6500 Medford Ln · North Little Rock, AR 72117

$119,900

3 bd · 2.0 ba · 1,168 sqft · SingleFamily public records · 55 Days on market

Built 1972 0.27 ac lot $103/sqft · 26% above area Est $95k · 26% over

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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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +6.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Tenant-occupied investment opportunity generating $1,222/month with lease in place through 9/30/2026. This 3-bedroom, 1.5-bath single-family home offers approximately 1,168 sq ft and is situated on a 0.27 acre level lot. Features include brick and siding exterior, central heat and air, crawl space foundation, and carport parking. Property is located on a paved street with public utilities. Showings will be available after an accepted offer. Lease and tenant information available upon request.

Key facts

• 0.27 acre lot
• Built 1972
• Listed 55 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water
• Home design: Single-family property (details unspecified)
• Construction: Brick and metal/vinyl siding exterior; Crawl space foundation; 3-tab shingle roof
• Exterior features: Level lot; Paved road access

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heat; Central cooling
• Interior features: Carpet and vinyl floors; Central heating; Central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 78 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); 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 $829 of loan paydown is wiped out by about $4k 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 (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $8k (7%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.14% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (median comp): $95,144
• List price: $119,900
• Delta: 26.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6616 Delhaven Dr	0.13mi	3/2.0	1,116 (-4%)	6mo	$75,000	$67	82
604 Ellen Dr	0.17mi	4/2.0 (+1)	1,117 (-4%)	17mo	$79,000	$71	66
1413 Eureka Garden Rd	0.73mi	3/1.0	1,064 (-9%)	11mo	$113,000	$106	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,563
• Equity at exit: $17,877

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $30,450
• Equity at exit: $10,367

Cash invested: $33,572 (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 72117

• Home prices YoY: -30.4%
• Active inventory: 78
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$629
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $346

Break-even live

Break-even rent $932

Max offer price $119,900

Occupancy floor 70%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 Ellen Dr North Little Rock, AR	4.0	2.0	1114	$1,550	$1.39	14d	1	0.15mi
5900 McCain Park Pl North Little Rock, AR	1.0–3.0	1.0–2.0	879	$1,120	$1.27	14d	39	0.88mi
2107 Muldrow Dr North Little Rock, AR	3.0	1.0	900	$1,015	$1.13	44d	1	1.04mi
908 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,300	$1.43	21d	1	1.28mi
817 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,195	$1.31	23d	1	1.32mi
717 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,095	$1.20	44d	1	1.38mi
304 Mimosa Rd North Little Rock, AR	3.0	1.0	1200	$1,150	$0.96	23d	1	1.45mi
5204 Alpha St North Little Rock, AR	3.0	1.0	753	$850	$1.13	44d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $119,900 Active 55 DOM
2. 2026-06-17
   days on market $119,900 Active 54 DOM
3. 2026-06-16
   days on market $119,900 Active 53 DOM
4. 2026-06-15
   days on market $119,900 Active 52 DOM
5. 2026-06-14
   days on market $119,900 Active 50 DOM
6. 2026-06-13
   days on market $119,900 Active 49 DOM
7. 2026-06-10
   statusdays on market $119,900 Active 47 DOM
8. 2026-06-09
   days on market $119,900 Price Change 46 DOM
9. 2026-06-08
   days on market $119,900 Price Change 45 DOM
10. 2026-06-07
    days on market $119,900 Price Change 44 DOM
11. 2026-06-05
    pricestatusdays on market $119,900 Price Change 41 DOM
12. 2026-06-03
    days on market $126,000 Active 40 DOM
13. 2026-06-02
    days on market $126,000 Active 39 DOM
14. 2026-06-01
    days on market $126,000 Active 38 DOM
15. 2026-05-31
    days on market $126,000 Active 37 DOM
16. 2026-05-31
    days on market $126,000 Active 36 DOM
17. 2026-05-15
    price $126,000 497-char remark
18. 2026-04-24
    listed $128,400 New Listing 497-char remark
19. 2025-10-08
    soldstatus $127,900
20. 2025-09-22
    historical $1,250
21. 2025-08-19
    listed $1,250
22. 2025-08-19
    historical $1,250
23. 2025-07-30
    listed $1,250

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$74/yr (+$6/mo · 10.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,442
• − Mortgage interest: −$6,716
• − Property taxes: −$694
• − Insurance: −$600
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$3,488
• Taxable income: $2,313
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $3,595/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
• City population: 55,470
• Population (ZIP): 14,339

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 Black (63%)
• Race & ethnicity: Black 63% White 24% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -53.78%
• Current HPI: 123.3727
• Rent YoY: —
• Metro: —
• 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

+9492.0% since first listed

8 events — show timeline

• 2026-06-04 Price Changed $119,900 CARMLS
• 2026-05-15 Price Changed $126,000 CARMLS
• 2026-04-24 Listed $128,400 CARMLS
• 2025-10-08 Sold (Public Records) $127,900 Public Records
• 2025-09-22 Rental Removed $1,250 CARMLS
• 2025-08-19 Listed for Rent $1,250 CARMLS
• 2025-08-19 Rental Removed $1,250 PROPERTYWARE
• 2025-07-30 Listed for Rent $1,250 PROPERTYWARE

Property tax history

+2.0%/yr

Latest (2025): $694 · +10.6% YoY. Source: county tax records.