4916 Atkins St · North Little Rock, AR 72217

$69,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 47 Days on market

Built 1942 0.36 ac lot $61/sqft · 32% below area Est $102k · 32% 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
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Perfect for investors! 3 bedroom 2 bathroom home with very strong rental potential. Huge backyard showcasing two sheds and a workshop. No repairs will be made. Proof of funds required with offer. Schedule your showing today!

Key facts

• Huge backyard
• Workshop
• Two sheds

Tags

• HUGE BACKYARD
• TWO SHEDS
• WORKSHOP

Property features AI

Exterior

• Parking: Carport for 2 cars
• Utilities: Utilities: other (see remarks)
• Home design: Single-family property (see remarks for details)
• Construction: Slab foundation
• Exterior features: Composition roof; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free‑standing stove; Disposal
• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating/cooling (see remarks)
• Interior features: Wood floors; Fireplace (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: 4 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($477 loan paydown + $2k appreciation (3.0% local appreciation)).
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $69k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.71% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.90%
• DSCR: 2.33
• GRM: 4.9

CMA / ARV

• ARV (median comp): $102,209
• List price: $69,000
• Delta: -32.49%
• 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
4509 Haywood St	0.28mi	3/1.0	1,130 (-1%)	3mo	$130,000	$115	83
4600 Atkins St	0.21mi	3/1.0	1,214 (+6%)	2mo	$45,000	$37	78
424 Healy St	0.41mi	3/1.0	1,122 (-2%)	4mo	$34,000	$30	75
4909 School St	0.10mi	3/2.0	1,252 (+10%)	2mo	$78,000	$62	74
5216 Lynch Dr	0.41mi	2/1.0 (-1)	1,081 (-5%)	2mo	$85,000	$79	65
412 Middle St	0.20mi	3/2.0	1,289 (+13%)	6mo	$173,000	$134	60
905 Roseclair Dr	0.64mi	3/1.0	1,176 (+3%)	10mo	$105,000	$89	56
418 Mills St	0.34mi	3/1.0	996 (-13%)	9mo	$45,000	$45	56
928 Healy St	0.68mi	3/1.0	1,196 (+5%)	5mo	$52,000	$43	56
626 Mills St	0.50mi	3/1.0	982 (-14%)	2mo	$89,900	$92	52
804 Water St	0.58mi	3/1.0	1,008 (-12%)	7mo	$84,000	$83	48
5603 Alpha St	0.60mi	3/1.0	1,002 (-12%)	10mo	$106,500	$106	44

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: 31.8%
• Equity multiple: 2.80×
• Total profit: $34,778
• Equity at exit: $31,025

10-year hold

• IRR: 32.2%
• Equity multiple: 5.49×
• Total profit: $86,841
• Equity at exit: $47,814

Cash invested: $19,320 (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 72217

• Active inventory: 4
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$362
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $415

Break-even live

Break-even rent $652

Max offer price $69,000

Occupancy floor 60%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4820 Haywood St North Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	0.08mi
4911 School St North Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	0.09mi
4912 School St North Little Rock, AR	3.0	1.0	1056	$950	$0.90	23d	1	0.12mi
306 Boggs St North Little Rock, AR	2.0	1.0	1000	$850	$0.85	23d	1	0.16mi
4701 Atkins St North Little Rock, AR	2.0	1.0	892	$925	$1.04	18d	1	0.17mi
4716 School St North Little Rock, AR	3.0	1.0	1347	$1,150	$0.85	43d	1	0.18mi
607 Prothro St North Little Rock, AR	2.0	1.0	779	$825	$1.06	43d	1	0.18mi
515 Middle St North Little Rock, AR	2.0	1.0	894	$850	$0.95	14d	1	0.27mi
5204 Alpha St North Little Rock, AR	3.0	1.0	753	$850	$1.13	43d	1	0.45mi
4007 Rogers St North Little Rock, AR	4.0	2.0	1157	$1,595	$1.38	43d	1	0.56mi
717 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,095	$1.20	43d	1	0.58mi
817 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,195	$1.31	23d	1	0.63mi
908 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,300	$1.43	21d	1	0.67mi
3 Neal Pl North Little Rock, AR	3.0	1.0	1144	$975	$0.85	43d	1	1.08mi
3 Neal Pl North Little Rock, AR	3.0	1.0	1144	$975	$0.85	23d	1	1.08mi
211 Crockett St North Little Rock, AR	2.0	1.0	1100	$850	$0.77	43d	1	1.11mi
814 N G St North Little Rock, AR	3.0	2.0	1280	$1,100	$0.86	23d	1	1.13mi
2107 Muldrow Dr North Little Rock, AR	3.0	1.0	900	$1,015	$1.13	43d	1	1.22mi
6612 Whippoorwill Ln North Little Rock, AR	3.0	1.5	952	$1,075	$1.13	43d	1	1.29mi
6617 Whippoorwill Ln North Little Rock, AR	3.0	1.5	952	$995	$1.05	23d	1	1.31mi

Listing history 33 events

1. 2026-06-09
   days on market $69,000 Active 47 DOM
2. 2026-06-08
   days on market $69,000 Active 46 DOM
3. 2026-06-07
   days on market $69,000 Active 45 DOM
4. 2026-06-05
   days on market $69,000 Active 42 DOM
5. 2026-06-03
   days on market $69,000 Active 41 DOM
6. 2026-06-02
   days on market $69,000 Active 40 DOM
7. 2026-06-01
   days on market $69,000 Active 39 DOM
8. 2026-05-31
   days on market $69,000 Active 38 DOM
9. 2026-05-31
   days on market $69,000 Active 37 DOM
10. 2026-05-16
    price $69,000 224-char remark
11. 2026-04-23
    listed $75,000 New Listing 224-char remark
12. 2026-04-08
    historical
13. 2026-02-11
    price $79,000
14. 2026-01-23
    listed $85,000 New Listing
15. 2025-04-08
    historical
16. 2025-03-07
    listed $1,150
17. 2024-12-19
    status Back on Market
18. 2024-12-12
    historical
19. 2024-11-15
    price $100,000
20. 2024-10-22
    price $105,000
21. 2024-10-19
    price $119,500
22. 2024-09-11
    listed $130,000 New Listing
23. 2019-10-21
    status Under Contract
24. 2019-10-10
    soldstatus $35,000 Sold
25. 2019-09-21
    historical Take Backups
26. 2019-06-28
    listed $37,900 New Listing
27. 2019-06-20
    historical
28. 2019-02-21
    listed $39,900 New Listing
29. 2019-02-15
    historical
30. 2019-01-10
    historical
31. 2018-11-25
    listed $39,900 New Listing
32. 2018-11-14
    listed $39,900 New Listing
33. 2009-08-21
    soldstatus $25,000

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $694 · $58/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 7/10 Severe FEMA zone X (unshaded) · 77% 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 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,123
• − Mortgage interest: −$3,865
• − Property taxes: −$694
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$2,007
• Taxable income: $4,155
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $3,982/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+176.0% since first listed

26 events — show timeline

• 2026-06-17 Rental Removed $750 REDFIN
• 2026-06-10 Listing Removed — CARMLS
• 2026-05-16 Price Changed $69,000 CARMLS
• 2026-04-23 Listed $75,000 CARMLS
• 2026-04-08 Listing Removed — CARMLS
• 2026-02-11 Price Changed $79,000 CARMLS
• 2026-01-23 Listed $85,000 CARMLS
• 2025-04-08 Listing Removed — CARMLS
• 2025-03-07 Listed for Rent $1,150 REDFIN
• 2024-12-19 Relisted — CARMLS
• 2024-12-12 Listing Removed — CARMLS
• 2024-11-15 Price Changed $100,000 CARMLS
• 2024-10-22 Price Changed $105,000 CARMLS
• 2024-10-19 Price Changed $119,500 CARMLS
• 2024-09-11 Listed $130,000 CARMLS
• 2019-10-21 Pending — CARMLS
• 2019-10-10 Sold (MLS) $35,000 CARMLS
• 2019-09-21 Contingent — CARMLS
• 2019-06-28 Listed $37,900 CARMLS
• 2019-06-20 Listing Removed — CARMLS
• 2019-02-21 Listed $39,900 CARMLS
• 2019-02-15 Listing Removed — CARMLS
• 2019-01-10 Listing Removed — CARMLS
• 2018-11-25 Listed $39,900 CARMLS
• 2018-11-14 Listed $39,900 CARMLS
• 2009-08-21 Sold (Public Records) $25,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $694 · +6.0% YoY. Source: county tax records.