500 Nan Cir · Little Rock, AR 72211

$190,000

4 bd · 3.0 ba · 2,994 sqft · SingleFamily public records · 132 Days on market

Built 1975 0.25 ac lot $63/sqft · 45% below area Est $251k · 24% under

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Why this score? — see what drove the C 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.1/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted throughout, this stunning corner-lot home features a bright, open floor plan designed for modern living. Expansive windows and an immaculate balcony wrap the exterior, filling the space with natural light. Enjoy an incredibly convenient location close to shopping, dining, and local amenities, all in a move-in-ready home that blends comfort and style effortlessly.

Key facts

• Open floor plan
• Move-in-ready
• Expansive windows

Tags

• CORNER-LOT
• OPEN FLOOR PLAN
• EXPANSIVE WINDOWS
• IMMACULATE BALCONY
• CONVENIENT LOCATION
• MOVE-IN-READY

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.1% in 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 (#22 in AR) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• Little Rock School District (urban): math 23% / reading 26% proficiency, ranked #183 of 238 in AR (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.5%/yr); 87 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1975 — 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. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (median comp): $251,234
• List price: $190,000
• Delta: -24.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Kings Ct	0.42mi	4/3.0	2,870 (-4%)	1mo	$297,000	$103	73
5 Jamestown Ct	0.42mi	4/2.5	2,842 (-5%)	11mo	$273,500	$96	61
14 Birchwood Cir	0.39mi	5/3.0 (+1)	3,354 (+12%)	2mo	$300,000	$89	55
14 Heritage Ct	0.52mi	4/2.5	2,623 (-12%)	1mo	$322,000	$123	53
1300 Kings Mountain Dr	0.52mi	4/2.5	2,598 (-13%)	18mo	$279,900	$108	36
11908 St Charles Blvd	0.74mi	3/2.5 (-1)	2,600 (-13%)	12mo	$315,000	$121	27

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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-11,125
• Equity at exit: $28,330

10-year hold

• IRR: 6.9%
• Equity multiple: 1.57×
• Total profit: $30,466
• Equity at exit: $16,428

Cash invested: $53,200 (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 72211

• Rents YoY: 5.5%
• Active inventory: 87
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$996
• Tax from tax record: −$203 /mo · $2,436/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $232

Break-even live

Break-even rent $1,618

Max offer price $190,000

Occupancy floor 83%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1203 Wild Turkey Ct Little Rock, AR	4.0	2.0	1985	$1,950	$0.98	23d	1	0.43mi
11417 Birchwood Dr Little Rock, AR	3.0	2.0	2000	$1,700	$0.85	23d	1	0.51mi
1816 Breckenridge Dr Little Rock, AR	4.0	2.0	2300	$2,225	$0.97	23d	1	1.21mi
10006 Charterhouse Rd Little Rock, AR	3.0	2.5	2125	$1,700	$0.80	23d	1	1.28mi
76 Kingspark Rd Little Rock, AR	4.0	3.0	2359	$2,750	$1.17	23d	1	1.40mi
8 Lisa Ct Little Rock, AR	4.0	2.0	2072	$1,995	$0.96	23d	1	1.44mi

Listing history 29 events

1. 2026-06-18
   days on market $190,000 Active 132 DOM
2. 2026-06-17
   days on market $190,000 Active 131 DOM
3. 2026-06-16
   days on market $190,000 Active 130 DOM
4. 2026-06-15
   days on market $190,000 Active 129 DOM
5. 2026-06-14
   days on market $190,000 Active 127 DOM
6. 2026-06-13
   days on market $190,000 Active 126 DOM
7. 2026-06-10
   days on market $190,000 Active 124 DOM
8. 2026-06-09
   days on market $190,000 Active 123 DOM
9. 2026-06-08
   statusdays on market $190,000 Active 122 DOM
10. 2026-06-05
    days on market $190,000 Price Change 118 DOM
11. 2026-06-03
    days on market $190,000 Price Change 117 DOM
12. 2026-06-02
    days on market $190,000 Price Change 116 DOM
13. 2026-06-01
    days on market $190,000 Price Change 115 DOM
14. 2026-05-31
    days on market $190,000 Price Change 114 DOM
15. 2026-05-31
    days on market $190,000 Price Change 113 DOM
16. 2026-02-07
    listed $200,000 New Listing 381-char remark

    Show marketing remark (381 chars)

    Freshly painted throughout, this stunning corner-lot home features a bright, open floor plan designed for modern living. Expansive windows and an immaculate balcony wrap the exterior, filling the space with natural light. Enjoy an incredibly convenient location close to shopping, dining, and local amenities, all in a move-in-ready home that blends comfort and style effortlessly.

17. 2025-12-09
    listed $2,100
18. 2025-12-09
    historical $2,100
19. 2025-12-09
    listed $2,100
20. 2025-08-09
    historical $2,100
21. 2025-07-22
    listed $2,100
22. 2025-07-22
    historical $2,100
23. 2025-07-19
    listed $2,100
24. 2022-11-04
    soldstatus $174,500
25. 2022-11-02
    soldstatus $174,500 Sold 492-char remark

    Show marketing remark (492 chars)

    Make this home your own. This 4 bedroom 3 full bath house offers tons of possibilities for a large family. Three bedrooms and two full baths up. A very large primary w/ full bath, a craft space and access to the patio downstairs. Also downstairs is a large bonus room that maybe a man cave , movie room, or 5th bedroom. Refrigerator, washer & dryer remains with the property. Kitchen was updated with new countertops and cabinetry in 2018. New roof in 2020. Please see agent remarks. ..

26. 2022-10-28
    status Under Contract 492-char remark

    Show marketing remark (492 chars)

    Make this home your own. This 4 bedroom 3 full bath house offers tons of possibilities for a large family. Three bedrooms and two full baths up. A very large primary w/ full bath, a craft space and access to the patio downstairs. Also downstairs is a large bonus room that maybe a man cave , movie room, or 5th bedroom. Refrigerator, washer & dryer remains with the property. Kitchen was updated with new countertops and cabinetry in 2018. New roof in 2020. Please see agent remarks. ..

27. 2022-10-07
    historical Take Backups 492-char remark

    Show marketing remark (492 chars)

    Make this home your own. This 4 bedroom 3 full bath house offers tons of possibilities for a large family. Three bedrooms and two full baths up. A very large primary w/ full bath, a craft space and access to the patio downstairs. Also downstairs is a large bonus room that maybe a man cave , movie room, or 5th bedroom. Refrigerator, washer & dryer remains with the property. Kitchen was updated with new countertops and cabinetry in 2018. New roof in 2020. Please see agent remarks. ..

28. 2022-09-11
    listed $189,000 New Listing 492-char remark

    Show marketing remark (492 chars)

    Make this home your own. This 4 bedroom 3 full bath house offers tons of possibilities for a large family. Three bedrooms and two full baths up. A very large primary w/ full bath, a craft space and access to the patio downstairs. Also downstairs is a large bonus room that maybe a man cave , movie room, or 5th bedroom. Refrigerator, washer & dryer remains with the property. Kitchen was updated with new countertops and cabinetry in 2018. New roof in 2020. Please see agent remarks. ..

29. 1998-09-08
    soldstatus $100,614

ⓘ 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: $2,436 · $203/mo
• Projected year-2 tax: $2,436 · $203/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,943
• − Mortgage interest: −$10,643
• − Property taxes: −$2,436
• − Insurance: −$950
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$5,527
• Taxable loss: −$284
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $2,850/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: Little Rock School District
• NCES district ID: 0509000
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $43,346
• Composite: 21.0/100
• National rank: #8457
• State rank: #183 of 238 in AR

Livability — Little Rock

• Score: 73/100
• State rank: #22
• US rank: #5295

Category grades

Amenities C+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Little Rock, AR
• County: Pulaski County · 372,764 people
• City population: 218,896
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 22,335
• Household income: $83,134
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 1062.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Asian 8% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 4% Chinese 3% Other Indo-European 3%

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: ▼ -122.88%
• Current HPI: 186.3947
• Rent YoY: ▲ 5.48%
• 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

+98.8% since first listed

14 events — show timeline

• 2026-02-07 Listed $200,000 CARMLS
• 2025-12-09 Listed for Rent $2,100 CARMLS
• 2025-12-09 Rental Removed $2,100 RainyRealty
• 2025-12-09 Listed for Rent $2,100 RainyRealty
• 2025-08-09 Rental Removed $2,100 CARMLS
• 2025-07-22 Listed for Rent $2,100 CARMLS
• 2025-07-22 Rental Removed $2,100 RainyRealty
• 2025-07-19 Listed for Rent $2,100 RainyRealty
• 2022-11-04 Sold (Public Records) $174,500 Public Records
• 2022-11-02 Sold (MLS) $174,500 CARMLS
• 2022-10-28 Pending — CARMLS
• 2022-10-07 Contingent — CARMLS
• 2022-09-11 Listed $189,000 CARMLS
• 1998-09-08 Sold (Public Records) $100,614 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,436 · +0.0% YoY. Source: county tax records.