205 / 207 W J Ave · North Little Rock, AR 72116

$179,900

4 bd · 2.0 ba · 1,782 sqft · Other public records · 19 Days on market

Built 1955 6,534 sqft lot

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Why this score? — see what drove the D 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome income producing property. Both units are occupied. Units include a porch, storage area, patio and carport. Two year old roof and unit 207 has a new HVAC. Refrigerators convey. Bring your investors!

Key facts

• Private carport
• 6,534 sq ft lot
• Built 1955

Tags

• AFFORDABLE INVESTMENT PROPERTY
• OWNER OCCUPANT FLEXIBILITY
• INCOME PRODUCING POTENTIAL
• PRIVATE CARPORT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• Other: Approximate lot size 0.15 acres (per tax records); Approximate building size 1,782 (per tax records); Minimum 2-bedroom rent: $745; Maximum 2-bedroom rent: $850
• Financial info: Potential financing: Cash, FHA, Conventional, VA; Two-unit multifamily property; Tenant pays all utilities; Management expenses included

Exterior

• Parking: Carport; Parking pads
• Utilities: Municipal electric; Public water; Public sewer
• Home design: Brick and frame combination exterior; Brick exterior
• Construction: Crawl space foundation; Composition roof
• Exterior features: Level lot; Paved road access; Lot dimensions approximately 62 x 120 x 64 x 120; Lot inside city limits; Zoned R-3

Interior

• Kitchen: Free-standing stove; Gas range; Disposal
• Bedrooms: Two 2-bedroom units
• Flooring: Laminate; Luxury vinyl; Tile
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Washer connection; Electric dryer connection
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $68 ($817/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 $155k (14.0% below list).
• Recommended offer: $155k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Ridgeroad Elementary School (math 13% / reading 10%, grade F, #423 of 454 statewide, top 93%, 535 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 fast (+4.2%/yr); 85 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 19 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.
• Current owner paid $71k; list at $180k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $154,763 (14.0% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.21% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-22,942
• Equity at exit: $26,824

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-6,503
• Equity at exit: $15,554

Cash invested: $50,372 (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 72116

• Rents YoY: 4.2%
• Active inventory: 85
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,548 high
• Mortgage (P&I): −$943
• Tax from tax record: −$136 /mo · $1,634/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $68

Break-even live

Break-even rent $1,461

Max offer price $179,900

Occupancy floor 91%

Sensitivity live

Price	-10% $170	-5% $119	+0% $68	+5% $17	+10% $-34
Rent	-10% $-54	-5% $7	+0% $68	+5% $129	+10% $190
Rate	-1.0pp $159	-0.5pp $114	base $68	+0.5pp $21	+1.0pp $-26

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3815 Idlewild Ave North Little Rock, AR	3.0	2.5	1925	$1,681	$0.87	25d	1	0.33mi
4612 N Cypress St North Little Rock, AR	3.0	2.0	1636	$1,450	$0.89	45d	1	0.39mi
4700 N Locust St North Little Rock, AR	3.0	2.0	1549	$1,450	$0.94	21d	1	0.40mi
4417 Hazelwood Rd North Little Rock, AR	3.0	2.0	1568	$1,425	$0.91	45d	1	0.46mi
5109 N Cedar St North Little Rock, AR	4.0	2.0	2185	$1,595	$0.73	45d	1	0.68mi
4207 Lochridge Rd North Little Rock, AR	3.0	1.5	1297	$1,500	$1.16	45d	1	0.69mi
1313 Garland Ave North Little Rock, AR	3.0	2.0	1800	$1,500	$0.83	45d	1	0.71mi
3737 Lakeshore Dr North Little Rock, AR	3.0	1.5	1308	$2,200	$1.68	45d	1	0.71mi
407 W 33rd St North Little Rock, AR	3.0	2.0	1472	$1,025	$0.70	45d	1	0.74mi
117 Link Rd North Little Rock, AR	3.0	2.0	1407	$1,600	$1.14	45d	1	0.75mi
407 W 51st St North Little Rock, AR	3.0	2.0	1368	$1,300	$0.95	45d	1	0.84mi
1822 McCain Blvd North Little Rock, AR	3.0	2.0	1429	$1,595	$1.12	45d	1	0.90mi
5501 N Walnut Rd North Little Rock, AR	3.0	2.0	1669	$1,450	$0.87	45d	1	0.94mi
4907 Arlington Dr North Little Rock, AR	3.0	2.5	1906	$1,800	$0.94	45d	1	1.03mi
5704 Belle Point Rd North Little Rock, AR	4.0	3.0	2552	$1,995	$0.78	16d	1	1.08mi
134 Sheridan Rd North Little Rock, AR	3.0	2.0	1312	$1,600	$1.22	21d	1	1.11mi
5612 Crescent Dr North Little Rock, AR	3.0	2.0	1275	$1,150	$0.90	21d	1	1.12mi
2400 McCain Blvd North Little Rock, AR	3.0	1.0–2.0	785	$1,239	$1.58	16d	23	1.16mi
5813 N Walnut Rd North Little Rock, AR	3.0	2.0	1886	$1,800	$0.95	25d	1	1.18mi
1429 Skyline Dr North Little Rock, AR	4.0	2.0	1539	$3,200	$2.08	45d	1	1.28mi
5423 Pike Ave North Little Rock, AR	3.0	2.0	1296	$1,100	$0.85	25d	1	1.29mi
4801 N Hills Blvd North Little Rock, AR	1.0–3.0	1.0–2.0	977	$1,500	$1.53	16d	5	1.30mi
808 Silver Hill Rd Unit NA North Little Rock, AR	3.0	2.0	1850	$1,600	$0.86	21d	1	1.32mi
508 Westfield Dr North Little Rock, AR	4.0	2.0	1434	$1,595	$1.11	23d	1	1.35mi
5 Cliffwood Cir North Little Rock, AR	3.0	2.0	1662	$1,195	$0.72	25d	1	1.37mi
1920 N Poplar St North Little Rock, AR	4.0	2.0	1422	$1,595	$1.12	16d	1	1.40mi

Listing history 14 events

1. 2026-06-21
   days on market $179,900 Active 19 DOM
2. 2026-06-18
   days on market $179,900 Active 16 DOM
3. 2026-06-17
   days on market $179,900 Active 15 DOM
4. 2026-06-16
   days on market $179,900 Active 14 DOM
5. 2026-06-15
   days on market $179,900 Active 13 DOM
6. 2026-06-14
   days on market $179,900 Active 11 DOM
7. 2026-06-13
   days on market $179,900 Active 10 DOM
8. 2026-06-10
   days on market $179,900 Active 8 DOM
9. 2026-06-09
   statusdays on market $179,900 Active 7 DOM
10. 2026-06-08
    days on market $179,900 New Listing 6 DOM
11. 2026-06-07
    days on market $179,900 New Listing 5 DOM
12. 2026-06-05
    days on market $179,900 New Listing 2 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $179,900 New Listing 1 DOM

ⓘ 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: $1,634 · $136/mo
• Projected year-2 tax: $1,634 · $136/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 ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $18,572
• − Mortgage interest: −$10,077
• − Property taxes: −$1,634
• − Insurance: −$900
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$5,233
• Taxable loss: −$2,245
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $1,355/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): 22,464
• Household income: $79,010
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 960.0

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 White (74%)
• Race & ethnicity: White 74% Black 16% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -204.77%
• Current HPI: 201.5459
• Rent YoY: ▲ 4.21%
• 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

+71.3% since first listed

8 events — show timeline

• 2026-06-02 Listed $179,900 CARMLS
• 2017-06-21 Pending — CARMLS
• 2017-06-16 Sold (MLS) $71,280 CARMLS
• 2017-05-11 Contingent — CARMLS
• 2017-03-21 Relisted — CARMLS
• 2017-03-14 Contingent — CARMLS
• 2017-03-03 Listed $105,000 CARMLS
• 2006-07-14 Sold (Public Records) $105,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,634 · +6.0% YoY. Source: county tax records.