122 & 124 College Park Cir · North Little Rock, AR 72114

$87,500

6 bd · 2.0 ba · 1,528 sqft · Other public records · 333 Days on market

Built 1952 4,791 sqft lot $57/sqft · 20% below area Est $110k · 20% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Appreciation +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Duplex with 2 bed 1 bath on one side and 1 bed 1 bath on the other! Both sides currently rented. Cash flowing investment! 122 is rented for $495 with the lease set to expire 7/31/26, and then 124 is rented for $600 set to expire 6/16

Key facts

• 4,791 sq ft lot
• Built 1952
• Listed 333 days

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath other listed at $88k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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: Rents rising (+3.1%/yr); 67 active listings in the ZIP; lower-income renter base — watch delinquency; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• At $1,641/mo this rent would consume 65% of the median local household income ($30k/yr) (locally 995% 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 (-2.7%/yr); year-one equity from $605 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 (-2.7% appreciation + 3.1% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 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 1952 — 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: 1.88% ✓
• Cap rate: 16.93%
• Cash-on-cash: 37.98%
• DSCR: 2.69
• GRM: 4.4

CMA / ARV

• ARV (median comp): $110,000
• List price: $87,500
• Delta: -20.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-2.7% appreciation · 3.14% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 2.49×
• Total profit: $36,495
• Equity at exit: $14,198

10-year hold

• IRR: 41.2%
• Equity multiple: 4.97×
• Total profit: $97,146
• Equity at exit: $9,559

Cash invested: $24,500 (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 72114

• Home prices YoY: -2.2%
• Rents YoY: 3.1%
• Active inventory: 67
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,641 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $775

Break-even live

Break-even rent $660

Max offer price $87,500

Occupancy floor 48%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $87,500 Active 333 DOM
2. 2026-06-17
   days on market $87,500 Active 332 DOM
3. 2026-06-16
   days on market $87,500 Active 331 DOM
4. 2026-06-15
   days on market $87,500 Active 330 DOM
5. 2026-06-14
   days on market $87,500 Active 328 DOM
6. 2026-06-13
   days on market $87,500 Active 327 DOM
7. 2026-06-10
   days on market $87,500 Active 325 DOM
8. 2026-06-09
   days on market $87,500 Active 324 DOM
9. 2026-06-08
   days on market $87,500 Active 323 DOM
10. 2026-06-07
    days on market $87,500 Active 322 DOM
11. 2026-06-05
    days on market $87,500 Active 319 DOM
12. 2026-06-03
    days on market $87,500 Active 318 DOM
13. 2026-06-02
    days on market $87,500 Active 317 DOM
14. 2026-06-01
    days on market $87,500 Active 316 DOM
15. 2026-05-31
    days on market $87,500 Active 315 DOM
16. 2026-05-31
    days on market $87,500 Active 314 DOM
17. 2026-05-07
    price $87,500 234-char remark

    Show marketing remark (234 chars)

    Duplex with 2 bed 1 bath on one side and 1 bed 1 bath on the other! Both sides currently rented. Cash flowing investment! 122 is rented for $495 with the lease set to expire 7/31/26, and then 124 is rented for $600 set to expire 6/16

18. 2026-03-09
    price $89,500 234-char remark

    Show marketing remark (234 chars)

    Duplex with 2 bed 1 bath on one side and 1 bed 1 bath on the other! Both sides currently rented. Cash flowing investment! 122 is rented for $495 with the lease set to expire 7/31/26, and then 124 is rented for $600 set to expire 6/16

19. 2026-03-08
    historical
20. 2026-02-27
    listed $89,500 New Listing
21. 2025-11-19
    price $92,500 234-char remark

    Show marketing remark (234 chars)

    Duplex with 2 bed 1 bath on one side and 1 bed 1 bath on the other! Both sides currently rented. Cash flowing investment! 122 is rented for $495 with the lease set to expire 7/31/26, and then 124 is rented for $600 set to expire 6/16

22. 2025-07-20
    listed $93,500 New Listing 234-char remark

    Show marketing remark (234 chars)

    Duplex with 2 bed 1 bath on one side and 1 bed 1 bath on the other! Both sides currently rented. Cash flowing investment! 122 is rented for $495 with the lease set to expire 7/31/26, and then 124 is rented for $600 set to expire 6/16

23. 2023-08-21
    soldstatus $320,000
24. 2023-06-22
    status Under Contract
25. 2023-06-21
    historical
26. 2023-06-20
    listed $99,900 New Listing
27. 2022-11-15
    historical
28. 2011-06-23
    soldstatus $32,000

ⓘ 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: $309 · $26/mo
• Projected year-2 tax: $560 · $47/mo
• Expected delta: +$251/yr (+$21/mo · 81.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 51% 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: $19,694
• − Mortgage interest: −$4,901
• − Property taxes: −$309
• − Insurance: −$438
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$2,545
• Taxable income: $8,349
• Est. tax owed @ 24.0%: −$2,004
• After-tax cash flow: $7,301/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): 10,093
• Household income: $30,175
• Rent vs Own: 75.2% rent · 24.8% own
• Severe rent burden: 995.0

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: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 23% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 0%

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: ▼ -2.70%
• Current HPI: 121.4243
• Rent YoY: ▲ 3.14%
• 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

+173.4% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $87,500 CARMLS
• 2026-03-09 Price Changed $89,500 CARMLS
• 2026-03-08 Listing Removed — CARMLS
• 2026-02-27 Listed $89,500 CARMLS
• 2025-11-19 Price Changed $92,500 CARMLS
• 2025-07-20 Listed $93,500 CARMLS
• 2023-08-21 Sold (Public Records) $320,000 Public Records
• 2023-06-22 Pending — CARMLS
• 2023-06-21 Listing Removed — CARMLS
• 2023-06-20 Listed $99,900 CARMLS
• 2022-11-15 Rental Removed — RENT.
• 2011-06-23 Sold (Public Records) $32,000 Public Records

Property tax history

-6.0%/yr

Latest (2025): $309 · +6.0% YoY. Source: county tax records.