1410 W 11th St · North Little Rock, AR 72114

$38,900

4 bd · 2.0 ba · 1,407 sqft · SingleFamily public records · 617 Days on market

Built 1920 6,969 sqft lot $28/sqft · 67% below area

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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
• 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

GREAT POTENTIAL! This 4-bedroom, 2-bath home offers excellent rental or resale possibilities in a convenient location. With some TLC, this property can be transformed into a fantastic family home or a high-demand rental. Spacious bedrooms and a functional layout provide flexibility for living or entertaining. Sold as-is, this property is perfect for investors or buyers looking to put their personal touch on a home. No seller property disclosure. Buyers should verify and calculate lot size using their own measurements. Don’t miss this chance to secure a property with strong upside potential!

Key facts

• Detached
• 6,969 sq ft lot
• Built 1920

Tags

• DETACHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.0% 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: Boone Park Elementary School (math 12% / reading 12%, grade F, #419 of 454 statewide, top 93%, 414 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 (+3.1%/yr); 67 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• At $1,362/mo this rent would consume 54% 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 $269 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 617 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $8k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $34,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 617 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.50% ✓
• Cap rate: 27.98%
• Cash-on-cash: 77.47%
• DSCR: 4.45
• GRM: 2.4

CMA / ARV

• ARV (median comp): $117,041
• List price: $38,900
• Delta: -66.76%
• 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
1711 W Long 17th St	0.44mi	3/2.0 (-1)	1,368 (-3%)	4mo	$219,900	$161	67
1402 W 11th St	0.01mi	3/2.0 (-1)	1,250 (-11%)	13mo	$180,000	$144	65
1239 W 8th St	0.20mi	4/1.0	1,574 (+12%)	10mo	$90,000	$57	59
2019 W Short 17th St	0.57mi	3/2.0 (-1)	1,470 (+4%)	6mo	$135,000	$92	56
1623 Marion St	0.62mi	3/2.0 (-1)	1,339 (-5%)	6mo	$153,000	$114	53
1423 W 12th St	0.09mi	3/1.5 (-1)	1,204 (-14%)	16mo	$120,000	$100	51
1812 W Long 17th St	0.44mi	3/1.0 (-1)	1,284 (-9%)	6mo	$34,000	$26	51
1519 Schaer St	0.50mi	3/1.0 (-1)	1,535 (+9%)	5mo	$20,000	$13	48
1408 W 18th St	0.54mi	3/2.0 (-1)	1,290 (-8%)	13mo	$150,000	$116	45
1620 Chandler St	0.68mi	3/2.0 (-1)	1,516 (+8%)	10mo	$65,000	$43	42
2008 W 16th St	0.43mi	3/2.0 (-1)	1,250 (-11%)	21mo	$176,000	$141	39
1700 Schaer	0.61mi	3/2.0 (-1)	1,216 (-14%)	7mo	$135,000	$111	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 77.9%
• Equity multiple: 4.60×
• Total profit: $39,238
• Equity at exit: $6,312

10-year hold

• IRR: 81.4%
• Equity multiple: 9.57×
• Total profit: $93,381
• Equity at exit: $4,250

Cash invested: $10,892 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$204
• Tax from tax record: −$153 /mo · $1,832/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $703

Break-even live

Break-even rent $472

Max offer price $38,900

Occupancy floor 43%

Sensitivity live

Price	-10% $834	-5% $714	+0% $703	+5% $692	+10% $681
Rent	-10% $596	-5% $649	+0% $703	+5% $757	+10% $811
Rate	-1.0pp $723	-0.5pp $713	base $703	+0.5pp $693	+1.0pp $683

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: $9,725
• Closing costs: $1,167
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1236 W 10th St North Little Rock, AR	3.0	1.0	1185	$795	$0.67	45d	1	0.13mi
1111 Parker St North Little Rock, AR	3.0	2.5	1719	$1,800	$1.05	23d	1	0.17mi
1519 W 15th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	45d	1	0.28mi
1603 W Long 17th St Unit B North Little Rock, AR	3.0	1.0	1036	$650	$0.63	45d	1	0.40mi
2021 W Long 17th St North Little Rock, AR	3.0	1.0	1268	$895	$0.71	45d	1	0.51mi
823 W 20th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	25d	1	0.75mi
134 Melrose Cir North Little Rock, AR	3.0	2.0	1322	$1,750	$1.32	23d	1	0.78mi
600 W 18th St North Little Rock, AR	3.0	1.0	1157	$895	$0.77	16d	1	0.78mi
2316 Parker St North Little Rock, AR	4.0	1.0	1146	$1,195	$1.04	25d	1	0.88mi
1524 Orange St North Little Rock, AR	3.0	2.0	1350	$1,000	$0.74	25d	1	0.88mi
1100 W 24th St North Little Rock, AR	3.0	1.0	1036	$1,295	$1.25	21d	1	0.90mi
301 W 5th St North Little Rock, AR	3.0	2.0	1742	$1,995	$1.15	25d	1	0.91mi
1920 N Poplar St North Little Rock, AR	4.0	2.0	1422	$1,595	$1.12	16d	1	1.19mi
1600 N Olive St North Little Rock, AR	3.0	1.0	1100	$900	$0.82	45d	1	1.21mi
5 Cliffwood Cir North Little Rock, AR	3.0	2.0	1662	$1,195	$0.72	25d	1	1.24mi
306 S Schiller St Little Rock, AR	3.0	2.0	1037	$1,795	$1.73	45d	1	1.34mi
324 S Schiller St Little Rock, AR	3.0	2.0	1352	$1,995	$1.48	25d	1	1.35mi
212 Rice St Little Rock, AR	3.0	2.0	1442	$1,795	$1.24	21d	1	1.44mi
605 W Scenic Dr North Little Rock, AR	3.0	2.0	1040	$1,050	$1.01	45d	1	1.45mi
2200 Riverfront Dr Little Rock, AR	1.0–3.0	1.0–2.0	1000	$2,190	$2.19	16d	10	1.45mi
106 Fountain Ave Little Rock, AR	3.0	2.0	1600	$1,600	$1.00	45d	1	1.47mi

Listing history 7 events

1. 2024-12-10
   price $38,900 603-char remark

   Show marketing remark (603 chars)

   GREAT POTENTIAL! This 4-bedroom, 2-bath home offers excellent rental or resale possibilities in a convenient location. With some TLC, this property can be transformed into a fantastic family home or a high-demand rental. Spacious bedrooms and a functional layout provide flexibility for living or entertaining. Sold as-is, this property is perfect for investors or buyers looking to put their personal touch on a home. No seller property disclosure. Buyers should verify and calculate lot size using their own measurements. Don’t miss this chance to secure a property with strong upside potential!

2. 2024-10-12
   price $39,900 603-char remark

   Show marketing remark (603 chars)

   GREAT POTENTIAL! This 4-bedroom, 2-bath home offers excellent rental or resale possibilities in a convenient location. With some TLC, this property can be transformed into a fantastic family home or a high-demand rental. Spacious bedrooms and a functional layout provide flexibility for living or entertaining. Sold as-is, this property is perfect for investors or buyers looking to put their personal touch on a home. No seller property disclosure. Buyers should verify and calculate lot size using their own measurements. Don’t miss this chance to secure a property with strong upside potential!

3. 2024-09-13
   listed $47,000 New Listing 603-char remark

   Show marketing remark (603 chars)

   GREAT POTENTIAL! This 4-bedroom, 2-bath home offers excellent rental or resale possibilities in a convenient location. With some TLC, this property can be transformed into a fantastic family home or a high-demand rental. Spacious bedrooms and a functional layout provide flexibility for living or entertaining. Sold as-is, this property is perfect for investors or buyers looking to put their personal touch on a home. No seller property disclosure. Buyers should verify and calculate lot size using their own measurements. Don’t miss this chance to secure a property with strong upside potential!

4. 2023-03-22
   soldstatus $873,000
5. 2015-09-24
   soldstatus $595,500
6. 2015-03-11
   historical
7. 2014-07-02
   listed $37,950

ⓘ 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: $1,832 · $153/mo
• Projected year-2 tax: $1,832 · $153/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 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: $16,345
• − Mortgage interest: −$2,179
• − Property taxes: −$1,832
• − Insurance: −$194
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$1,132
• Taxable income: $8,392
• Est. tax owed @ 24.0%: −$2,014
• After-tax cash flow: $6,424/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

+2.5% since first listed

7 events — show timeline

• 2024-12-10 Price Changed $38,900 CARMLS
• 2024-10-12 Price Changed $39,900 CARMLS
• 2024-09-13 Listed $47,000 CARMLS
• 2023-03-22 Sold (Public Records) $873,000 Public Records
• 2015-09-24 Sold (Public Records) $595,500 Public Records
• 2015-03-11 Listing Removed — CARMLS
• 2014-07-02 Listed $37,950 CARMLS

Property tax history

+14.8%/yr

Latest (2025): $1,832 · +207.2% YoY. Source: county tax records.