516 Paula Dr · North Little Rock, AR 72118

$86,000

3 bd · 2.0 ba · 1,168 sqft · SingleFamily public records · 5 Days on market

Built 1975 8,276 sqft lot Est $113k · 24% under ↓ 56% since listing

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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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 1.5-bath home in North Little Rock! This home features a comfortable, functional layout with bright living spaces and a well-appointed kitchen. All bedrooms are generously sized, and the half bath adds extra convenience for everyday living. Step outside to a fully fenced backyard with a storage building—perfect for tools, hobbies, or additional storage. Conveniently located near shopping, dining, AGENTS PLEASE SEE REMARKS

Key facts

• Storage building
• Conveniently located
• 8,276 sq ft lot

Tags

• FULLY FENCED BACKYARD
• STORAGE BUILDING
• WELL-APPOINTED KITCHEN
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Cap rate 10.4% 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 fast (+5.5%/yr); 105 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $595 of loan paydown is wiped out by about $3k 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 + 5.5% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

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 $86,000

Questions for the listing agent

1. Built in 1975 — 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. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.64%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $113,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 Paula Dr	0.00mi	3/1.5	1,168 (0%)	0mo	$95,000	$81	98
501 Melanie Dr	0.22mi	3/1.5	1,142 (-2%)	0mo	$135,000	$118	84
5517 Granby Rd	0.31mi	3/2.0	1,132 (-3%)	2mo	$119,500	$106	79
913 Nicole Dr	0.24mi	3/2.0	1,258 (+8%)	2mo	$145,000	$115	74
201 Lindenhurst Dr	0.24mi	2/1.0 (-1)	1,248 (+7%)	2mo	$91,000	$73	67
1205 Nicole Dr	0.45mi	3/1.5	1,060 (-9%)	0mo	$145,000	$137	61
706 W 56th St	0.35mi	3/1.0	1,038 (-11%)	3mo	$95,000	$92	58
5701 Meadowbrook Ln	0.44mi	3/1.5	1,032 (-12%)	1mo	$100,200	$97	57
410 W 51st St	0.67mi	3/1.0	1,100 (-6%)	2mo	$105,000	$95	54
5301 Marion St	0.57mi	3/1.0	1,060 (-9%)	4mo	$78,000	$74	51
5901 Hacienda Dr	0.61mi	3/1.0	1,044 (-11%)	1mo	$136,000	$130	49
224 E 56th St B	0.57mi	2/1.0 (-1)	1,262 (+8%)	3mo	$68,000	$54	48

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 · 5.47% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.32×
• Total profit: $7,684
• Equity at exit: $12,823

10-year hold

• IRR: 19.2%
• Equity multiple: 2.80×
• Total profit: $43,334
• Equity at exit: $7,436

Cash invested: $24,080 (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 72118

• Home prices YoY: -17.9%
• Rents YoY: 5.5%
• Active inventory: 105
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$451
• Tax from tax record: −$115 /mo · $1,379/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $294

Break-even live

Break-even rent $762

Max offer price $86,000

Occupancy floor 69%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Paula Dr North Little Rock, AR	3.0	1.0	962	$1,095	$1.14	43d	1	0.09mi
58 Somerset Dr North Little Rock, AR	3.0	1.0	910	$1,150	$1.26	43d	1	0.17mi
5 Oakview Dr North Little Rock, AR	3.0	1.0	884	$995	$1.13	43d	1	0.27mi
1 Oakview Dr North Little Rock, AR	4.0	1.0	1196	$1,275	$1.07	43d	1	0.29mi
5612 Crescent Dr North Little Rock, AR	3.0	2.0	1275	$1,150	$0.90	19d	1	0.30mi
5732 Camp Robinson Rd Unit 4 North Little Rock, AR	2.0	1.5	1100	$800	$0.73	43d	1	0.32mi
5732 Camp Robinson Rd Apt 5 North Little Rock, AR	2.0	1.5	1100	$775	$0.70	43d	1	0.34mi
5804 Foxboro Dr North Little Rock, AR	3.0	2.0	1071	$1,200	$1.12	23d	1	0.37mi
5 Foxboro Ct North Little Rock, AR	3.0	2.0	1270	$1,350	$1.06	43d	1	0.43mi
711 W 54th St North Little Rock, AR	2.0	1.5	936	$925	$0.99	43d	1	0.44mi
5413 N Main St North Little Rock, AR	3.0	1.0	1107	$1,075	$0.97	43d	1	0.46mi
5423 Pike Ave North Little Rock, AR	3.0	2.0	1296	$1,100	$0.85	23d	1	0.53mi
5703 Del Prado St North Little Rock, AR	3.0	1.5	1050	$1,395	$1.33	23d	1	0.57mi
109 Farmere Cir North Little Rock, AR	3.0	1.0	1051	$1,190	$1.13	43d	1	0.58mi
508 Westfield Dr North Little Rock, AR	4.0	2.0	1434	$1,595	$1.11	21d	1	0.59mi
5219 Pike Ave North Little Rock, AR	3.0	1.0	1189	$1,195	$1.01	23d	1	0.60mi
407 W 51st St North Little Rock, AR	3.0	2.0	1368	$1,300	$0.95	43d	1	0.63mi
5218 Nelbrook Dr North Little Rock, AR	3.0	1.0	954	$1,080	$1.13	23d	1	0.65mi
31 Perin Rd North Little Rock, AR	3.0	1.5	1170	$1,103	$0.94	43d	1	0.70mi
4912 Gum St North Little Rock, AR	2.0	2.0	888	$875	$0.99	23d	1	0.75mi
4926 Francis St Unit B North Little Rock, AR	2.0	1.0	900	$700	$0.78	23d	1	0.87mi
4748 Ridge Rd North Little Rock, AR	2.0	1.0	869	$1,125	$1.29	14d	1	0.98mi
407 Rock St North Little Rock, AR	3.0	1.0	1236	$1,395	$1.13	43d	1	1.00mi
4907 Augusta Cir North Little Rock, AR	1.0–2.0	1.0–1.5	747	$835	$1.12	14d	12	1.04mi
1707 Arrowhead Rd North Little Rock, AR	1.0–2.0	1.0–1.5	656	$865	$1.32	14d	15	1.12mi
5555 Springvale Rd Unit 5561 North Little Rock, AR	2.0	2.0	1100	$975	$0.89	23d	1	1.14mi
2214 Coors Dr North Little Rock, AR	3.0	2.0	1096	$1,050	$0.96	23d	1	1.14mi
4901 Hickory Ave Unit B North Little Rock, AR	2.0	1.0	900	$825	$0.92	43d	1	1.20mi
4017 Mellene Dr North Little Rock, AR	3.0	1.0	1094	$1,150	$1.05	43d	1	1.23mi
4815 Hickory Ave North Little Rock, AR	2.0	1.5	900	$775	$0.86	43d	1	1.23mi
4805 Hickory Ave North Little Rock, AR	2.0	1.0	900	$850	$0.94	14d	1	1.24mi
4805 Hickory Ave Apt 3 North Little Rock, AR	2.0	1.0	900	$850	$0.94	43d	1	1.24mi
402 W K St North Little Rock, AR	2.0	1.0	825	$750	$0.91	43d	1	1.28mi
4116 Moss St North Little Rock, AR	2.0	1.0	1139	$850	$0.75	23d	1	1.28mi
114 Rim Rock Pl Unit D North Little Rock, AR	2.0	1.5	1100	$795	$0.72	43d	1	1.28mi
2508 W 58th St North Little Rock, AR	2.0	1.0	1048	$825	$0.79	43d	1	1.28mi
4000 Emerson Dr North Little Rock, AR	3.0	2.0	1046	$1,195	$1.14	19d	1	1.30mi
1940 Arrowhead Rd North Little Rock, AR	4.0	1.5	1136	$1,400	$1.23	21d	1	1.33mi
325 W I Ave North Little Rock, AR	2.0	1.0	1100	$1,300	$1.18	14d	1	1.35mi
3017 Parkway Dr Unit 2 North Little Rock, AR	2.0	1.5	850	$750	$0.88	43d	1	1.35mi

Listing history 9 events

1. 2026-04-09
   status Under Contract
2. 2026-04-03
   listed $86,000 New Listing
3. 2026-01-07
   historical
4. 2025-12-27
   historical Take Backups
5. 2025-12-05
   price $120,000
6. 2025-11-17
   listed $125,000 New Listing
7. 2025-06-24
   historical
8. 2025-01-12
   price $170,000
9. 2024-12-23
   listed $195,000 New Listing

ⓘ 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: $1,379 · $115/mo
• Projected year-2 tax: $1,379 · $115/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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,603
• − Mortgage interest: −$4,817
• − Property taxes: −$1,379
• − Insurance: −$430
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$2,502
• Taxable income: $2,298
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $2,974/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): 22,913
• Household income: $49,559
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1149.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 42% White 42% Hispanic / Latino 11% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -39.32%
• Current HPI: 180.6901
• Rent YoY: ▲ 5.47%
• 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

-55.9% since first listed

9 events — show timeline

• 2026-04-09 Pending — CARMLS
• 2026-04-03 Listed $86,000 CARMLS
• 2026-01-07 Listing Removed — CARMLS
• 2025-12-27 Contingent — CARMLS
• 2025-12-05 Price Changed $120,000 CARMLS
• 2025-11-17 Listed $125,000 CARMLS
• 2025-06-24 Listing Removed — CARMLS
• 2025-01-12 Price Changed $170,000 CARMLS
• 2024-12-23 Listed $195,000 CARMLS

Property tax history

+4.1%/yr

Latest (2025): $1,379 · +12.2% YoY. Source: county tax records.