517- 519 Sierra Madre Dr · North Little Rock, AR 72118

$130,000

4 bd · 2.0 ba · 1,684 sqft · Other public records · 77 Days on market

Built 1960 9,583 sqft lot $77/sqft · 11% above area Est $117k · 11% 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 +26.5/30.0
• DSCR +9.1/10.0
• 1% rule +6.4/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2bd/1ba duplex in North Little Rock. This duplex is cute and in convenient location! Great investment property, Burns Park (within walking distance), stores, and restaurants. Agents see remarks for lease terms. Come check it out before its gone! 24hr notice required showings 8:30am to 4:30pm. Offers need to have the following verbiage (buyer is aware there is a lease in place and agrees to all terms)

Key facts

• Walking distance
• Investment property
• Duplex

Tags

• DUPLEX
• INVESTMENT PROPERTY
• WALKING DISTANCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $130k.

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 $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 fast (+5.5%/yr); 107 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).
• This rent runs 36% of the median local income ($50k/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 $899 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 + 5.5% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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.
8. 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.
9. 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: 9.48%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (median comp): $117,219
• List price: $130,000
• Delta: 10.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.47% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $4,711
• Equity at exit: $19,383

10-year hold

• IRR: 14.9%
• Equity multiple: 2.34×
• Total profit: $48,670
• Equity at exit: $11,240

Cash invested: $36,400 (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: 107
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$682
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $346

Break-even live

Break-even rent $1,045

Max offer price $130,000

Occupancy floor 72%

Sensitivity live

Price	-10% $419	-5% $383	+0% $346	+5% $309	+10% $272
Rent	-10% $229	-5% $287	+0% $346	+5% $404	+10% $463
Rate	-1.0pp $411	-0.5pp $379	base $346	+0.5pp $312	+1.0pp $278

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
418 Sierra Madre Dr North Little Rock, AR	5.0	2.5	2100	$1,900	$0.90	45d	1	0.17mi
1940 Arrowhead Rd North Little Rock, AR	4.0	1.5	1136	$1,400	$1.23	22d	1	0.41mi
407 Rock St North Little Rock, AR	3.0	1.0	1236	$1,395	$1.13	45d	1	0.42mi
2214 Coors Dr North Little Rock, AR	3.0	2.0	1096	$1,050	$0.96	25d	1	0.43mi
4423 West Dr North Little Rock, AR	3.0	1.0	1322	$1,400	$1.06	22d	1	0.47mi
119 Texas Ave North Little Rock, AR	3.0	1.5	1550	$1,425	$0.92	45d	1	0.77mi
5219 Pike Ave North Little Rock, AR	3.0	1.0	1189	$1,195	$1.01	25d	1	0.93mi
5423 Pike Ave North Little Rock, AR	3.0	2.0	1296	$1,100	$0.85	25d	1	0.94mi
5804 Foxboro Dr North Little Rock, AR	3.0	2.0	1071	$1,200	$1.12	25d	1	1.05mi
5 Foxboro Ct North Little Rock, AR	3.0	2.0	1270	$1,350	$1.06	45d	1	1.07mi
407 W 51st St North Little Rock, AR	3.0	2.0	1368	$1,300	$0.95	45d	1	1.30mi
5612 Crescent Dr North Little Rock, AR	3.0	2.0	1275	$1,150	$0.90	20d	1	1.30mi
4017 Mellene Dr North Little Rock, AR	3.0	1.0	1094	$1,150	$1.05	45d	1	1.48mi

Listing history 13 events

1. 2026-05-13
   status Under Contract 404-char remark

   Show marketing remark (404 chars)

   2bd/1ba duplex in North Little Rock. This duplex is cute and in convenient location! Great investment property, Burns Park (within walking distance), stores, and restaurants. Agents see remarks for lease terms. Come check it out before its gone! 24hr notice required showings 8:30am to 4:30pm. Offers need to have the following verbiage (buyer is aware there is a lease in place and agrees to all terms)

2. 2026-02-25
   listed $130,000 New Listing 404-char remark

   Show marketing remark (404 chars)

   2bd/1ba duplex in North Little Rock. This duplex is cute and in convenient location! Great investment property, Burns Park (within walking distance), stores, and restaurants. Agents see remarks for lease terms. Come check it out before its gone! 24hr notice required showings 8:30am to 4:30pm. Offers need to have the following verbiage (buyer is aware there is a lease in place and agrees to all terms)

3. 2020-04-06
   soldstatus $124,500
4. 2020-03-27
   soldstatus $128,000 Sold 71-char remark

   Show marketing remark (71 chars)

   Newly remodeled with all the updates, 3 Bed 2 Bath Prefect for a rental

5. 2020-01-13
   status Under Contract 71-char remark

   Show marketing remark (71 chars)

   Newly remodeled with all the updates, 3 Bed 2 Bath Prefect for a rental

6. 2019-11-20
   status Back on Market 71-char remark

   Show marketing remark (71 chars)

   Newly remodeled with all the updates, 3 Bed 2 Bath Prefect for a rental

7. 2019-09-19
   status Under Contract 71-char remark

   Show marketing remark (71 chars)

   Newly remodeled with all the updates, 3 Bed 2 Bath Prefect for a rental

8. 2019-09-10
   listed $128,000 New Listing 71-char remark

   Show marketing remark (71 chars)

   Newly remodeled with all the updates, 3 Bed 2 Bath Prefect for a rental

9. 2019-08-01
   status Under Contract
10. 2019-07-11
    soldstatus $78,000 Sold
11. 2019-07-08
    soldstatus $78,000
12. 2019-06-11
    historical Take Backups
13. 2019-05-16
    listed $82,500 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: $1,078 · $90/mo
• Projected year-2 tax: $1,078 · $90/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 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: $17,795
• − Mortgage interest: −$7,282
• − Property taxes: −$1,078
• − Insurance: −$650
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$3,782
• Taxable income: $2,156
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $3,632/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

+57.6% since first listed

13 events — show timeline

• 2026-05-13 Pending — CARMLS
• 2026-02-25 Listed $130,000 CARMLS
• 2020-04-06 Sold (Public Records) $124,500 Public Records
• 2020-03-27 Sold (MLS) $128,000 CARMLS
• 2020-01-13 Pending — CARMLS
• 2019-11-20 Relisted — CARMLS
• 2019-09-19 Pending — CARMLS
• 2019-09-10 Listed $128,000 CARMLS
• 2019-08-01 Pending — CARMLS
• 2019-07-11 Sold (MLS) $78,000 CARMLS
• 2019-07-08 Sold (Public Records) $78,000 Public Records
• 2019-06-11 Contingent — CARMLS
• 2019-05-16 Listed $82,500 CARMLS

Property tax history

-0.6%/yr

Latest (2025): $1,078 · +14.2% YoY. Source: county tax records.