2101 Muldrow Dr · North Little Rock, AR 72117

$50,000

3 bd · 1.0 ba · 918 sqft · SingleFamily public records · 52 Days on market

Built 1957 6,969 sqft lot $54/sqft · 53% below area ↓ 4% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

One level home on a nice level lot. Home to be sold as is. Agents see confidential remarks for offer instructions.

Key facts

• 6,969 sq ft lot
• Built 1957
• Listed 52 days

Property features AI

Finance

• Financial info: Annual taxes documented ($388 for tax year 2026)

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Electric (Co-Op); Natural gas; Private telephone service
• Home design: Frame construction; Single-story (entry level not specified); Approximate living area recorded as 918
• Construction: Frame exterior; Crawl space foundation; Composition roof with 3-tab shingles; Built on a 0.16-acre lot (approx. 7,200 sq ft)
• Exterior features: Patio; Partially fenced yard with wood fence; Paved road access; Level lot in a subdivision

Interior

• Flooring: Tile; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling (electric); Central heat (gas)
• Interior features: Tile and luxury vinyl flooring; Sheetrock walls and sheetrock ceilings; Great Room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $77 ($929/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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: 78 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $346 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.07% ✓
• Cap rate: 18.39%
• Cash-on-cash: 43.20%
• DSCR: 2.92
• GRM: 4.0

CMA / ARV

• ARV (median comp): $107,079
• List price: $50,000
• Delta: -53.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5224 S Woodland Dr	0.27mi	3/1.0	918 (0%)	13mo	$75,000	$82	77
2107 Hunter Rd	0.12mi	3/1.0	852 (-7%)	17mo	$74,000	$87	68
4705 Goodwin Cir	0.34mi	3/1.0	1,002 (+9%)	7mo	$120,000	$120	63
111 Marvin St	0.55mi	2/1.0 (-1)	933 (+2%)	7mo	$95,000	$102	61
1100 Graham Ave	0.74mi	3/1.0	910 (-1%)	9mo	$78,000	$86	56
936 Roseclair	0.75mi	3/1.0	912 (-1%)	14mo	$120,000	$132	52
804 Water St	0.65mi	3/1.0	1,008 (+10%)	7mo	$84,000	$83	47
1804 Van St	0.29mi	3/2.0	1,032 (+12%)	22mo	$81,700	$79	44
309 Parkdale	0.61mi	3/1.0	1,040 (+13%)	10mo	$124,000	$119	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-2,910
• Equity at exit: $7,455

10-year hold

• IRR: 4.6%
• Equity multiple: 1.35×
• Total profit: $4,872
• Equity at exit: $4,323

Cash invested: $14,000 (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 72117

• Home prices YoY: -30.4%
• Active inventory: 78
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,037 high
• Mortgage (P&I): −$262
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $77

Break-even live

Break-even rent $939

Max offer price $50,000

Occupancy floor 88%

Sensitivity live

Price	-10% $106	-5% $92	+0% $77	+5% $63	+10% $49
Rent	-10% $-4	-5% $36	+0% $77	+5% $118	+10% $159
Rate	-1.0pp $103	-0.5pp $90	base $77	+0.5pp $64	+1.0pp $51

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2107 Muldrow Dr North Little Rock, AR	3.0	1.0	900	$1,015	$1.13	44d	1	0.04mi
817 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,195	$1.31	24d	1	0.81mi
908 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,300	$1.43	22d	1	0.82mi
5204 Alpha St North Little Rock, AR	3.0	1.0	753	$850	$1.13	44d	1	0.86mi
717 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,095	$1.20	44d	1	0.87mi
604 Ellen Dr North Little Rock, AR	4.0	2.0	1114	$1,550	$1.39	15d	1	0.93mi
515 Middle St North Little Rock, AR	2.0	1.0	894	$850	$0.95	15d	1	0.94mi
607 Prothro St North Little Rock, AR	2.0	1.0	779	$825	$1.06	44d	1	1.00mi
306 Boggs St North Little Rock, AR	2.0	1.0	1000	$850	$0.85	24d	1	1.02mi
4701 Atkins St North Little Rock, AR	2.0	1.0	892	$925	$1.04	20d	1	1.10mi
5900 McCain Park Pl North Little Rock, AR	1.0–3.0	1.0–2.0	879	$1,120	$1.27	15d	39	1.23mi
4912 School St North Little Rock, AR	3.0	1.0	1056	$950	$0.90	24d	1	1.30mi

Listing history 21 events

1. 2026-06-18
   days on market $50,000 Active 52 DOM
2. 2026-06-17
   days on market $50,000 Active 51 DOM
3. 2026-06-16
   days on market $50,000 Active 50 DOM
4. 2026-06-15
   days on market $50,000 Active 49 DOM
5. 2026-06-14
   days on market $50,000 Active 47 DOM
6. 2026-06-13
   days on market $50,000 Active 46 DOM
7. 2026-06-10
   days on market $50,000 Active 44 DOM
8. 2026-06-09
   days on market $50,000 Active 43 DOM
9. 2026-06-08
   days on market $50,000 Active 42 DOM
10. 2026-06-07
    statusdays on market $50,000 Active 41 DOM
11. 2026-06-05
    days on market $50,000 Price Change 38 DOM
12. 2026-06-03
    days on market $50,000 Price Change 37 DOM
13. 2026-06-02
    days on market $50,000 Price Change 36 DOM
14. 2026-06-01
    days on market $50,000 Price Change 35 DOM
15. 2026-05-31
    days on market $50,000 Price Change 34 DOM
16. 2026-05-31
    pricestatusdays on market $50,000 Price Change 33 DOM
17. 2026-04-27
    listed $55,000 New Listing 114-char remark
18. 2026-04-03
    historical
19. 2026-03-03
    price $45,000
20. 2026-02-11
    listed $50,000 New Listing
21. 2006-03-20
    soldstatus $52,000

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $387 · $32/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 5/10 Major FEMA zone AE · 27% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,445
• − Mortgage interest: −$2,801
• − Property taxes: −$387
• − Insurance: −$5,368
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$1,455
• Taxable income: $443
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $823/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
• City population: 55,470
• Population (ZIP): 14,339

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 Black (63%)
• Race & ethnicity: Black 63% White 24% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -53.78%
• Current HPI: 123.3727
• 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

-3.8% since first listed

6 events — show timeline

• 2026-05-29 Price Changed $50,000 CARMLS
• 2026-04-27 Listed $55,000 CARMLS
• 2026-04-03 Listing Removed — CARMLS
• 2026-03-03 Price Changed $45,000 CARMLS
• 2026-02-11 Listed $50,000 CARMLS
• 2006-03-20 Sold (Public Records) $52,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $387 · +10.6% YoY. Source: county tax records.