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

$78,500

2 bd · 2.0 ba · 1,144 sqft · MultiFamily public records · 255 Days on market

Built 1950 Good condition 6,098 sqft lot $69/sqft · 28% below area Est $110k · 29% under

---

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 +8.4/10.0
• 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 $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive. Per door: $184/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 121 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $543 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $8k (9%) 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 $69,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 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: 1.34% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.13%
• DSCR: 1.90
• GRM: 6.2

CMA / ARV

• ARV (median comp): $110,000
• List price: $78,500
• Delta: -28.64%
• 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
607 Willow St	0.92mi	2/1.0	1,148 (+0%)	1mo	$210,000	$183	60
618 W 35th St	1.01mi	2/1.0	1,150 (+0%)	2mo	$43,000	$37	59
1414 Vine St	0.88mi	2/1.5	1,168 (+2%)	3mo	$99,000	$85	57
3100 N Olive St	0.91mi	2/1.0	1,172 (+2%)	2mo	$160,000	$137	55
2312 Moss St	0.47mi	2/1.0	900 (-21%)	0mo	$40,000	$44	49
3309 Ridge Rd	0.91mi	3/1.0 (+1)	1,204 (+5%)	2mo	$155,000	$129	46
1510 W 38th St	1.42mi	3/1.0 (+1)	1,080 (-6%)	2mo	$100,000	$93	45
1321 W 23rd St	0.57mi	3/2.0 (+1)	1,310 (+14%)	0mo	$125,000	$95	44
1223 W 10th St	0.79mi	3/1.0 (+1)	1,030 (-10%)	2mo	$85,000	$83	38
3519 Maple St	1.10mi	2/1.0	912 (-20%)	2mo	$153,000	$168	34
618 N Walnut St	1.31mi	2/1.0	972 (-15%)	2mo	$60,000	$62	34
3507 Flora St	1.29mi	3/1.0 (+1)	1,321 (+16%)	2mo	$31,000	$23	29

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: 13.1%
• Equity multiple: 1.53×
• Total profit: $11,696
• Equity at exit: $12,738

10-year hold

• IRR: 21.5%
• Equity multiple: 2.87×
• Total profit: $41,114
• Equity at exit: $8,576

Cash invested: $21,980 (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: 121
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,050 high
• Mortgage (P&I): −$412
• Tax from tax record: −$16 /mo · $198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $369

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 $583

Max offer price $78,500

Occupancy floor 60%

Sensitivity live

Price	-10% $413	-5% $391	+0% $369	+5% $346	+10% $324
Rent	-10% $286	-5% $327	+0% $369	+5% $410	+10% $452
Rate	-1.0pp $408	-0.5pp $389	base $369	+0.5pp $348	+1.0pp $328

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: $19,625
• Closing costs: $2,355
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	62d	1	0.02mi
115 College Park Cir North Little Rock, AR	1.0	1.0	646	$475	$0.74	62d	1	0.05mi
1904 Allen St Unit 2 North Little Rock, AR	1.0	1.0	600	$550	$0.92	139d	1	0.06mi
605 W 22nd St North Little Rock, AR	2.0	1.0	686	$695	$1.01	114d	1	0.22mi
1600 Chandler St North Little Rock, AR	1.0	1.0	472	$495	$1.05	62d	1	0.25mi
1504 Allen St Unit 4 North Little Rock, AR	1.0	1.0	650	$450	$0.69	5d	1	0.30mi
1504 Allen St Unit 5 North Little Rock, AR	1.0	1.0	575	$500	$0.87	139d	1	0.30mi
816 W 24th St North Little Rock, AR	2.0	1.0	684	$500	$0.73	62d	1	0.39mi
110 W 15th St North Little Rock, AR	1.0	1.0	500	$500	$1.00	62d	1	0.43mi
904 W 25th St Unit 2 North Little Rock, AR	1.0	1.0	558	$695	$1.25	2d	1	0.44mi
904 W 25th St Unit 3 North Little Rock, AR	1.0	1.0	548	$695	$1.27	6d	1	0.44mi
904 W 25th St Unit 3 North Little Rock, AR	1.0	1.0	548	$695	$1.27	4d	1	0.44mi
1905 N Magnolia St North Little Rock, AR	1.0	1.0	625	$595	$0.95	139d	1	0.45mi
1104 1/2 W 24th St North Little Rock, AR	1.0	1.0	594	$550	$0.93	6d	1	0.50mi
218 E 15th St North Little Rock, AR	2.0	1.0	750	$650	$0.87	6d	1	0.56mi
222 Curtis Sykes Dr North Little Rock, AR	2.0	1.0	750	$650	$0.87	3d	1	0.56mi
1213 W 25th St North Little Rock, AR	1.0	1.0	600	$650	$1.08	62d	1	0.60mi
1601 Rockwater Blvd North Little Rock, AR	1.0–2.0	1.0–2.0	830	$921	$1.11	0d	12	0.64mi
1908 Augusta St North Little Rock, AR	1.0	1.0	624	$595	$0.95	139d	1	0.68mi
1312 Frank St North Little Rock, AR	2.0	1.0	567	$725	$1.28	0d	1	0.71mi
1906 Flora St North Little Rock, AR	1.0	1.0	533	$675	$1.27	6d	1	0.74mi
1814 W Short 17th St North Little Rock, AR	1.0	1.0	660	$650	$0.98	6d	1	0.80mi
1227 W 10th St North Little Rock, AR	2.0	1.0	648	$650	$1.00	62d	1	0.81mi
916 N Poplar St Unit B North Little Rock, AR	1.0	1.0	432	$525	$1.22	119d	1	0.82mi
2002 W 16th St North Little Rock, AR	2.0	1.0	720	$595	$0.83	62d	1	0.92mi
2021a W Short 17th St North Little Rock, AR	2.0	1.0	672	$750	$1.12	139d	1	0.92mi
2021 W Short 17th St North Little Rock, AR	2.0	1.0	672	$525	$0.78	62d	1	0.92mi
3403 Ridge Rd North Little Rock, AR	2.0	1.0	714	$895	$1.25	139d	1	0.95mi
523 N Orange St North Little Rock, AR	1.0	1.0	600	$1,075	$1.79	139d	1	0.98mi
523 N Orange St North Little Rock, AR	1.0	1.0	600	$1,075	$1.79	114d	1	0.98mi
3418 Gum St North Little Rock, AR	1.0	1.0	600	$695	$1.16	119d	1	0.99mi
509 W 35th St North Little Rock, AR	2.0	1.0	740	$800	$1.08	139d	1	1.02mi
1201 W 4th St North Little Rock, AR	1.0	1.0	740	$1,250	$1.69	6d	1	1.07mi
3519 Pike Ave North Little Rock, AR	—	1.0	400	$525	$1.31	62d	1	1.11mi
3519 Pike Ave Unit B North Little Rock, AR	1.0	1.0	400	$525	$1.31	62d	1	1.11mi
111 E 4th St North Little Rock, AR	1.0–2.0	1.0–2.0	883	$999	$1.13	0d	5	1.13mi
804 W 37th St North Little Rock, AR	2.0	1.0	744	$850	$1.14	62d	1	1.14mi
1120 Rockwater Blvd North Little Rock, AR	2.0	1.0–2.0	955	$1,685	$1.76	139d	1	1.15mi
630 W Riverfront Dr North Little Rock, AR	1.0–2.0	1.0–2.0	983	$1,180	$1.20	0d	18	1.27mi
105 Delmar Ave North Little Rock, AR	2.0	1.0	650	$750	$1.15	110d	1	1.37mi

Listing history 50 events

1. 2026-09-24
   days on market $78,500 Active 255 DOM
2. 2026-09-23
   days on market $78,500 Active 254 DOM
3. 2026-09-22
   days on market $78,500 Active 253 DOM
4. 2026-09-21
   days on market $78,500 Active 252 DOM
5. 2026-09-20
   days on market $78,500 Active 251 DOM
6. 2026-09-19
   days on market $78,500 Active 250 DOM
7. 2026-09-18
   days on market $78,500 Active 249 DOM
8. 2026-09-17
   days on market $78,500 Active 248 DOM
9. 2026-09-16
   days on market $78,500 Active 247 DOM
10. 2026-09-15
    days on market $78,500 Active 246 DOM
11. 2026-09-14
    days on market $78,500 Active 245 DOM
12. 2026-09-13
    days on market $78,500 Active 244 DOM
13. 2026-09-12
    days on market $78,500 Active 243 DOM
14. 2026-09-11
    days on market $78,500 Active 242 DOM
15. 2026-09-05
    days on market $78,500 Active 236 DOM
16. 2026-09-04
    days on market $78,500 Active 235 DOM
17. 2026-09-03
    statusdays on market $78,500 Active 234 DOM
18. 2026-08-31
    days on market $78,500 Price Change 231 DOM
19. 2026-08-30
    days on market $78,500 Price Change 230 DOM
20. 2026-08-29
    days on market $78,500 Price Change 229 DOM
21. 2026-08-28
    pricestatusdays on market $78,500 Price Change 228 DOM
22. 2026-08-27
    days on market $81,500 Active 227 DOM
23. 2026-08-26
    days on market $81,500 Active 226 DOM
24. 2026-08-25
    days on market $81,500 Active 225 DOM
25. 2026-08-24
    days on market $81,500 Active 224 DOM
26. 2026-08-23
    days on market $81,500 Active 223 DOM
27. 2026-08-22
    days on market $81,500 Active 222 DOM
28. 2026-08-21
    days on market $81,500 Active 221 DOM
29. 2026-08-20
    days on market $81,500 Active 220 DOM
30. 2026-08-19
    days on market $81,500 Active 219 DOM
31. 2026-08-18
    days on market $81,500 Active 218 DOM
32. 2026-08-17
    days on market $81,500 Active 217 DOM
33. 2026-08-16
    days on market $81,500 Active 216 DOM
34. 2026-08-15
    days on market $81,500 Active 215 DOM
35. 2026-08-14
    days on market $81,500 Active 214 DOM
36. 2026-08-13
    days on market $81,500 Active 213 DOM
37. 2026-08-12
    days on market $81,500 Active 212 DOM
38. 2026-08-11
    days on market $81,500 Active 211 DOM
39. 2026-08-10
    days on market $81,500 Active 210 DOM
40. 2026-08-09
    days on market $81,500 Active 209 DOM
41. 2026-08-08
    days on market $81,500 Active 208 DOM
42. 2026-08-07
    days on market $81,500 Active 207 DOM
43. 2026-08-06
    days on market $81,500 Active 206 DOM
44. 2026-08-05
    days on market $81,500 Active 205 DOM
45. 2026-08-04
    days on market $81,500 Active 204 DOM
46. 2026-08-03
    days on market $81,500 Active 203 DOM
47. 2026-07-31
    days on market $81,500 Active 200 DOM
48. 2026-07-30
    days on market $81,500 Active 199 DOM
49. 2026-07-29
    days on market $81,500 Active 198 DOM
50. 2026-07-27
    days on market $81,500 Active 196 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: $502 · $42/mo
• Expected delta: +$305/yr (+$25/mo · 154.0%)

ⓘ 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 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: −$4,397
• − Property taxes: −$198
• − Insurance: −$392
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,284
• Taxable income: $3,313
• Est. tax owed @ 24.0%: −$795
• After-tax cash flow: $3,629/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

---

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: —
• 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

+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.