508 W A Ave · North Little Rock, AR 72116

$289,000

3 bd · 2.0 ba · 2,466 sqft · SingleFamily public records · 82 Days on market

Built 1957 0.28 ac lot $117/sqft · at area comps Est $293k · at est.

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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 +14.1/30.0
• ARV discount +8.2/15.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming all-brick, one-level home in the heart of Park Hill in a great location with easy access to I-40. This home features a fully fenced backyard, beautiful hardwood floors throughout most of the home, and two open living areas. There is a formal dining space and an eat-in kitchen. The updated kitchen offers a chef’s 6-burner gas range, stainless dishwasher and microwave and granite countertops. The primary bathroom has also been updated with a walk-in shower. One of the living areas includes a cozy gas-log fireplace. Outside, enjoy a private backyard with a large deck and views of downtown Little Rock and the Arkansas State Capitol. AC was replaced in 2022. There is a 2-car garage with extra storage. Refrigerator, washer and dryer convey. Home to be sold AS IS with no repairs and no seller disclosure.

Key facts

• Open living areas
• Updated kitchen
• Walk-in shower

Tags

• FULLY FENCED BACKYARD
• OPEN LIVING AREAS
• UPDATED KITCHEN
• CHEF'S GAS RANGE
• GRANITE COUNTERTOPS
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $44 ($523/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 $243k (15.9% below list).
• Recommended offer: $243k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in North Little Rock — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 fast (+4.2%/yr); 79 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 37% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 82 days — a 6% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $222k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,992 (15.9% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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?
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: 0.84% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (median comp): $293,377
• List price: $289,000
• Delta: -1.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 W 33rd St	0.31mi	3/3.0	2,354 (-4%)	1mo	$155,000	$66	73
520 Cherry Hill Dr	0.05mi	4/2.5 (+1)	2,277 (-8%)	6mo	$205,000	$90	73
3112 N Magnolia St	0.11mi	3/2.0	2,213 (-10%)	9mo	$325,000	$147	70
3101 N Olive St	0.16mi	3/2.0	2,300 (-7%)	15mo	$259,000	$113	68
1008 W A Ave	0.37mi	3/2.0	2,365 (-4%)	12mo	$200,000	$85	66
229 E B Ave	0.45mi	3/2.0	2,252 (-9%)	2mo	$330,000	$147	63
3221 N Cypress St	0.25mi	3/2.0	2,162 (-12%)	8mo	$375,000	$173	62
809 W B Ave	0.24mi	4/3.0 (+1)	2,380 (-4%)	17mo	$320,000	$134	60
1017 Cherry Hill Dr	0.43mi	4/2.5 (+1)	2,533 (+3%)	12mo	$322,500	$127	59
1009 Cherry Hill Dr	0.38mi	4/3.0 (+1)	2,676 (+8%)	5mo	$350,000	$131	55
3804 Ridge Rd	0.49mi	3/2.0	2,200 (-11%)	5mo	$265,000	$120	54
225 E E Ave	0.55mi	4/2.0 (+1)	2,382 (-3%)	15mo	$290,000	$122	52

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 · 4.21% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.49×
• Total profit: $-41,101
• Equity at exit: $43,091

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-19,780
• Equity at exit: $24,987

Cash invested: $80,920 (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: 79
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,430 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$240 /mo · $2,882/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $44

Break-even live

Break-even rent $2,375

Max offer price $289,000

Occupancy floor 93%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 W B Ave North Little Rock, AR	3.0	2.5	2830	$3,500	$1.24	43d	1	0.09mi
3815 Idlewild Ave North Little Rock, AR	3.0	2.5	1925	$1,681	$0.87	23d	1	0.78mi
1313 Garland Ave North Little Rock, AR	3.0	2.0	1800	$1,500	$0.83	43d	1	0.82mi
5 Cliffwood Cir North Little Rock, AR	3.0	2.0	1662	$1,195	$0.72	23d	1	0.89mi
4612 N Cypress St North Little Rock, AR	3.0	2.0	1636	$1,450	$0.89	43d	1	1.11mi
5109 N Cedar St North Little Rock, AR	4.0	2.0	2185	$1,595	$0.73	43d	1	1.42mi

Listing history 19 events

1. 2026-06-18
   days on market $289,000 Active 82 DOM
2. 2026-06-17
   days on market $289,000 Active 81 DOM
3. 2026-06-16
   days on market $289,000 Active 80 DOM
4. 2026-06-15
   days on market $289,000 Active 79 DOM
5. 2026-06-14
   days on market $289,000 Active 77 DOM
6. 2026-06-13
   days on market $289,000 Active 76 DOM
7. 2026-06-10
   days on market $289,000 Active 74 DOM
8. 2026-06-09
   days on market $289,000 Active 73 DOM
9. 2026-06-08
   statusdays on market $289,000 Active 72 DOM
10. 2026-06-07
    days on market $289,000 Price Change 71 DOM
11. 2026-06-05
    days on market $289,000 Price Change 68 DOM
12. 2026-06-03
    days on market $289,000 Price Change 67 DOM
13. 2026-06-02
    pricestatusdays on market $289,000 Price Change 66 DOM
14. 2026-06-01
    days on market $299,500 Active 65 DOM
15. 2026-05-31
    days on market $299,500 Active 64 DOM
16. 2026-05-31
    days on market $299,500 Active 63 DOM
17. 2026-05-05
    price $299,500 824-char remark

    Show marketing remark (824 chars)

    Charming all-brick, one-level home in the heart of Park Hill in a great location with easy access to I-40. This home features a fully fenced backyard, beautiful hardwood floors throughout most of the home, and two open living areas. There is a formal dining space and an eat-in kitchen. The updated kitchen offers a chef’s 6-burner gas range, stainless dishwasher and microwave and granite countertops. The primary bathroom has also been updated with a walk-in shower. One of the living areas includes a cozy gas-log fireplace. Outside, enjoy a private backyard with a large deck and views of downtown Little Rock and the Arkansas State Capitol. AC was replaced in 2022. There is a 2-car garage with extra storage. Refrigerator, washer and dryer convey. Home to be sold AS IS with no repairs and no seller disclosure.

18. 2026-03-28
    listed $319,000 New Listing 824-char remark

    Show marketing remark (824 chars)

    Charming all-brick, one-level home in the heart of Park Hill in a great location with easy access to I-40. This home features a fully fenced backyard, beautiful hardwood floors throughout most of the home, and two open living areas. There is a formal dining space and an eat-in kitchen. The updated kitchen offers a chef’s 6-burner gas range, stainless dishwasher and microwave and granite countertops. The primary bathroom has also been updated with a walk-in shower. One of the living areas includes a cozy gas-log fireplace. Outside, enjoy a private backyard with a large deck and views of downtown Little Rock and the Arkansas State Capitol. AC was replaced in 2022. There is a 2-car garage with extra storage. Refrigerator, washer and dryer convey. Home to be sold AS IS with no repairs and no seller disclosure.

19. 2002-07-11
    soldstatus $222,110

ⓘ 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: $2,882 · $240/mo
• Projected year-2 tax: $2,882 · $240/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 17 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: $29,159
• − Mortgage interest: −$16,188
• − Property taxes: −$2,882
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$8,407
• Taxable loss: −$4,429
• Est. tax savings @ 24.0%: +$1,063
• After-tax cash flow: $1,585/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

+34.8% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $299,500 CARMLS
• 2026-03-28 Listed $319,000 CARMLS
• 2002-07-11 Sold (Public Records) $222,110 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,882 · +10.6% YoY. Source: county tax records.