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

$84,000

4 bd · 2.0 ba · 1,144 sqft · Other public records · 157 Days on market

Built 1950 6,098 sqft lot $73/sqft · 23% below area Est $110k · 24% 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 +9.7/10.0
• 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

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

🏷️ Possibly a rental listed for sale. The $84,000 price doesn't fit this home's estimated sale value (~$110,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $84k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 18 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 $581 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 + 3.1% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $73,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1950 — 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: 1.47% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.64%
• DSCR: 2.10
• GRM: 5.7

CMA / ARV

• ARV (median comp): $110,000
• List price: $84,000
• Delta: -23.64%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.8%
• Equity multiple: 1.78×
• Total profit: $18,328
• Equity at exit: $13,631

10-year hold

• IRR: 26.8%
• Equity multiple: 3.42×
• Total profit: $57,034
• Equity at exit: $9,177

Cash invested: $23,520 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$441
• Tax from tax record: −$16 /mo · $198/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $483

Break-even live

Break-even rent $623

Max offer price $84,000

Occupancy floor 56%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	0.07mi
823 W 20th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	23d	1	0.25mi
1524 Orange St North Little Rock, AR	3.0	2.0	1350	$1,000	$0.74	23d	1	0.33mi
1920 N Poplar St North Little Rock, AR	4.0	2.0	1422	$1,595	$1.12	14d	1	0.42mi
1100 W 24th St North Little Rock, AR	3.0	1.0	1036	$1,295	$1.25	18d	1	0.49mi
2316 Parker St North Little Rock, AR	4.0	1.0	1146	$1,195	$1.04	23d	1	0.52mi
1600 N Olive St North Little Rock, AR	3.0	1.0	1100	$900	$0.82	43d	1	0.60mi
1603 W Long 17th St Unit B North Little Rock, AR	3.0	1.0	1036	$650	$0.63	43d	1	0.67mi
1519 W 15th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	43d	1	0.67mi
134 Melrose Cir North Little Rock, AR	3.0	2.0	1322	$1,750	$1.32	21d	1	0.71mi
1236 W 10th St North Little Rock, AR	3.0	1.0	1185	$795	$0.67	43d	1	0.85mi
407 W 33rd St North Little Rock, AR	3.0	2.0	1472	$1,025	$0.70	43d	1	0.89mi
2021 W Long 17th St North Little Rock, AR	3.0	1.0	1268	$895	$0.71	43d	1	0.94mi
117 Link Rd North Little Rock, AR	3.0	2.0	1407	$1,600	$1.14	43d	1	1.01mi
3619 Sycamore St Unit B North Little Rock, AR	3.0	2.0	1220	$975	$0.80	14d	1	1.11mi
4000 Emerson Dr North Little Rock, AR	3.0	2.0	1046	$1,195	$1.14	18d	1	1.33mi
605 W Scenic Dr North Little Rock, AR	3.0	2.0	1040	$1,050	$1.01	43d	1	1.37mi
4017 Mellene Dr North Little Rock, AR	3.0	1.0	1094	$1,150	$1.05	43d	1	1.39mi

Listing history 32 events

1. 2026-06-18
   days on market $84,000 Active 157 DOM
2. 2026-06-17
   days on market $84,000 Active 156 DOM
3. 2026-06-16
   days on market $84,000 Active 155 DOM
4. 2026-06-15
   days on market $84,000 Active 154 DOM
5. 2026-06-14
   days on market $84,000 Active 152 DOM
6. 2026-06-13
   days on market $84,000 Active 151 DOM
7. 2026-06-10
   days on market $84,000 Active 149 DOM
8. 2026-06-09
   days on market $84,000 Active 148 DOM
9. 2026-06-08
   days on market $84,000 Active 147 DOM
10. 2026-06-07
    days on market $84,000 Active 146 DOM
11. 2026-06-05
    days on market $84,000 Active 143 DOM
12. 2026-06-03
    days on market $84,000 Active 142 DOM
13. 2026-06-02
    days on market $84,000 Active 141 DOM
14. 2026-06-01
    days on market $84,000 Active 140 DOM
15. 2026-05-31
    days on market $84,000 Active 139 DOM
16. 2026-05-31
    days on market $84,000 Active 138 DOM
17. 2026-05-07
    price $84,000 220-char remark

    Show marketing remark (220 chars)

    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!

18. 2026-03-09
    price $86,000 220-char remark

    Show marketing remark (220 chars)

    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!

19. 2026-03-08
    historical
20. 2026-02-27
    listed $86,000 New Listing
21. 2026-01-13
    listed $88,000 New Listing 220-char remark

    Show marketing remark (220 chars)

    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!

22. 2024-05-24
    historical $450
23. 2024-04-23
    listed $450
24. 2024-02-15
    historical $495
25. 2024-02-07
    price $495
26. 2023-12-21
    price $545
27. 2023-12-20
    listed $575
28. 2023-08-21
    soldstatus $320,000
29. 2023-06-22
    status Under Contract
30. 2023-06-21
    historical
31. 2023-06-20
    listed $99,900 New Listing
32. 2011-06-23
    soldstatus $32,000

ⓘ 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: $198 · $16/mo
• Projected year-2 tax: $538 · $45/mo
• Expected delta: +$340/yr (+$28/mo · 171.8%)

ⓘ 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: $14,810
• − Mortgage interest: −$4,705
• − Property taxes: −$198
• − Insurance: −$420
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,444
• Taxable income: $4,673
• Est. tax owed @ 24.0%: −$1,122
• After-tax cash flow: $4,674/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

+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.