220 & 222 College Park Cir · North Little Rock, AR 72114

$81,500

2 bd · 2.0 ba · 1,144 sqft · MultiFamily public records · 208 Days on market

Built 1950 Good condition 6,098 sqft lot $71/sqft · 26% below area Est $110k · 26% under

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Why this score? — see what drove the B+ 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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Appreciation +3.6/10.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Charming duplex with each unit having 1 bed and 1 bath! Both sides currently rented with long term tenants. Cash flowing investment! 220 is currently rented for $495 on month to month and 222 has recently become vacant!

Key facts

• Functional kitchen
• Near burns park
• Open living space

Tags

• OPEN LIVING SPACE
• FUNCTIONAL KITCHEN
• AMPLE STORAGE
• NEAR BURNS PARK
• NEAR THE OLD MILL
• NEAR ARKANSAS RIVER TRAIL

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $82k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive. Per door: $176/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 5.2% 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: crime F, amenities F, employment D-.
• 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.
• Zoned schools: Boone Park Elementary School (math 12% / reading 12%, grade F, #419 of 454 statewide, top 93%, 414 students, 100% FRL); Lakewood Middle School (math 23% / reading 32%, grade F, #155 of 201 statewide, top 77%, 1,115 students, 100% FRL); North Little Rock High School (math 12% / reading 26%, grade F, #248 of 292 statewide, top 86%, 1,949 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 86 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 64d 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).

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $563 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $71,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.49%
• DSCR: 1.82
• GRM: 6.5

CMA / ARV

• ARV (median comp): $110,000
• List price: $81,500
• Delta: -25.91%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 Marion St	0.34mi	2/1.0	1,072 (-6%)	2mo	$65,000	$61	68
618 W 35th St	1.01mi	2/1.0	1,150 (+0%)	0mo	$43,000	$37	60
1414 Vine St	0.88mi	2/1.5	1,168 (+2%)	1mo	$99,000	$85	58
1309 Parker St	0.59mi	3/1.0 (+1)	1,170 (+2%)	2mo	$115,000	$98	58
3100 N Olive St	0.91mi	2/1.0	1,172 (+2%)	0mo	$160,000	$137	57
212 E B Ave	1.12mi	3/3.0 (+1)	1,200 (+5%)	1mo	$155,900	$130	47
1223 W 10th St	0.79mi	3/1.0 (+1)	1,030 (-10%)	0mo	$85,000	$83	39
427 W 4th St	1.05mi	2/2.0	1,368 (+20%)	2mo	$179,900	$132	39
435 W 4th St	1.05mi	2/2.5	1,368 (+20%)	2mo	$192,000	$140	37
3519 Maple St	1.10mi	2/1.0	912 (-20%)	0mo	$153,000	$168	36
618 N Walnut St	1.31mi	2/1.0	972 (-15%)	1mo	$60,000	$62	35
3507 Flora St	1.29mi	3/1.0 (+1)	1,321 (+16%)	0mo	$31,000	$23	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.45×
• Total profit: $10,163
• Equity at exit: $13,225

10-year hold

• IRR: 19.6%
• Equity multiple: 2.68×
• Total profit: $38,409
• Equity at exit: $8,903

Cash invested: $22,820 (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%
• Active inventory: 86
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,050 high
• Mortgage (P&I): −$427
• Tax from tax record: −$16 /mo · $198/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $352

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,050
Total (2 units)			$1,050

Break-even live

Break-even rent $605

Max offer price $81,500

Occupancy floor 62%

Sensitivity live

Price	-10% $398	-5% $375	+0% $352	+5% $329	+10% $306
Rent	-10% $269	-5% $310	+0% $352	+5% $393	+10% $435
Rate	-1.0pp $393	-0.5pp $372	base $352	+0.5pp $331	+1.0pp $309

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: $20,375
• Closing costs: $2,445
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 College Park Cir North Little Rock, AR	1.0	1.0	525	$525	$1.00	15d	1	0.02mi
115 College Park Cir North Little Rock, AR	1.0	1.0	646	$475	$0.74	15d	1	0.05mi
1904 Allen St Unit 2 North Little Rock, AR	1.0	1.0	600	$550	$0.92	93d	1	0.06mi
605 W 22nd St North Little Rock, AR	2.0	1.0	686	$695	$1.01	68d	1	0.22mi
1600 Chandler St North Little Rock, AR	1.0	1.0	472	$495	$1.05	15d	1	0.25mi
1504 Allen St Unit 5 North Little Rock, AR	1.0	1.0	575	$500	$0.87	93d	1	0.30mi
816 W 24th St North Little Rock, AR	2.0	1.0	684	$500	$0.73	15d	1	0.39mi
110 W 15th St North Little Rock, AR	1.0	1.0	500	$500	$1.00	15d	1	0.43mi
1905 N Magnolia St North Little Rock, AR	1.0	1.0	625	$595	$0.95	93d	1	0.45mi
1213 W 25th St North Little Rock, AR	1.0	1.0	600	$650	$1.08	15d	1	0.60mi
1908 Augusta St North Little Rock, AR	1.0	1.0	624	$595	$0.95	93d	1	0.68mi
1227 W 10th St North Little Rock, AR	2.0	1.0	648	$650	$1.00	15d	1	0.81mi
916 N Poplar St Unit B North Little Rock, AR	1.0	1.0	432	$525	$1.22	72d	1	0.82mi
2002 W 16th St North Little Rock, AR	2.0	1.0	720	$595	$0.83	15d	1	0.92mi
2021a W Short 17th St North Little Rock, AR	2.0	1.0	672	$750	$1.12	93d	1	0.92mi
2021 W Short 17th St North Little Rock, AR	2.0	1.0	672	$525	$0.78	15d	1	0.92mi
3403 Ridge Rd North Little Rock, AR	2.0	1.0	714	$895	$1.25	93d	1	0.95mi
523 N Orange St North Little Rock, AR	1.0	1.0	600	$1,075	$1.79	93d	1	0.98mi
523 N Orange St North Little Rock, AR	1.0	1.0	600	$1,075	$1.79	68d	1	0.98mi
3418 Gum St North Little Rock, AR	1.0	1.0	600	$695	$1.16	72d	1	0.99mi
509 W 35th St North Little Rock, AR	2.0	1.0	740	$800	$1.08	93d	1	1.02mi
1201 W 4th St North Little Rock, AR	1.0	1.0	740	$1,350	$1.82	93d	1	1.07mi
3519 Pike Ave Unit B North Little Rock, AR	1.0	1.0	400	$525	$1.31	15d	1	1.11mi
3519 Pike Ave North Little Rock, AR	—	1.0	400	$525	$1.31	15d	1	1.11mi
111 E 4th St North Little Rock, AR	1.0	1.0	687	$1,049	$1.53	15d	3	1.13mi
804 W 37th St North Little Rock, AR	2.0	1.0	744	$850	$1.14	15d	1	1.14mi
1120 Rockwater Blvd North Little Rock, AR	2.0	1.0–2.0	955	$1,685	$1.76	93d	1	1.15mi
5 North Little Rock, AR	1.0–2.0	1.0–2.0	1131	$1,268	$1.12	15d	14	1.18mi
630 W Riverfront Dr North Little Rock, AR	1.0–2.0	1.0–2.0	983	$1,193	$1.21	15d	14	1.27mi
105 Delmar Ave North Little Rock, AR	2.0	1.0	650	$750	$1.15	63d	1	1.37mi
75 Riverfront Dr Little Rock, AR	1.0–2.0	1.0–2.0	1089	$970	$0.89	15d	22	1.41mi
319 W I Ave North Little Rock, AR	2.0	1.0	720	$825	$1.15	93d	1	1.46mi

Listing history 50 events

1. 2026-08-08
   days on market $81,500 Active 208 DOM
2. 2026-08-07
   days on market $81,500 Active 207 DOM
3. 2026-08-06
   days on market $81,500 Active 206 DOM
4. 2026-08-05
   days on market $81,500 Active 205 DOM
5. 2026-08-04
   days on market $81,500 Active 204 DOM
6. 2026-08-03
   days on market $81,500 Active 203 DOM
7. 2026-07-31
   days on market $81,500 Active 200 DOM
8. 2026-07-30
   days on market $81,500 Active 199 DOM
9. 2026-07-29
   days on market $81,500 Active 198 DOM
10. 2026-07-27
    days on market $81,500 Active 196 DOM
11. 2026-07-25
    days on market $81,500 Active 194 DOM
12. 2026-07-24
    statusdays on market $81,500 Active 193 DOM
13. 2026-07-23
    days on market $81,500 Price Change 192 DOM
14. 2026-07-22
    days on market $81,500 Price Change 191 DOM
15. 2026-07-21
    days on market $81,500 Price Change 190 DOM
16. 2026-07-18
    pricestatusdays on market $81,500 Price Change 187 DOM
17. 2026-07-16
    days on market $84,000 Active 185 DOM
18. 2026-07-16
    days on market $84,000 Active 184 DOM
19. 2026-07-14
    days on market $84,000 Active 183 DOM
20. 2026-07-13
    days on market $84,000 Active 182 DOM
21. 2026-07-12
    days on market $84,000 Active 181 DOM
22. 2026-07-11
    days on market $84,000 Active 180 DOM
23. 2026-07-10
    days on market $84,000 Active 179 DOM
24. 2026-07-09
    days on market $84,000 Active 178 DOM
25. 2026-07-07
    days on market $84,000 Active 176 DOM
26. 2026-07-06
    days on market $84,000 Active 175 DOM
27. 2026-07-05
    days on market $84,000 Active 174 DOM
28. 2026-07-04
    days on market $84,000 Active 173 DOM
29. 2026-07-03
    days on market $84,000 Active 172 DOM
30. 2026-07-02
    days on market $84,000 Active 171 DOM
31. 2026-07-01
    days on market $84,000 Active 170 DOM
32. 2026-06-30
    days on market $84,000 Active 169 DOM
33. 2026-06-29
    days on market $84,000 Active 168 DOM
34. 2026-06-28
    days on market $84,000 Active 167 DOM
35. 2026-06-28
    days on market $84,000 Active 166 DOM
36. 2026-06-27
    days on market $84,000 Active 165 DOM
37. 2026-06-25
    days on market $84,000 Active 163 DOM
38. 2026-06-23
    days on market $84,000 Active 161 DOM
39. 2026-06-21
    days on market $84,000 Active 160 DOM
40. 2026-06-18
    days on market $84,000 Active 157 DOM
41. 2026-06-17
    days on market $84,000 Active 156 DOM
42. 2026-06-16
    days on market $84,000 Active 155 DOM
43. 2026-06-15
    days on market $84,000 Active 154 DOM
44. 2026-06-14
    days on market $84,000 Active 152 DOM
45. 2026-06-13
    days on market $84,000 Active 151 DOM
46. 2026-06-10
    days on market $84,000 Active 149 DOM
47. 2026-06-09
    days on market $84,000 Active 148 DOM
48. 2026-06-08
    days on market $84,000 Active 147 DOM
49. 2026-06-07
    days on market $84,000 Active 146 DOM
50. 2026-06-05
    days on market $84,000 Active 143 DOM

ⓘ 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: $198 · $16/mo
• Projected year-2 tax: $522 · $43/mo
• Expected delta: +$324/yr (+$27/mo · 163.7%)

ⓘ 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: $12,600
• − Mortgage interest: −$4,565
• − Property taxes: −$198
• − Insurance: −$408
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,371
• Taxable income: $3,043
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $3,490/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $5,720–$17,160 screening

This charming duplex is in good condition with minor cosmetic updates needed. Both units are currently rented, making it a cash-flowing investment. Fresh paint and cleaning gutters can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Clean gutters — Clean gutters improve drainage and prevent water damage to the exterior of the home. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary Boone Park Elementary School F AR #419/454 Nat'l #38,100/41,679 Middle North Little Rock Middle School 6th Grade Campus F AR #166/201 Nat'l #10,474/14,009 High North Little Rock High School F AR #248/292 Nat'l #14,670/17,239

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

B Composite livability gradescore 73/100

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 · 415,378 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: 6% of renters

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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%

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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%

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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: —
• Metro: —
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

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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

+162.5% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $84,000 CARMLS
• 2026-03-09 Price Changed $86,000 CARMLS
• 2026-03-08 Listing Removed — CARMLS
• 2026-02-27 Listed $86,000 CARMLS
• 2026-01-13 Listed $88,000 CARMLS
• 2024-05-24 Rental Removed $450 CARMLS
• 2024-04-23 Listed for Rent $450 CARMLS
• 2024-02-15 Rental Removed $495 CARMLS
• 2024-02-07 Price Changed $495 CARMLS
• 2023-12-21 Price Changed $545 CARMLS
• 2023-12-20 Listed for Rent $575 CARMLS
• 2023-08-21 Sold (Public Records) $320,000 Public Records
• 2023-06-22 Pending — CARMLS
• 2023-06-21 Listing Removed — CARMLS
• 2023-06-20 Listed $99,900 CARMLS
• 2011-06-23 Sold (Public Records) $32,000 Public Records

Property tax history

-8.3%/yr

Latest (2025): $198 · +6.0% YoY. Source: county tax records.