912 N Poplar St · North Little Rock, AR 72114

$142,500

9 bd · 4.0 ba · 2,888 sqft · SingleFamily public records · 302 Days on market

Built 1950 7,405 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Attention INVESTORS!! Location, Location, Location!! Heart of Argenta surrounded by NEW CONSTRUCTION and remodels! Very large house with endless possibilities. .. ! Upstairs has 6 bedrooms, 1 bathroom Downstairs has 3 bedrooms, 2 living areas, 2 bathrooms. Total remodel needed. Back alley access and driveway with a separate storage building. Please do not just go off of listing photos, drive by or look at Google Earth, etc to see area and get a real idea of the potential. Property is being sold AS-IS. No Disclosures. Enter at your own risk

Key facts

• New construction
• Back alley access
• 7,405 sq ft lot

Tags

• NEW CONSTRUCTION
• BACK ALLEY ACCESS
• SEPARATE STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 9-bed/4.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $125k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: 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; lower-income renter base — watch delinquency; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• At $1,738/mo this rent would consume 69% 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 $985 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 (-2.7% appreciation + 3.1% rent growth), your $40k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $142k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 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 1950 — 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: 1.22% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.95%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.7% appreciation · 3.14% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.08×
• Total profit: $3,046
• Equity at exit: $23,123

10-year hold

• IRR: 11.2%
• Equity multiple: 1.91×
• Total profit: $36,338
• Equity at exit: $15,567

Cash invested: $39,900 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$747
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$59
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $378

Break-even live

Break-even rent $1,259

Max offer price $142,500

Occupancy floor 73%

Sensitivity live

Price	-10% $459	-5% $419	+0% $378	+5% $338	+10% $298
Rent	-10% $241	-5% $310	+0% $378	+5% $447	+10% $516
Rate	-1.0pp $450	-0.5pp $415	base $378	+0.5pp $341	+1.0pp $304

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $142,500 Active 302 DOM
2. 2026-06-18
   days on market $142,500 Active 299 DOM
3. 2026-06-17
   days on market $142,500 Active 298 DOM
4. 2026-06-16
   days on market $142,500 Active 297 DOM
5. 2026-06-15
   days on market $142,500 Active 296 DOM
6. 2026-06-14
   days on market $142,500 Active 294 DOM
7. 2026-06-13
   days on market $142,500 Active 293 DOM
8. 2026-06-10
   days on market $142,500 Active 291 DOM
9. 2026-06-09
   days on market $142,500 Active 290 DOM
10. 2026-06-08
    days on market $142,500 Active 289 DOM
11. 2026-06-07
    days on market $142,500 Active 288 DOM
12. 2026-06-05
    days on market $142,500 Active 285 DOM
13. 2026-06-03
    days on market $142,500 Active 284 DOM
14. 2026-06-02
    days on market $142,500 Active 283 DOM
15. 2026-06-01
    days on market $142,500 Active 282 DOM
16. 2026-05-31
    days on market $142,500 Active 281 DOM
17. 2026-05-31
    days on market $142,500 Active 280 DOM
18. 2026-02-25
    price $142,500 546-char remark

    Show marketing remark (546 chars)

    Attention INVESTORS!! Location, Location, Location!! Heart of Argenta surrounded by NEW CONSTRUCTION and remodels! Very large house with endless possibilities. .. ! Upstairs has 6 bedrooms, 1 bathroom Downstairs has 3 bedrooms, 2 living areas, 2 bathrooms. Total remodel needed. Back alley access and driveway with a separate storage building. Please do not just go off of listing photos, drive by or look at Google Earth, etc to see area and get a real idea of the potential. Property is being sold AS-IS. No Disclosures. Enter at your own risk

19. 2025-08-22
    listed $150,000 New Listing 546-char remark

    Show marketing remark (546 chars)

    Attention INVESTORS!! Location, Location, Location!! Heart of Argenta surrounded by NEW CONSTRUCTION and remodels! Very large house with endless possibilities. .. ! Upstairs has 6 bedrooms, 1 bathroom Downstairs has 3 bedrooms, 2 living areas, 2 bathrooms. Total remodel needed. Back alley access and driveway with a separate storage building. Please do not just go off of listing photos, drive by or look at Google Earth, etc to see area and get a real idea of the potential. Property is being sold AS-IS. No Disclosures. Enter at your own risk

20. 2025-08-08
    soldstatus $60,000
21. 2025-08-07
    status Under Contract 412-char remark

    Show marketing remark (412 chars)

    Attention investors. Very large dwelling, endless possibilities. 6 bedrooms, 1 bathroom upstairs plus 3 bedrooms, 2 living areas, 2 bathrooms and kitchen area downstairs. No kitchen appliances. Newer electric water heater. Structure was previously utilized as a rooming house. Original hardwood floors, tons of character. Back alley access and driveway with a separate storage building. AS-IS. See agent remarks.

22. 2025-08-05
    soldstatus $60,000 Sold 412-char remark

    Show marketing remark (412 chars)

    Attention investors. Very large dwelling, endless possibilities. 6 bedrooms, 1 bathroom upstairs plus 3 bedrooms, 2 living areas, 2 bathrooms and kitchen area downstairs. No kitchen appliances. Newer electric water heater. Structure was previously utilized as a rooming house. Original hardwood floors, tons of character. Back alley access and driveway with a separate storage building. AS-IS. See agent remarks.

23. 2025-06-05
    historical Take Backups 412-char remark

    Show marketing remark (412 chars)

    Attention investors. Very large dwelling, endless possibilities. 6 bedrooms, 1 bathroom upstairs plus 3 bedrooms, 2 living areas, 2 bathrooms and kitchen area downstairs. No kitchen appliances. Newer electric water heater. Structure was previously utilized as a rooming house. Original hardwood floors, tons of character. Back alley access and driveway with a separate storage building. AS-IS. See agent remarks.

24. 2025-03-19
    listed $120,000 New Listing 412-char remark

    Show marketing remark (412 chars)

    Attention investors. Very large dwelling, endless possibilities. 6 bedrooms, 1 bathroom upstairs plus 3 bedrooms, 2 living areas, 2 bathrooms and kitchen area downstairs. No kitchen appliances. Newer electric water heater. Structure was previously utilized as a rooming house. Original hardwood floors, tons of character. Back alley access and driveway with a separate storage building. AS-IS. See agent remarks.

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$478/yr (+$40/mo · 110.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 22% 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 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: $20,858
• − Mortgage interest: −$7,982
• − Property taxes: −$434
• − Insurance: −$2,537
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$4,145
• Taxable income: $2,423
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $3,959/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

+18.8% since first listed

7 events — show timeline

• 2026-02-25 Price Changed $142,500 CARMLS
• 2025-08-22 Listed $150,000 CARMLS
• 2025-08-08 Sold (Public Records) $60,000 Public Records
• 2025-08-07 Pending — CARMLS
• 2025-08-05 Sold (MLS) $60,000 CARMLS
• 2025-06-05 Contingent — CARMLS
• 2025-03-19 Listed $120,000 CARMLS

Property tax history

+2.6%/yr

Latest (2025): $434 · +16.7% YoY. Source: county tax records.