60 Oakview Dr · North Little Rock, AR 72118

$80,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 219 Days on market

Built 1967 6,098 sqft lot $88/sqft · 26% below area Est $109k · 26% 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 +8.3/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home on a spacious corner lot! This cozy 912 sq. ft. property offers a functional layout with plenty of natural light throughout. The fully fenced yard provides privacy and space for outdoor activities, pets, or gardening. Conveniently located near Camp Robinson Army Base, shopping, and dining, this home is perfect for first-time buyers, downsizers, or investors looking for a great opportunity in North Little Rock. Don’t miss your chance to make this affordable home your own! Property is being sold as is. Agents see the remarks.

Key facts

• Natural light
• Fully fenced yard
• Corner lot

Tags

• CORNER LOT
• FULLY FENCED YARD
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.5%/yr); 105 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $553 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 (-3.0% appreciation + 5.5% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 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 1967 — 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: 1.33% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.20%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (median comp): $108,571
• List price: $80,000
• Delta: -26.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Oakview Dr	0.15mi	3/1.0	910 (-0%)	11mo	$65,000	$71	84
205 Wisteria Dr	0.42mi	3/1.0	900 (-1%)	5mo	$62,000	$69	74
6016 Hacienda Dr	0.47mi	3/1.0	910 (-0%)	14mo	$100,000	$110	66
5311 Wood St	0.66mi	3/1.0	888 (-3%)	1mo	$100,225	$113	64
5416 Allen St	0.60mi	3/1.0	930 (+2%)	13mo	$45,000	$48	58
5613 Allen St	0.52mi	3/1.0	945 (+4%)	14mo	$80,000	$85	58
5701 Meadowbrook Ln	0.43mi	3/1.5	1,032 (+13%)	1mo	$100,200	$97	55
5512 Maple St	0.50mi	2/1.0 (-1)	876 (-4%)	13mo	$95,000	$108	54
5901 Hacienda Dr	0.51mi	3/1.0	1,044 (+14%)	1mo	$136,000	$130	51
706 W 56th St	0.56mi	3/1.0	1,038 (+14%)	3mo	$95,000	$92	48
704 W 56th St	0.56mi	3/1.0	1,006 (+10%)	11mo	$107,000	$106	48
5321 Marion St	0.74mi	3/1.0	840 (-8%)	8mo	$93,000	$111	46

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: 11.2%
• Equity multiple: 1.45×
• Total profit: $10,192
• Equity at exit: $11,928

10-year hold

• IRR: 22.0%
• Equity multiple: 3.09×
• Total profit: $46,899
• Equity at exit: $6,917

Cash invested: $22,400 (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: 105
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,066 high
• Mortgage (P&I): −$420
• Tax from tax record: −$68 /mo · $815/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $321

Break-even live

Break-even rent $659

Max offer price $80,000

Occupancy floor 65%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Oakview Dr North Little Rock, AR	3.0	1.0	884	$995	$1.13	43d	1	0.06mi
58 Somerset Dr North Little Rock, AR	3.0	1.0	910	$1,150	$1.26	43d	1	0.09mi
405 Paula Dr North Little Rock, AR	3.0	1.0	962	$1,095	$1.14	43d	1	0.18mi
5732 Camp Robinson Rd Unit 4 North Little Rock, AR	2.0	1.5	1100	$800	$0.73	43d	1	0.23mi
5732 Camp Robinson Rd Apt 5 North Little Rock, AR	2.0	1.5	1100	$775	$0.70	43d	1	0.24mi
5703 Del Prado St North Little Rock, AR	3.0	1.5	1050	$1,395	$1.33	23d	1	0.49mi
5413 N Main St North Little Rock, AR	3.0	1.0	1107	$1,075	$0.97	43d	1	0.53mi
5804 Foxboro Dr North Little Rock, AR	3.0	2.0	1071	$1,200	$1.12	23d	1	0.58mi
711 W 54th St North Little Rock, AR	2.0	1.5	936	$925	$0.99	43d	1	0.64mi
109 Farmere Cir North Little Rock, AR	3.0	1.0	1051	$1,190	$1.13	43d	1	0.68mi
5218 Nelbrook Dr North Little Rock, AR	3.0	1.0	954	$1,080	$1.13	23d	1	0.87mi
4922 E Willow St Unit A North Little Rock, AR	2.0	1.0	670	$803	$1.20	14d	1	0.87mi
4912 Gum St North Little Rock, AR	2.0	2.0	888	$875	$0.99	23d	1	0.92mi
5555 Springvale Rd Unit 5561 North Little Rock, AR	2.0	2.0	1100	$975	$0.89	23d	1	1.00mi
4748 Ridge Rd North Little Rock, AR	2.0	1.0	869	$1,125	$1.29	14d	1	1.04mi
4926 Francis St Unit B North Little Rock, AR	2.0	1.0	900	$700	$0.78	23d	1	1.08mi
4901 Hickory Ave Unit B North Little Rock, AR	2.0	1.0	900	$825	$0.92	43d	1	1.17mi
4815 Hickory Ave North Little Rock, AR	2.0	1.5	900	$775	$0.86	43d	1	1.21mi
4805 Hickory Ave North Little Rock, AR	2.0	1.0	900	$850	$0.94	14d	1	1.22mi
4805 Hickory Ave Apt 3 North Little Rock, AR	2.0	1.0	900	$850	$0.94	43d	1	1.22mi
4907 Augusta Cir North Little Rock, AR	1.0–2.0	1.0–1.5	747	$835	$1.12	14d	12	1.26mi
600 W M St Unit 3 North Little Rock, AR	2.0	1.0	650	$550	$0.85	43d	1	1.29mi
604 W M Ave Unit 101 North Little Rock, AR	2.0	1.0	660	$575	$0.87	23d	1	1.29mi
1707 Arrowhead Rd North Little Rock, AR	1.0–2.0	1.0–1.5	656	$865	$1.32	14d	15	1.33mi
114 Rim Rock Pl Unit D North Little Rock, AR	2.0	1.5	1100	$795	$0.72	43d	1	1.33mi
2214 Coors Dr North Little Rock, AR	3.0	2.0	1096	$1,050	$0.96	23d	1	1.34mi
402 W K St North Little Rock, AR	2.0	1.0	825	$750	$0.91	43d	1	1.37mi
4017 Mellene Dr North Little Rock, AR	3.0	1.0	1094	$1,150	$1.05	43d	1	1.38mi
325 W I Ave North Little Rock, AR	2.0	1.0	1100	$1,300	$1.18	14d	1	1.44mi
319 W I Ave North Little Rock, AR	2.0	1.0	720	$825	$1.15	43d	1	1.44mi
4000 Emerson Dr North Little Rock, AR	3.0	2.0	1046	$1,195	$1.14	18d	1	1.44mi
2508 W 58th St North Little Rock, AR	2.0	1.0	1048	$825	$0.79	43d	1	1.47mi

Listing history 13 events

1. 2026-05-31
   status $80,000 Under Contract 219 DOM
2. 2026-05-18
   status Under Contract 567-char remark

   Show marketing remark (567 chars)

   Charming 3-bedroom, 1-bath home on a spacious corner lot! This cozy 912 sq. ft. property offers a functional layout with plenty of natural light throughout. The fully fenced yard provides privacy and space for outdoor activities, pets, or gardening. Conveniently located near Camp Robinson Army Base, shopping, and dining, this home is perfect for first-time buyers, downsizers, or investors looking for a great opportunity in North Little Rock. Don’t miss your chance to make this affordable home your own! Property is being sold as is. Agents see the remarks.

3. 2026-05-02
   price $88,000 567-char remark

   Show marketing remark (567 chars)

   Charming 3-bedroom, 1-bath home on a spacious corner lot! This cozy 912 sq. ft. property offers a functional layout with plenty of natural light throughout. The fully fenced yard provides privacy and space for outdoor activities, pets, or gardening. Conveniently located near Camp Robinson Army Base, shopping, and dining, this home is perfect for first-time buyers, downsizers, or investors looking for a great opportunity in North Little Rock. Don’t miss your chance to make this affordable home your own! Property is being sold as is. Agents see the remarks.

4. 2026-03-30
   price $95,000 567-char remark

   Show marketing remark (567 chars)

   Charming 3-bedroom, 1-bath home on a spacious corner lot! This cozy 912 sq. ft. property offers a functional layout with plenty of natural light throughout. The fully fenced yard provides privacy and space for outdoor activities, pets, or gardening. Conveniently located near Camp Robinson Army Base, shopping, and dining, this home is perfect for first-time buyers, downsizers, or investors looking for a great opportunity in North Little Rock. Don’t miss your chance to make this affordable home your own! Property is being sold as is. Agents see the remarks.

5. 2026-03-15
   status Back on Market 567-char remark

   Show marketing remark (567 chars)

   Charming 3-bedroom, 1-bath home on a spacious corner lot! This cozy 912 sq. ft. property offers a functional layout with plenty of natural light throughout. The fully fenced yard provides privacy and space for outdoor activities, pets, or gardening. Conveniently located near Camp Robinson Army Base, shopping, and dining, this home is perfect for first-time buyers, downsizers, or investors looking for a great opportunity in North Little Rock. Don’t miss your chance to make this affordable home your own! Property is being sold as is. Agents see the remarks.

6. 2026-03-03
   status Under Contract 567-char remark

   Show marketing remark (567 chars)

   Charming 3-bedroom, 1-bath home on a spacious corner lot! This cozy 912 sq. ft. property offers a functional layout with plenty of natural light throughout. The fully fenced yard provides privacy and space for outdoor activities, pets, or gardening. Conveniently located near Camp Robinson Army Base, shopping, and dining, this home is perfect for first-time buyers, downsizers, or investors looking for a great opportunity in North Little Rock. Don’t miss your chance to make this affordable home your own! Property is being sold as is. Agents see the remarks.

7. 2026-01-25
   price $100,000 567-char remark

   Show marketing remark (567 chars)

   Charming 3-bedroom, 1-bath home on a spacious corner lot! This cozy 912 sq. ft. property offers a functional layout with plenty of natural light throughout. The fully fenced yard provides privacy and space for outdoor activities, pets, or gardening. Conveniently located near Camp Robinson Army Base, shopping, and dining, this home is perfect for first-time buyers, downsizers, or investors looking for a great opportunity in North Little Rock. Don’t miss your chance to make this affordable home your own! Property is being sold as is. Agents see the remarks.

8. 2026-01-24
   price $104,999 567-char remark

   Show marketing remark (567 chars)

   Charming 3-bedroom, 1-bath home on a spacious corner lot! This cozy 912 sq. ft. property offers a functional layout with plenty of natural light throughout. The fully fenced yard provides privacy and space for outdoor activities, pets, or gardening. Conveniently located near Camp Robinson Army Base, shopping, and dining, this home is perfect for first-time buyers, downsizers, or investors looking for a great opportunity in North Little Rock. Don’t miss your chance to make this affordable home your own! Property is being sold as is. Agents see the remarks.

9. 2025-12-03
   price $105,000 567-char remark

   Show marketing remark (567 chars)

   Charming 3-bedroom, 1-bath home on a spacious corner lot! This cozy 912 sq. ft. property offers a functional layout with plenty of natural light throughout. The fully fenced yard provides privacy and space for outdoor activities, pets, or gardening. Conveniently located near Camp Robinson Army Base, shopping, and dining, this home is perfect for first-time buyers, downsizers, or investors looking for a great opportunity in North Little Rock. Don’t miss your chance to make this affordable home your own! Property is being sold as is. Agents see the remarks.

10. 2025-11-18
    price $109,900 567-char remark

    Show marketing remark (567 chars)

    Charming 3-bedroom, 1-bath home on a spacious corner lot! This cozy 912 sq. ft. property offers a functional layout with plenty of natural light throughout. The fully fenced yard provides privacy and space for outdoor activities, pets, or gardening. Conveniently located near Camp Robinson Army Base, shopping, and dining, this home is perfect for first-time buyers, downsizers, or investors looking for a great opportunity in North Little Rock. Don’t miss your chance to make this affordable home your own! Property is being sold as is. Agents see the remarks.

11. 2025-10-16
    price $115,000 567-char remark

    Show marketing remark (567 chars)

    Charming 3-bedroom, 1-bath home on a spacious corner lot! This cozy 912 sq. ft. property offers a functional layout with plenty of natural light throughout. The fully fenced yard provides privacy and space for outdoor activities, pets, or gardening. Conveniently located near Camp Robinson Army Base, shopping, and dining, this home is perfect for first-time buyers, downsizers, or investors looking for a great opportunity in North Little Rock. Don’t miss your chance to make this affordable home your own! Property is being sold as is. Agents see the remarks.

12. 2025-10-07
    listed $120,000 New Listing 567-char remark

    Show marketing remark (567 chars)

    Charming 3-bedroom, 1-bath home on a spacious corner lot! This cozy 912 sq. ft. property offers a functional layout with plenty of natural light throughout. The fully fenced yard provides privacy and space for outdoor activities, pets, or gardening. Conveniently located near Camp Robinson Army Base, shopping, and dining, this home is perfect for first-time buyers, downsizers, or investors looking for a great opportunity in North Little Rock. Don’t miss your chance to make this affordable home your own! Property is being sold as is. Agents see the remarks.

13. 2005-03-17
    soldstatus $69,000

ⓘ 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: $815 · $68/mo
• Projected year-2 tax: $815 · $68/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 ≥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: $12,786
• − Mortgage interest: −$4,481
• − Property taxes: −$815
• − Insurance: −$400
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$2,327
• Taxable income: $2,717
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $3,200/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 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

+27.5% since first listed

12 events — show timeline

• 2026-05-18 Pending — CARMLS
• 2026-05-02 Price Changed $88,000 CARMLS
• 2026-03-30 Price Changed $95,000 CARMLS
• 2026-03-15 Relisted — CARMLS
• 2026-03-03 Pending — CARMLS
• 2026-01-25 Price Changed $100,000 CARMLS
• 2026-01-24 Price Changed $104,999 CARMLS
• 2025-12-03 Price Changed $105,000 CARMLS
• 2025-11-18 Price Changed $109,900 CARMLS
• 2025-10-16 Price Changed $115,000 CARMLS
• 2025-10-07 Listed $120,000 CARMLS
• 2005-03-17 Sold (Public Records) $69,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $815 · +7.7% YoY. Source: county tax records.