1519 Julian · North Little Rock, AR 72114

$43,000

2 bd · 1.0 ba · 1,301 sqft · SingleFamily public records · 144 Days on market

Built 1935 8,276 sqft lot $33/sqft · 49% below area Est $84k · 49% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

See agent remarks.

Key facts

• 8,276 sq ft lot
• Built 1935
• Listed 143 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.5% vs local median 5.0% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $1,293/mo this rent would consume 51% 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 $297 of loan paydown is wiped out by about $1k 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 (-2.7% appreciation + 3.1% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1935 — 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: 3.01% ✓
• Cap rate: 26.50%
• Cash-on-cash: 72.18%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

• ARV (median comp): $83,975
• List price: $43,000
• Delta: -48.79%
• 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
2207 W Long 17th St	0.15mi	1/1.0 (-1)	1,313 (+1%)	7mo	$58,000	$44	81
1812 W Long 17th St	0.35mi	3/1.0 (+1)	1,284 (-1%)	6mo	$34,000	$26	71
1817 W 16th St	0.34mi	2/1.0	1,260 (-3%)	10mo	$76,850	$61	70
1711 W Long 17th St	0.42mi	3/2.0 (+1)	1,368 (+5%)	4mo	$219,900	$161	60
2022 W 16th St	0.21mi	2/1.0	1,156 (-11%)	15mo	$34,000	$29	59
1605 W 15th St	0.48mi	2/1.0	1,174 (-10%)	10mo	$29,000	$25	53
2019 W Short 17th St	0.28mi	3/2.0 (+1)	1,470 (+13%)	6mo	$135,000	$92	51
1408 W 18th St	0.63mi	3/2.0 (+1)	1,290 (-1%)	13mo	$150,000	$116	49
1001 Park St	0.55mi	2/1.0	1,152 (-12%)	10mo	$28,025	$24	47
1309 Parker St	0.71mi	3/1.0 (+1)	1,170 (-10%)	0mo	$115,000	$98	45
1402 W 11th St	0.62mi	3/2.0 (+1)	1,250 (-4%)	13mo	$180,000	$144	45
1423 W 12th St	0.59mi	3/1.5 (+1)	1,204 (-8%)	16mo	$120,000	$100	39

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: 72.3%
• Equity multiple: 4.31×
• Total profit: $39,893
• Equity at exit: $6,978

10-year hold

• IRR: 76.0%
• Equity multiple: 8.93×
• Total profit: $95,421
• Equity at exit: $4,698

Cash invested: $12,040 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $645/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $724

Break-even live

Break-even rent $376

Max offer price $43,000

Occupancy floor 39%

Sensitivity live

Price	-10% $754	-5% $739	+0% $724	+5% $709	+10% $695
Rent	-10% $622	-5% $673	+0% $724	+5% $775	+10% $826
Rate	-1.0pp $746	-0.5pp $735	base $724	+0.5pp $713	+1.0pp $702

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2021 W Long 17th St North Little Rock, AR	3.0	1.0	1268	$895	$0.71	44d	1	0.22mi
5 North Little Rock, AR	1.0–2.0	1.0–2.0	1145	$2,394	$2.09	15d	7	0.23mi
1603 W Long 17th St Unit B North Little Rock, AR	3.0	1.0	1036	$650	$0.63	44d	1	0.49mi
1519 W 15th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	44d	1	0.53mi
1308 W 21st St North Little Rock, AR	2.0	1.0	944	$945	$1.00	44d	1	0.69mi
1236 W 10th St North Little Rock, AR	3.0	1.0	1185	$795	$0.67	44d	1	0.74mi
1111 Parker St North Little Rock, AR	3.0	2.5	1719	$1,800	$1.05	22d	1	0.77mi
2320 Franklin St North Little Rock, AR	2.0	2.0	932	$750	$0.80	24d	1	0.83mi
2200 Riverfront Dr Little Rock, AR	1.0–3.0	1.0–2.0	1000	$1,728	$1.73	15d	10	0.89mi
1200 Riverfront Dr Little Rock, AR	1.0–2.0	1.0–2.0	923	$2,274	$2.46	22d	12	0.90mi
1100 W 24th St North Little Rock, AR	3.0	1.0	1036	$1,295	$1.25	20d	1	0.92mi
1200 Brookwood Dr Little Rock, AR	1.0–2.0	1.0–2.0	983	$2,279	$2.32	22d	8	0.93mi
1220 W 4th St North Little Rock, AR	2.0	1.0	1315	$2,150	$1.63	24d	1	0.94mi
823 W 20th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	24d	1	0.95mi
314 Parker St North Little Rock, AR	1.0	1.5	940	$1,400	$1.49	20d	1	0.99mi
1603 Chandler St North Little Rock, AR	2.0	1.0	1080	$895	$0.83	44d	1	0.99mi
1120 Rockwater Blvd North Little Rock, AR	2.0	1.0–2.0	955	$2,175	$2.28	44d	1	1.00mi
1600 Chandler St North Little Rock, AR	1.0	1.0	890	$595	$0.67	44d	1	1.02mi
605 W Scenic Dr North Little Rock, AR	3.0	2.0	1040	$1,050	$1.01	44d	1	1.03mi
801 W Scenic Dr North Little Rock, AR	2.0	2.5	1000	$995	$0.99	15d	1	1.03mi
1009 W Scenic Dr North Little Rock, AR	2.0	1.5	1050	$1,100	$1.05	44d	1	1.09mi
5 Cliffwood Cir North Little Rock, AR	3.0	2.0	1662	$1,195	$0.72	24d	1	1.09mi
128 College Park Cir Unit 1 North Little Rock, AR	2.0	1.0	975	$550	$0.56	44d	1	1.13mi
600 W 18th St North Little Rock, AR	3.0	1.0	1157	$895	$0.77	15d	1	1.13mi
2300 Rebsamen Park Rd Little Rock, AR	1.0–3.0	1.0–2.5	1097	$1,070	$0.97	15d	10	1.16mi
2100 Rebsamen Park Rd Little Rock, AR	1.0–2.0	1.0–2.0	772	$989	$1.28	15d	13	1.17mi
1508 Sycamore St North Little Rock, AR	2.0	1.0	1320	$1,175	$0.89	44d	1	1.21mi
1416 Willow St North Little Rock, AR	2.0	1.0	995	$1,999	$2.01	44d	1	1.28mi
1524 Orange St North Little Rock, AR	3.0	2.0	1350	$1,000	$0.74	24d	1	1.35mi
134 Melrose Cir North Little Rock, AR	3.0	2.0	1322	$1,750	$1.32	22d	1	1.37mi
124 Melrose Cir North Little Rock, AR	2.0	2.0	1200	$1,950	$1.62	15d	1	1.39mi
109 Barton St Little Rock, AR	2.0	1.0	880	$750	$0.85	24d	1	1.41mi
106 Fountain Ave Little Rock, AR	3.0	2.0	1600	$1,600	$1.00	44d	1	1.46mi
408 W 4th St North Little Rock, AR	2.0	1.5	1360	$1,395	$1.03	44d	1	1.48mi
5 Sweet Rose Ln North Little Rock, AR	3.0	1.5	960	$1,150	$1.20	24d	1	1.49mi
325 Midland St Little Rock, AR	3.0	2.0	1647	$2,675	$1.62	44d	1	1.50mi
306 W 6th St North Little Rock, AR	2.0	2.0	1100	$1,750	$1.59	45d	1	1.50mi

Listing history 19 events

1. 2026-06-21
   days on market $43,000 Active 144 DOM
2. 2026-06-18
   days on market $43,000 Active 141 DOM
3. 2026-06-17
   days on market $43,000 Active 140 DOM
4. 2026-06-16
   days on market $43,000 Active 139 DOM
5. 2026-06-15
   days on market $43,000 Active 138 DOM
6. 2026-06-14
   days on market $43,000 Active 136 DOM
7. 2026-06-13
   days on market $43,000 Active 135 DOM
8. 2026-06-10
   days on market $43,000 Active 133 DOM
9. 2026-06-09
   days on market $43,000 Active 132 DOM
10. 2026-06-08
    days on market $43,000 Active 131 DOM
11. 2026-06-07
    days on market $43,000 Active 130 DOM
12. 2026-06-05
    days on market $43,000 Active 127 DOM
13. 2026-06-03
    days on market $43,000 Active 126 DOM
14. 2026-06-02
    days on market $43,000 Active 125 DOM
15. 2026-06-01
    days on market $43,000 Active 124 DOM
16. 2026-05-31
    days on market $43,000 Active 123 DOM
17. 2026-05-31
    days on market $43,000 Active 122 DOM
18. 2026-01-28
    listed $43,000 New Listing 18-char remark

    Show marketing remark (18 chars)

    See agent remarks.

19. 2020-02-04
    soldstatus $310,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥110°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $15,515
• − Mortgage interest: −$2,409
• − Property taxes: −$645
• − Insurance: −$215
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$1,251
• Taxable income: $8,513
• Est. tax owed @ 24.0%: −$2,043
• After-tax cash flow: $6,648/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

-86.1% since first listed

2 events — show timeline

• 2026-01-28 Listed $43,000 CARMLS
• 2020-02-04 Sold (Public Records) $310,000 Public Records

Property tax history

+16.9%/yr

Latest (2025): $4,054 · +485.4% YoY. Source: county tax records.