5901 Hacienda Dr · North Little Rock, AR 72118

$140,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 51 Days on market

Built 1966 7,840 sqft lot Est $111k · 27% over

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Why this score? — see what drove the D- 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 +15.0/30.0
• DSCR +4.6/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner of Camp Robinson Road and Tanglewood Dr dead end onto Hacienda Dr feature this cute two bedrooms one bath bungalow. Separate laundry room off the kitchen and separate dining area are the extra feature of this home. HUD case # 031-357707 sold "AS IS". Log on www. hudhomestore.com to submit offers and www. chronossolutions.com for management information.

Key facts

• Wood flooring
• New gutters
• Updated home

Tags

• UPDATED HOME
• WOOD FLOORING
• NEW ROOF
• NEW GUTTERS
• NEW OUTLETS
• NEW BLINDS

Property features AI

Finance

• Financial info: Financing options: VA, FHA, Conventional, or Cash
• HOA & community: No fee area amenities

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas; Cable TV, antenna, and satellite TV available; Insulated windows and doors
• Home design: Brick and frame combination exterior; Inside city limits; Subdivision: TANGLEWOOD
• Construction: Crawl space foundation; Composition roof with 3-tab shingles
• Exterior features: Deck; Partially fenced yard; Chain link fencing; Guttering; Paved road access; Level lot in subdivision; Lot approximately 128 x 68 (0.18 acre)

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Disposal; Ice maker connection
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Washer connection; Dryer connections (gas and electric); Gas water heater; Window treatments; Ceiling fans; Ceramic tile kitchen countertops; Sheetrock and paneling walls/ceilings
• Laundry & utility: Laundry room; Washer connection; Dryer connections (gas and electric)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $44 ($523/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (14.6% below list).
• Recommended offer: $120k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.0% 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: Indian Hills Elementary School (math 31% / reading 29%, grade F, #304 of 454 statewide, top 67%, 429 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: Rents rising fast (+5.5%/yr); 106 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 51 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $42k; list at $140k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $119,603 (14.6% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $110,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5901 Hacienda Dr	0.00mi	3/1.0	1,044 (0%)	1mo	$136,000	$130	99
5701 Meadowbrook Ln	0.24mi	3/1.5	1,032 (-1%)	1mo	$100,200	$97	84
203 Wisteria Dr	0.42mi	3/1.0	1,113 (+7%)	9mo	$95,000	$85	62
501 Melanie Dr	0.55mi	3/1.5	1,142 (+9%)	0mo	$135,000	$118	56
5311 Wood St	0.46mi	3/1.0	888 (-15%)	1mo	$100,225	$113	53
205 Wisteria Dr	0.43mi	3/1.0	900 (-14%)	5mo	$62,000	$69	53
516 Paula Dr	0.61mi	3/1.5	1,168 (+12%)	1mo	$95,000	$81	49
5517 Granby Rd	0.70mi	3/2.0	1,132 (+8%)	2mo	$119,500	$106	47
30 Oakview Dr	0.57mi	3/1.0	910 (-13%)	11mo	$65,000	$71	43
5424 Maple	0.47mi	2/1.0 (-1)	1,192 (+14%)	8mo	$110,000	$92	42
6 Oakview Dr	0.46mi	3/2.0	1,196 (+15%)	12mo	$130,000	$109	41
46 Oakview Dr	0.56mi	4/1.0 (+1)	1,196 (+15%)	9mo	$139,000	$116	37

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 · 5.47% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.57×
• Total profit: $-16,889
• Equity at exit: $20,874

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $1,921
• Equity at exit: $12,105

Cash invested: $39,200 (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 72118

• Home prices YoY: -17.9%
• Rents YoY: 5.5%
• Active inventory: 106
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$734
• Tax from tax record: −$109 /mo · $1,306/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $44

Break-even live

Break-even rent $1,141

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $123	-5% $83	+0% $44	+5% $4	+10% $-36
Rent	-10% $-51	-5% $-4	+0% $44	+5% $91	+10% $138
Rate	-1.0pp $114	-0.5pp $79	base $44	+0.5pp $7	+1.0pp $-30

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5703 Del Prado St North Little Rock, AR	3.0	1.5	1050	$1,395	$1.33	25d	1	0.14mi
508 Westfield Dr North Little Rock, AR	4.0	2.0	1434	$1,595	$1.11	23d	1	0.19mi
5732 Camp Robinson Rd Apt 5 North Little Rock, AR	2.0	1.5	1100	$775	$0.70	45d	1	0.29mi
5732 Camp Robinson Rd Unit 4 North Little Rock, AR	2.0	1.5	1100	$800	$0.73	45d	1	0.31mi
1 Oakview Dr North Little Rock, AR	4.0	1.0	1196	$1,275	$1.07	45d	1	0.43mi
5 Oakview Dr North Little Rock, AR	3.0	1.0	884	$995	$1.13	45d	1	0.45mi
58 Somerset Dr North Little Rock, AR	3.0	1.0	910	$1,150	$1.26	45d	1	0.48mi
31 Perin Rd North Little Rock, AR	3.0	1.5	1170	$1,103	$0.94	45d	1	0.49mi
5413 N Main St North Little Rock, AR	3.0	1.0	1107	$1,075	$0.97	45d	1	0.49mi
5555 Springvale Rd Unit 5561 North Little Rock, AR	2.0	2.0	1100	$975	$0.89	25d	1	0.51mi
405 Paula Dr North Little Rock, AR	3.0	1.0	962	$1,095	$1.14	45d	1	0.54mi
109 Farmere Cir North Little Rock, AR	3.0	1.0	1051	$1,190	$1.13	45d	1	0.64mi
5612 Crescent Dr North Little Rock, AR	3.0	2.0	1275	$1,150	$0.90	21d	1	0.70mi
4901 Hickory Ave Unit B North Little Rock, AR	2.0	1.0	900	$825	$0.92	45d	1	0.74mi
4815 Hickory Ave North Little Rock, AR	2.0	1.5	900	$775	$0.86	45d	1	0.78mi
4805 Hickory Ave North Little Rock, AR	2.0	1.0	900	$850	$0.94	16d	1	0.80mi
4805 Hickory Ave Apt 3 North Little Rock, AR	2.0	1.0	900	$850	$0.94	45d	1	0.80mi
4748 Ridge Rd North Little Rock, AR	2.0	1.0	869	$1,125	$1.29	16d	1	0.81mi
407 W 51st St North Little Rock, AR	3.0	2.0	1368	$1,300	$0.95	45d	1	0.84mi
711 W 54th St North Little Rock, AR	2.0	1.5	936	$925	$0.99	45d	1	0.87mi
4912 Gum St North Little Rock, AR	2.0	2.0	888	$875	$0.99	25d	1	0.96mi
5804 Foxboro Dr North Little Rock, AR	3.0	2.0	1071	$1,200	$1.12	25d	1	0.98mi
114 Rim Rock Pl Unit D North Little Rock, AR	2.0	1.5	1100	$795	$0.72	45d	1	1.05mi
5423 Pike Ave North Little Rock, AR	3.0	2.0	1296	$1,100	$0.85	25d	1	1.05mi
7014 Ponderosa Dr North Little Rock, AR	3.0	2.0	1394	$1,545	$1.11	25d	1	1.05mi
5 Foxboro Ct North Little Rock, AR	3.0	2.0	1270	$1,350	$1.06	45d	1	1.06mi
5219 Pike Ave North Little Rock, AR	3.0	1.0	1189	$1,195	$1.01	25d	1	1.08mi
1816 Osage Dr North Little Rock, AR	3.0	1.5	1396	$2,800	$2.01	45d	1	1.12mi
1822 McCain Blvd North Little Rock, AR	3.0	2.0	1429	$1,595	$1.12	45d	1	1.13mi
5218 Nelbrook Dr North Little Rock, AR	3.0	1.0	954	$1,080	$1.13	25d	1	1.15mi
402 W K St North Little Rock, AR	2.0	1.0	825	$750	$0.91	45d	1	1.16mi
319 W I Ave North Little Rock, AR	2.0	1.0	720	$825	$1.15	45d	1	1.22mi
325 W I Ave North Little Rock, AR	2.0	1.0	1100	$1,300	$1.18	16d	1	1.22mi
4017 Mellene Dr North Little Rock, AR	3.0	1.0	1094	$1,150	$1.05	45d	1	1.32mi
4926 Francis St Unit B North Little Rock, AR	2.0	1.0	900	$700	$0.78	25d	1	1.32mi
4207 Lochridge Rd North Little Rock, AR	3.0	1.5	1297	$1,500	$1.16	45d	1	1.33mi
4000 Emerson Dr North Little Rock, AR	3.0	2.0	1046	$1,195	$1.14	21d	1	1.35mi
4801 N Hills Blvd North Little Rock, AR	1.0–3.0	1.0–2.0	977	$1,500	$1.53	16d	5	1.38mi
2400 McCain Blvd North Little Rock, AR	3.0	1.0–2.0	785	$1,239	$1.58	16d	23	1.44mi
3737 Lakeshore Dr North Little Rock, AR	3.0	1.5	1308	$2,200	$1.68	45d	1	1.48mi

Listing history 11 events

1. 2026-05-06
   status Under Contract
2. 2026-04-23
   historical Take Backups
3. 2026-04-15
   status Back on Market
4. 2026-04-14
   status Under Contract
5. 2026-04-07
   historical Take Backups
6. 2026-03-15
   listed $140,000 New Listing
7. 2016-10-26
   soldstatus $42,000 Sold 371-char remark

   Show marketing remark (371 chars)

   Corner of Camp Robinson Road and Tanglewood Dr dead end onto Hacienda Dr feature this cute two bedrooms one bath bungalow. Separate laundry room off the kitchen and separate dining area are the extra feature of this home. HUD case # 031-357707 sold "AS IS". Log on www. hudhomestore.com to submit offers and www. chronossolutions.com for management information.

8. 2016-10-05
   status Under Contract 371-char remark

   Show marketing remark (371 chars)

   Corner of Camp Robinson Road and Tanglewood Dr dead end onto Hacienda Dr feature this cute two bedrooms one bath bungalow. Separate laundry room off the kitchen and separate dining area are the extra feature of this home. HUD case # 031-357707 sold "AS IS". Log on www. hudhomestore.com to submit offers and www. chronossolutions.com for management information.

9. 2016-09-23
   listed $43,000 New Listing 371-char remark

   Show marketing remark (371 chars)

   Corner of Camp Robinson Road and Tanglewood Dr dead end onto Hacienda Dr feature this cute two bedrooms one bath bungalow. Separate laundry room off the kitchen and separate dining area are the extra feature of this home. HUD case # 031-357707 sold "AS IS". Log on www. hudhomestore.com to submit offers and www. chronossolutions.com for management information.

10. 2005-03-25
    soldstatus $79,000
11. 2002-11-07
    soldstatus $7,917

ⓘ 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: $1,306 · $109/mo
• Projected year-2 tax: $1,306 · $109/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°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: $14,352
• − Mortgage interest: −$7,842
• − Property taxes: −$1,306
• − Insurance: −$700
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$4,073
• Taxable loss: −$1,864
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $970/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): 22,913
• Household income: $49,559
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1149.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 42% White 42% Hispanic / Latino 11% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -39.32%
• Current HPI: 180.6901
• Rent YoY: ▲ 5.47%
• 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

+1668.3% since first listed

11 events — show timeline

• 2026-05-06 Pending — CARMLS
• 2026-04-23 Contingent — CARMLS
• 2026-04-15 Relisted — CARMLS
• 2026-04-14 Pending — CARMLS
• 2026-04-07 Contingent — CARMLS
• 2026-03-15 Listed $140,000 CARMLS
• 2016-10-26 Sold (MLS) $42,000 CARMLS
• 2016-10-05 Pending — CARMLS
• 2016-09-23 Listed $43,000 CARMLS
• 2005-03-25 Sold (Public Records) $79,000 Public Records
• 2002-11-07 Sold (Public Records) $7,917 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,306 · +14.2% YoY. Source: county tax records.