	1.0	1315	$2,150	$1.63	23d	1	0.98mi
300 Cherry Hill Dr Unit 5 North Little Rock, AR	2.0	1.0	880	$825	$0.94	43d	1	0.99mi
111 E 4th St North Little Rock, AR	1.0–2.0	1.0–2.0	883	$1,320	$1.49	14d	6	1.00mi
407 W 33rd St North Little Rock, AR	3.0	2.0	1472	$1,025	$0.70	43d	1	1.02mi
1120 Rockwater Blvd North Little Rock, AR	2.0	1.0–2.0	955	$2,175	$2.28	43d	1	1.03mi
117 Link Rd North Little Rock, AR	3.0	2.0	1407	$1,600	$1.14	43d	1	1.11mi
508 W 35th St North Little Rock, AR	2.0	1.0	876	$850	$0.97	23d	1	1.14mi
3423 Chandler St Unit B North Little Rock, AR	2.0	1.0	928	$725	$0.78	43d	1	1.14mi
5 North Little Rock, AR	1.0–2.0	1.0–2.0	1145	$2,394	$2.09	14d	7	1.19mi
3619 Sycamore St Unit B North Little Rock, AR	3.0	2.0	1220	$975	$0.80	14d	1	1.25mi
75 Riverfront Dr Little Rock, AR	1.0–2.0	1.0–2.0	1089	$1,546	$1.42	14d	24	1.28mi
724 North St #62 Little Rock, AR	2.0	2.0	905	$1,600	$1.77	14d	1	1.40mi
605 W Scenic Dr North Little Rock, AR	3.0	2.0	1040	$1,050	$1.01	43d	1	1.45mi
4000 Emerson Dr North Little Rock, AR	3.0	2.0	1046	$1,195	$1.14	19d	1	1.47mi

Listing history 29 events

1. 2026-06-18
   days on market $123,900 Active 55 DOM
2. 2026-06-17
   days on market $123,900 Active 54 DOM
3. 2026-06-16
   days on market $123,900 Active 53 DOM
4. 2026-06-15
   days on market $123,900 Active 52 DOM
5. 2026-06-14
   days on market $123,900 Active 50 DOM
6. 2026-06-13
   days on market $123,900 Active 49 DOM
7. 2026-06-10
   statusdays on market $123,900 Active 47 DOM
8. 2026-06-09
   days on market $123,900 Price Change 46 DOM
9. 2026-06-08
   days on market $123,900 Price Change 45 DOM
10. 2026-06-07
    days on market $123,900 Price Change 44 DOM
11. 2026-06-05
    pricestatusdays on market $123,900 Price Change 41 DOM
12. 2026-06-03
    days on market $131,000 Active 40 DOM
13. 2026-06-02
    days on market $131,000 Active 39 DOM
14. 2026-06-01
    days on market $131,000 Active 38 DOM
15. 2026-05-31
    days on market $131,000 Active 37 DOM
16. 2026-05-31
    days on market $131,000 Active 36 DOM
17. 2026-05-15
    price $131,000 522-char remark
18. 2026-04-24
    listed $135,000 New Listing 522-char remark
19. 2025-10-08
    soldstatus $125,000
20. 2025-08-16
    historical $1,195
21. 2025-07-09
    listed $1,195
22. 2025-07-09
    historical $1,195
23. 2025-07-05
    listed $1,195
24. 2025-03-19
    soldstatus $55,000
25. 2024-02-03
    historical $980
26. 2024-01-03
    listed $980
27. 2020-10-19
    soldstatus $39,000 Sold 187-char remark

    Show marketing remark (187 chars)

    3BR/2BA family home on corner lot in established neighborhood! Fenced in back yard, w-1-car garage, and 1BR/1BA up. Close to everything in NLR--needs TLC, motivated seller offering AS IS.

28. 2020-09-28
    historical Take Backups 187-char remark

    Show marketing remark (187 chars)

    3BR/2BA family home on corner lot in established neighborhood! Fenced in back yard, w-1-car garage, and 1BR/1BA up. Close to everything in NLR--needs TLC, motivated seller offering AS IS.

29. 2020-09-13
    listed $55,000 New Listing 187-char remark

    Show marketing remark (187 chars)

    3BR/2BA family home on corner lot in established neighborhood! Fenced in back yard, w-1-car garage, and 1BR/1BA up. Close to everything in NLR--needs TLC, motivated seller offering AS IS.

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $793 · $66/mo
• Expected delta: +$336/yr (+$28/mo · 73.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $14,805
• − Mortgage interest: −$6,940
• − Property taxes: −$457
• − Insurance: −$620
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$3,604
• Taxable income: $815
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $2,627/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): 10,093
• Household income: $30,175
• Rent vs Own: 75.2% rent · 24.8% own
• Severe rent burden: 995.0

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 Black (70%)
• Race & ethnicity: Black 70% White 23% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 0%

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: ▼ -2.70%
• Current HPI: 121.4243
• Rent YoY: ▲ 3.14%
• 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

+125.3% since first listed

14 events — show timeline

• 2026-06-04 Price Changed $123,900 CARMLS
• 2026-05-15 Price Changed $131,000 CARMLS
• 2026-04-24 Listed $135,000 CARMLS
• 2025-10-08 Sold (Public Records) $125,000 Public Records
• 2025-08-16 Rental Removed $1,195 CARMLS
• 2025-07-09 Listed for Rent $1,195 CARMLS
• 2025-07-09 Rental Removed $1,195 PROPERTYWARE
• 2025-07-05 Listed for Rent $1,195 PROPERTYWARE
• 2025-03-19 Sold (Public Records) $55,000 Public Records
• 2024-02-03 Rental Removed $980 RENT.
• 2024-01-03 Listed for Rent $980 RENT.
• 2020-10-19 Sold (MLS) $39,000 CARMLS
• 2020-09-28 Contingent — CARMLS
• 2020-09-13 Listed $55,000 CARMLS

Property tax history

-1.1%/yr

Latest (2025): $457 · +14.1% YoY. Source: county tax records.