2614 Lincoln Ave · North Little Rock, AR 72114

$43,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 134 Days on market

Built 1920 1.25 ac lot $32/sqft · 47% below area Est $81k · 47% under ↓ 22% since listing

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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

This is a Great Investment Opportunity! Large residential lot, 1.25 +/- acreage. It is zoned for Residential and Multi-Family! Build a new Home or Duplex/Triplex on this property or possibly renovate existing house. Or both! There is enough space on this acreage to build multiple housing units. The existing house needs a lot of work to Renovate. No utilities are on and will not be turned on, due to the shape the house is in. This property is being sold "as is". No repairs. Agents, see Agent Remarks. New Survey shows 1.25 +/- acres. SF is approximate.

Key facts

• Build new home
• Build triplex
• Build duplex

Tags

• LARGE RESIDENTIAL LOT
• ZONED FOR RESIDENTIAL
• ZONED FOR MULTI-FAMILY
• BUILD NEW HOME
• BUILD DUPLEX
• BUILD TRIPLEX

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.7% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,232/mo this rent would consume 49% 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 $297 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y ago; this cycle's ask has dropped $22k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $43k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $37,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.87% ✓
• Cap rate: 25.73%
• Cash-on-cash: 69.41%
• DSCR: 4.09
• GRM: 2.9

CMA / ARV

• ARV (median comp): $81,234
• List price: $43,000
• Delta: -47.07%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2614 Lincoln Ave	0.00mi	3/2.0	1,350 (0%)	1mo	$40,000	$30	95
1705 E 2nd St	0.64mi	3/2.0	1,363 (+1%)	6mo	$224,000	$164	60
2200 E Washington Ave	0.31mi	3/2.0	1,250 (-7%)	21mo	$176,000	$141	52

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: 62.3%
• Equity multiple: 3.82×
• Total profit: $33,909
• Equity at exit: $6,978

10-year hold

• IRR: 66.6%
• Equity multiple: 7.86×
• Total profit: $82,558
• Equity at exit: $4,698

Cash invested: $12,040 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$225
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$18
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $630

Break-even live

Break-even rent $435

Max offer price $43,000

Occupancy floor 44%

Sensitivity live

Price	-10% $654	-5% $642	+0% $630	+5% $618	+10% $606
Rent	-10% $533	-5% $581	+0% $630	+5% $679	+10% $727
Rate	-1.0pp $652	-0.5pp $641	base $630	+0.5pp $619	+1.0pp $608

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Crockett St North Little Rock, AR	2.0	1.0	1100	$850	$0.77	44d	1	0.44mi
814 N G St North Little Rock, AR	3.0	2.0	1280	$1,100	$0.86	24d	1	0.91mi
4716 School St North Little Rock, AR	3.0	1.0	1347	$1,150	$0.85	44d	1	1.37mi
4007 Rogers St North Little Rock, AR	4.0	2.0	1157	$1,595	$1.38	44d	1	1.42mi
4701 Atkins St North Little Rock, AR	2.0	1.0	892	$925	$1.04	19d	1	1.44mi
4820 Haywood St North Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	15d	1	1.49mi
4912 School St North Little Rock, AR	3.0	1.0	1056	$950	$0.90	24d	1	1.49mi
4911 School St North Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	15d	1	1.50mi

Listing history 31 events

1. 2026-05-07
   historical Take Backups 568-char remark

   Show marketing remark (568 chars)

   This is a Great Investment Opportunity! Large residential lot, 1.25 +/- acreage. It is zoned for Residential and Multi-Family! Build a new Home or Duplex/Triplex on this property or possibly renovate existing house. Or both! There is enough space on this acreage to build multiple housing units. The existing house needs a lot of work to Renovate. No utilities are on and will not be turned on, due to the shape the house is in. This property is being sold "as is". No repairs. Agents, see Agent Remarks. New Survey shows 1.25 +/- acres. SF is approximate.

2. 2026-04-08
   price $43,000 568-char remark

   Show marketing remark (568 chars)

   This is a Great Investment Opportunity! Large residential lot, 1.25 +/- acreage. It is zoned for Residential and Multi-Family! Build a new Home or Duplex/Triplex on this property or possibly renovate existing house. Or both! There is enough space on this acreage to build multiple housing units. The existing house needs a lot of work to Renovate. No utilities are on and will not be turned on, due to the shape the house is in. This property is being sold "as is". No repairs. Agents, see Agent Remarks. New Survey shows 1.25 +/- acres. SF is approximate.

3. 2026-01-08
   price $55,000 568-char remark

   Show marketing remark (568 chars)

   This is a Great Investment Opportunity! Large residential lot, 1.25 +/- acreage. It is zoned for Residential and Multi-Family! Build a new Home or Duplex/Triplex on this property or possibly renovate existing house. Or both! There is enough space on this acreage to build multiple housing units. The existing house needs a lot of work to Renovate. No utilities are on and will not be turned on, due to the shape the house is in. This property is being sold "as is". No repairs. Agents, see Agent Remarks. New Survey shows 1.25 +/- acres. SF is approximate.

4. 2026-01-05
   listed $65,000 New Listing 568-char remark

   Show marketing remark (568 chars)

   This is a Great Investment Opportunity! Large residential lot, 1.25 +/- acreage. It is zoned for Residential and Multi-Family! Build a new Home or Duplex/Triplex on this property or possibly renovate existing house. Or both! There is enough space on this acreage to build multiple housing units. The existing house needs a lot of work to Renovate. No utilities are on and will not be turned on, due to the shape the house is in. This property is being sold "as is". No repairs. Agents, see Agent Remarks. New Survey shows 1.25 +/- acres. SF is approximate.

5. 2026-01-01
   historical
6. 2025-10-08
   status Back on Market
7. 2025-10-03
   historical Take Backups
8. 2025-08-02
   listed $69,000 New Listing
9. 2025-07-16
   historical
10. 2025-02-18
    price $89,000
11. 2025-01-01
    listed $99,000 New Listing
12. 2024-12-30
    historical
13. 2024-11-19
    price $139,000
14. 2024-10-03
    price $149,900
15. 2024-08-13
    price $170,000
16. 2024-07-23
    price $299,000
17. 2024-07-06
    status Back on Market
18. 2024-06-30
    historical
19. 2024-06-29
    listed $599,000 New Listing
20. 2023-08-11
    soldstatus $27,500 Sold
21. 2023-07-30
    status Under Contract
22. 2023-07-26
    price $27,500
23. 2023-07-19
    listed $35,000 New Listing
24. 2018-12-07
    status Under Contract
25. 2018-11-30
    soldstatus $15,000 Sold
26. 2018-11-29
    historical Take Backups
27. 2018-11-19
    listed $18,000 New Listing
28. 2007-12-28
    soldstatus $54,000
29. 2007-12-06
    soldstatus $53,900
30. 2007-11-09
    historical
31. 2007-10-18
    listed $54,900

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $406 · $34/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $14,790
• − Mortgage interest: −$2,409
• − Property taxes: −$406
• − Insurance: −$1,012
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$1,251
• Taxable income: $7,346
• Est. tax owed @ 24.0%: −$1,763
• After-tax cash flow: $5,797/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

-21.7% since first listed

31 events — show timeline

• 2026-05-07 Contingent — CARMLS
• 2026-04-08 Price Changed $43,000 CARMLS
• 2026-01-08 Price Changed $55,000 CARMLS
• 2026-01-05 Listed $65,000 CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-10-08 Relisted — CARMLS
• 2025-10-03 Contingent — CARMLS
• 2025-08-02 Listed $69,000 CARMLS
• 2025-07-16 Listing Removed — CARMLS
• 2025-02-18 Price Changed $89,000 CARMLS
• 2025-01-01 Listed $99,000 CARMLS
• 2024-12-30 Listing Removed — CARMLS
• 2024-11-19 Price Changed $139,000 CARMLS
• 2024-10-03 Price Changed $149,900 CARMLS
• 2024-08-13 Price Changed $170,000 CARMLS
• 2024-07-23 Price Changed $299,000 CARMLS
• 2024-07-06 Relisted — CARMLS
• 2024-06-30 Listing Removed — CARMLS
• 2024-06-29 Listed $599,000 CARMLS
• 2023-08-11 Sold (MLS) $27,500 CARMLS
• 2023-07-30 Pending — CARMLS
• 2023-07-26 Price Changed $27,500 CARMLS
• 2023-07-19 Listed $35,000 CARMLS
• 2018-12-07 Pending — CARMLS
• 2018-11-30 Sold (MLS) $15,000 CARMLS
• 2018-11-29 Contingent — CARMLS
• 2018-11-19 Listed $18,000 CARMLS
• 2007-12-28 Sold (Public Records) $54,000 Public Records
• 2007-12-06 Sold (MLS) $53,900 CARMLS
• 2007-11-09 Listing Removed — CARMLS
• 2007-10-18 Listed $54,900 CARMLS

Property tax history

-1.8%/yr

Latest (2025): $406 · +6.0% YoY. Source: county tax records.