22 Nob Hill Cv · Little Rock, AR 72205

$274,000

5 bd · 3.0 ba · 2,790 sqft · SingleFamily public records · 231 Days on market

Built 1960 9,583 sqft lot $98/sqft · 18% below area Est $333k · 18% 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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

An absolute GEM in the heart of the city ! Great curb appeal sitting high above others, welcoming front porch leads into large foyer then split level with spacious family room, huge windows with great natural lighting. Dining room and eat in kitchen with breakfast bar. Primary suite has lots of room and second bedroom up as well. Downstairs three bedrooms and laundry room can be used for so many things. Big fenced in backyard with seclusion, two car garage and outdoor storage building. Come see it and fall in love ! * Agents see confidential remarks *

Key facts

• Natural lighting
• Huge windows
• Large foyer

Tags

• WELCOMING FRONT PORCH
• LARGE FOYER
• SPACIOUS FAMILY ROOM
• HUGE WINDOWS
• NATURAL LIGHTING
• DINING ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/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 $264k (3.6% below list).
• Recommended offer: $241k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 (+2.4%/yr); 116 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $2,642/mo this rent would consume 46% of the median local household income ($68k/yr) (locally 1073% 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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 231 days — a 12% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $25k (8%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 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 1960 — 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: 0.96% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (median comp): $333,366
• List price: $274,000
• Delta: -17.81%
• 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
8306 Louwanda Dr	0.21mi	4/3.0 (-1)	2,835 (+2%)	7mo	$385,000	$136	77
5 Thad Ln	0.37mi	4/3.0 (-1)	2,662 (-5%)	6mo	$359,000	$135	65
820 Gillette Dr	0.34mi	5/3.0	3,107 (+11%)	3mo	$325,000	$105	62
9 Brookfield Cv	0.13mi	4/3.0 (-1)	2,426 (-13%)	7mo	$340,000	$140	62
7510 Briarwood Dr	0.49mi	4/3.0 (-1)	2,956 (+6%)	1mo	$245,000	$83	61
31 Flintwood Dr	0.64mi	5/3.0	2,925 (+5%)	4mo	$365,000	$125	58
808 Gillette Dr	0.32mi	4/2.5 (-1)	2,377 (-15%)	0mo	$355,000	$149	53
1404 Biscayne Dr	0.61mi	4/2.5 (-1)	2,909 (+4%)	7mo	$368,000	$127	52
705 Legato Dr	0.67mi	4/2.5 (-1)	2,860 (+2%)	7mo	$270,000	$94	52
621 Mcadoo St	0.67mi	4/3.0 (-1)	2,629 (-6%)	5mo	$290,000	$110	50
8 Evergreen Ct	0.59mi	4/3.0 (-1)	3,026 (+8%)	7mo	$360,000	$119	47
405 N Mcadoo St	0.66mi	4/3.5 (-1)	2,522 (-10%)	4mo	$285,000	$113	43

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 · 2.4% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.62×
• Total profit: $-29,377
• Equity at exit: $40,854

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-10,628
• Equity at exit: $23,691

Cash invested: $76,720 (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 72205

• Rents YoY: 2.4%
• Active inventory: 116
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,642 medium
• Mortgage (P&I): −$1,437
• Tax from tax record: −$276 /mo · $3,307/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $261

Break-even live

Break-even rent $2,312

Max offer price $274,000

Occupancy floor 85%

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: $68,500
• Closing costs: $8,220
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7902 Harmon Dr Little Rock, AR	4.0	3.0	2500	$2,320	$0.93	44d	1	0.79mi
323 Auburn Dr Little Rock, AR	4.0	2.0	2469	$1,750	$0.71	14d	1	0.90mi
9 Oak Glen Ln Little Rock, AR	4.0	3.0	2780	$4,500	$1.62	44d	1	0.98mi

Listing history 43 events

1. 2026-06-18
   days on market $274,000 Active 231 DOM
2. 2026-06-17
   days on market $274,000 Active 230 DOM
3. 2026-06-16
   days on market $274,000 Active 229 DOM
4. 2026-06-15
   days on market $274,000 Active 228 DOM
5. 2026-06-14
   days on market $274,000 Active 226 DOM
6. 2026-06-13
   days on market $274,000 Active 225 DOM
7. 2026-06-10
   days on market $274,000 Active 223 DOM
8. 2026-06-09
   days on market $274,000 Active 222 DOM
9. 2026-06-08
   days on market $274,000 Active 221 DOM
10. 2026-06-05
    days on market $274,000 Active 217 DOM
11. 2026-06-03
    days on market $274,000 Active 216 DOM
12. 2026-06-02
    days on market $274,000 Active 215 DOM
13. 2026-06-01
    days on market $274,000 Active 214 DOM
14. 2026-05-31
    days on market $274,000 Active 213 DOM
15. 2026-05-31
    days on market $274,000 Active 212 DOM
16. 2026-04-07
    price $274,000 560-char remark

    Show marketing remark (560 chars)

    An absolute GEM in the heart of the city ! Great curb appeal sitting high above others, welcoming front porch leads into large foyer then split level with spacious family room, huge windows with great natural lighting. Dining room and eat in kitchen with breakfast bar. Primary suite has lots of room and second bedroom up as well. Downstairs three bedrooms and laundry room can be used for so many things. Big fenced in backyard with seclusion, two car garage and outdoor storage building. Come see it and fall in love ! * Agents see confidential remarks *

17. 2026-04-07
    status Price Change 560-char remark

    Show marketing remark (560 chars)

    An absolute GEM in the heart of the city ! Great curb appeal sitting high above others, welcoming front porch leads into large foyer then split level with spacious family room, huge windows with great natural lighting. Dining room and eat in kitchen with breakfast bar. Primary suite has lots of room and second bedroom up as well. Downstairs three bedrooms and laundry room can be used for so many things. Big fenced in backyard with seclusion, two car garage and outdoor storage building. Come see it and fall in love ! * Agents see confidential remarks *

18. 2026-04-01
    historical 560-char remark

    Show marketing remark (560 chars)

    An absolute GEM in the heart of the city ! Great curb appeal sitting high above others, welcoming front porch leads into large foyer then split level with spacious family room, huge windows with great natural lighting. Dining room and eat in kitchen with breakfast bar. Primary suite has lots of room and second bedroom up as well. Downstairs three bedrooms and laundry room can be used for so many things. Big fenced in backyard with seclusion, two car garage and outdoor storage building. Come see it and fall in love ! * Agents see confidential remarks *

19. 2026-03-24
    price $279,000 560-char remark

    Show marketing remark (560 chars)

    An absolute GEM in the heart of the city ! Great curb appeal sitting high above others, welcoming front porch leads into large foyer then split level with spacious family room, huge windows with great natural lighting. Dining room and eat in kitchen with breakfast bar. Primary suite has lots of room and second bedroom up as well. Downstairs three bedrooms and laundry room can be used for so many things. Big fenced in backyard with seclusion, two car garage and outdoor storage building. Come see it and fall in love ! * Agents see confidential remarks *

20. 2026-02-11
    price $285,000 560-char remark

    Show marketing remark (560 chars)

    An absolute GEM in the heart of the city ! Great curb appeal sitting high above others, welcoming front porch leads into large foyer then split level with spacious family room, huge windows with great natural lighting. Dining room and eat in kitchen with breakfast bar. Primary suite has lots of room and second bedroom up as well. Downstairs three bedrooms and laundry room can be used for so many things. Big fenced in backyard with seclusion, two car garage and outdoor storage building. Come see it and fall in love ! * Agents see confidential remarks *

21. 2026-02-02
    status Back on Market 560-char remark

    Show marketing remark (560 chars)

    An absolute GEM in the heart of the city ! Great curb appeal sitting high above others, welcoming front porch leads into large foyer then split level with spacious family room, huge windows with great natural lighting. Dining room and eat in kitchen with breakfast bar. Primary suite has lots of room and second bedroom up as well. Downstairs three bedrooms and laundry room can be used for so many things. Big fenced in backyard with seclusion, two car garage and outdoor storage building. Come see it and fall in love ! * Agents see confidential remarks *

22. 2026-01-01
    historical 560-char remark

    Show marketing remark (560 chars)

    An absolute GEM in the heart of the city ! Great curb appeal sitting high above others, welcoming front porch leads into large foyer then split level with spacious family room, huge windows with great natural lighting. Dining room and eat in kitchen with breakfast bar. Primary suite has lots of room and second bedroom up as well. Downstairs three bedrooms and laundry room can be used for so many things. Big fenced in backyard with seclusion, two car garage and outdoor storage building. Come see it and fall in love ! * Agents see confidential remarks *

23. 2025-10-07
    price $294,000 560-char remark

    Show marketing remark (560 chars)

    An absolute GEM in the heart of the city ! Great curb appeal sitting high above others, welcoming front porch leads into large foyer then split level with spacious family room, huge windows with great natural lighting. Dining room and eat in kitchen with breakfast bar. Primary suite has lots of room and second bedroom up as well. Downstairs three bedrooms and laundry room can be used for so many things. Big fenced in backyard with seclusion, two car garage and outdoor storage building. Come see it and fall in love ! * Agents see confidential remarks *

24. 2025-09-22
    listed $299,000 New Listing 560-char remark

    Show marketing remark (560 chars)

    An absolute GEM in the heart of the city ! Great curb appeal sitting high above others, welcoming front porch leads into large foyer then split level with spacious family room, huge windows with great natural lighting. Dining room and eat in kitchen with breakfast bar. Primary suite has lots of room and second bedroom up as well. Downstairs three bedrooms and laundry room can be used for so many things. Big fenced in backyard with seclusion, two car garage and outdoor storage building. Come see it and fall in love ! * Agents see confidential remarks *

25. 2025-08-26
    historical
26. 2025-08-13
    price $300,000
27. 2025-06-12
    listed $314,900 New Listing
28. 2024-05-17
    historical
29. 2024-01-30
    listed $329,500 New Listing
30. 2024-01-27
    historical
31. 2024-01-27
    price $332,500
32. 2023-12-12
    price $336,900
33. 2023-12-06
    status Back on Market
34. 2023-12-06
    historical
35. 2023-10-04
    price $339,900
36. 2023-09-06
    listed $349,900 New Listing
37. 2021-12-02
    soldstatus $319,000
38. 2021-11-23
    status Under Contract
39. 2021-11-19
    soldstatus $319,000 Sold
40. 2021-10-19
    historical Take Backups
41. 2021-10-11
    listed $319,000 New Listing
42. 2003-08-19
    soldstatus $161,000
43. 2001-11-19
    soldstatus $176,890

ⓘ 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: $3,307 · $276/mo
• Projected year-2 tax: $3,307 · $276/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 6/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $31,708
• − Mortgage interest: −$15,348
• − Property taxes: −$3,307
• − Insurance: −$1,370
• − Repairs & maintenance: −$2,537
• − Management: −$2,537
• − Depreciation: −$7,971
• Taxable loss: −$1,362
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $3,456/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): 23,043
• Household income: $68,415
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1073.0

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 26% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Tagalog/Filipino 1% Other Indo-European 1%

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: ▼ -243.61%
• Current HPI: 215.0083
• Rent YoY: ▲ 2.40%
• 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

+54.9% since first listed

28 events — show timeline

• 2026-04-07 Price Changed $274,000 CARMLS
• 2026-04-07 Relisted — CARMLS
• 2026-04-01 Listing Removed — CARMLS
• 2026-03-24 Price Changed $279,000 CARMLS
• 2026-02-11 Price Changed $285,000 CARMLS
• 2026-02-02 Relisted — CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-10-07 Price Changed $294,000 CARMLS
• 2025-09-22 Listed $299,000 CARMLS
• 2025-08-26 Listing Removed — CARMLS
• 2025-08-13 Price Changed $300,000 CARMLS
• 2025-06-12 Listed $314,900 CARMLS
• 2024-05-17 Listing Removed — CARMLS
• 2024-01-30 Listed $329,500 CARMLS
• 2024-01-27 Listing Removed — CARMLS
• 2024-01-27 Price Changed $332,500 CARMLS
• 2023-12-12 Price Changed $336,900 CARMLS
• 2023-12-06 Relisted — CARMLS
• 2023-12-06 Listing Removed — CARMLS
• 2023-10-04 Price Changed $339,900 CARMLS
• 2023-09-06 Listed $349,900 CARMLS
• 2021-12-02 Sold (Public Records) $319,000 Public Records
• 2021-11-23 Pending — CARMLS
• 2021-11-19 Sold (MLS) $319,000 CARMLS
• 2021-10-19 Contingent — CARMLS
• 2021-10-11 Listed $319,000 CARMLS
• 2003-08-19 Sold (Public Records) $161,000 Public Records
• 2001-11-19 Sold (Public Records) $176,890 Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,307 · +0.0% YoY. Source: county tax records.