719 Rose Ln · North Little Rock, AR 72117

$89,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 26 Days on market

Built 1964 7,405 sqft lot Est $79k · 12% over

---

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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this nicely remodeled 3 bedroom 1 bath home with spacious back yard in North Little Rock! So much new - roof, HVAC, windows, appliances, cabinets, tiled bath! Agents, see confidential remarks.

Key facts

• Community center
• Fenced backyard
• Detached

Tags

• FENCED BACKYARD
• COMMUNITY CENTER
• DETACHED

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional loans or cash

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas; Insulated windows
• Home design: Metal/vinyl siding; No ADU
• Construction: Architectural shingle roof; Crawl space foundation
• Exterior features: Fully fenced yard; Chain link fence; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove
• Flooring: Wood floors; Tile floors
• Bathrooms: 1 full bath
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Washer connection; Electric dryer connection; Sheetrock walls/ceilings
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 13 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 $615 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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

• Watch-outs: flood insurance adds $152/mo.
• 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 $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.24% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.45%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $79,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Greenlea Dr	0.09mi	3/1.0	912 (+6%)	4mo	$84,745	$93	83
909 Graham Ave	0.14mi	3/1.0	912 (+6%)	3mo	$40,000	$44	82
809 Healy St	0.15mi	3/1.0	936 (+8%)	8mo	$60,000	$64	72
1100 Graham Ave	0.24mi	3/1.0	910 (+5%)	9mo	$78,000	$86	72
702 Hyacinth St	0.23mi	2/1.0 (-1)	844 (-2%)	10mo	$100,000	$118	72
936 Roseclair	0.15mi	3/1.0	912 (+6%)	14mo	$120,000	$132	72
713 Hyacinth St	0.24mi	2/1.0 (-1)	816 (-6%)	8mo	$57,000	$70	68
626 Mills St	0.18mi	3/1.0	982 (+14%)	2mo	$89,900	$92	67
615 Mills	0.21mi	2/1.0 (-1)	794 (-8%)	10mo	$27,000	$34	64
712 Blossom St	0.27mi	2/1.0 (-1)	755 (-13%)	0mo	$130,000	$172	61
8 Spear Rd	0.63mi	3/1.0	936 (+8%)	6mo	$103,000	$110	52
204 Water St	0.68mi	2/1.0 (-1)	936 (+8%)	10mo	$31,000	$33	41

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-6,215
• Equity at exit: $13,270

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $5,427
• Equity at exit: $7,695

Cash invested: $24,920 (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 72117

• Home prices YoY: -30.4%
• Active inventory: 78
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,107 high
• Mortgage (P&I): −$467
• Tax from tax record: −$91 /mo · $1,092/yr
• Insurance: −$37
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $127

Break-even live

Break-even rent $945

Max offer price $89,000

Occupancy floor 83%

Sensitivity live

Price	-10% $178	-5% $153	+0% $127	+5% $102	+10% $77
Rent	-10% $40	-5% $84	+0% $127	+5% $171	+10% $215
Rate	-1.0pp $172	-0.5pp $150	base $127	+0.5pp $104	+1.0pp $81

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,300	$1.43	22d	1	0.10mi
717 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,095	$1.20	44d	1	0.11mi
817 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,195	$1.31	24d	1	0.12mi
5204 Alpha St North Little Rock, AR	3.0	1.0	753	$850	$1.13	44d	1	0.26mi
306 Boggs St North Little Rock, AR	2.0	1.0	1000	$850	$0.85	24d	1	0.57mi
607 Prothro St North Little Rock, AR	2.0	1.0	779	$825	$1.06	44d	1	0.59mi
515 Middle St North Little Rock, AR	2.0	1.0	894	$850	$0.95	15d	1	0.64mi
4701 Atkins St North Little Rock, AR	2.0	1.0	892	$925	$1.04	19d	1	0.74mi
4912 School St North Little Rock, AR	3.0	1.0	1056	$950	$0.90	24d	1	0.77mi
6612 Whippoorwill Ln North Little Rock, AR	3.0	1.5	952	$1,075	$1.13	44d	1	0.92mi
6617 Whippoorwill Ln North Little Rock, AR	3.0	1.5	952	$995	$1.05	24d	1	0.92mi
2107 Muldrow Dr North Little Rock, AR	3.0	1.0	900	$1,015	$1.13	44d	1	0.93mi
604 Ellen Dr North Little Rock, AR	4.0	2.0	1114	$1,550	$1.39	15d	1	1.22mi

Listing history 24 events

1. 2026-06-15
   statusdays on market $89,000 Under Contract 26 DOM
2. 2026-06-14
   days on market $89,000 Take Backups 25 DOM
3. 2026-06-13
   days on market $89,000 Take Backups 24 DOM
4. 2026-06-10
   days on market $89,000 Take Backups 22 DOM
5. 2026-06-09
   days on market $89,000 Take Backups 21 DOM
6. 2026-06-08
   days on market $89,000 Take Backups 20 DOM
7. 2026-06-07
   days on market $89,000 Take Backups 19 DOM
8. 2026-06-05
   days on market $89,000 Take Backups 16 DOM
9. 2026-06-03
   days on market $89,000 Take Backups 15 DOM
10. 2026-06-02
    statusdays on market $89,000 Take Backups 14 DOM
11. 2026-06-01
    days on market $89,000 Active 13 DOM
12. 2026-05-31
    days on market $89,000 Active 12 DOM
13. 2026-05-31
    days on market $89,000 Active 11 DOM
14. 2026-05-19
    listed $89,000 New Listing
15. 2021-06-28
    soldstatus $84,500
16. 2021-06-15
    soldstatus $84,500 Sold 202-char remark

    Show marketing remark (202 chars)

    Check out this nicely remodeled 3 bedroom 1 bath home with spacious back yard in North Little Rock! So much new - roof, HVAC, windows, appliances, cabinets, tiled bath! Agents, see confidential remarks.

17. 2021-06-11
    historical 202-char remark

    Show marketing remark (202 chars)

    Check out this nicely remodeled 3 bedroom 1 bath home with spacious back yard in North Little Rock! So much new - roof, HVAC, windows, appliances, cabinets, tiled bath! Agents, see confidential remarks.

18. 2021-05-12
    historical Take Backups 202-char remark

    Show marketing remark (202 chars)

    Check out this nicely remodeled 3 bedroom 1 bath home with spacious back yard in North Little Rock! So much new - roof, HVAC, windows, appliances, cabinets, tiled bath! Agents, see confidential remarks.

19. 2021-05-10
    listed $84,500 New Listing 202-char remark

    Show marketing remark (202 chars)

    Check out this nicely remodeled 3 bedroom 1 bath home with spacious back yard in North Little Rock! So much new - roof, HVAC, windows, appliances, cabinets, tiled bath! Agents, see confidential remarks.

20. 2021-01-26
    historical
21. 2020-10-28
    listed $20,000
22. 2020-10-28
    historical
23. 2020-04-13
    historical
24. 2020-03-30
    listed $578,900 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: $1,092 · $91/mo
• Projected year-2 tax: $1,092 · $91/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 AH · 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,279
• − Mortgage interest: −$4,985
• − Property taxes: −$1,092
• − Insurance: −$2,270
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$2,589
• Taxable income: $218
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $1,476/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

-84.6% since first listed

11 events — show timeline

• 2026-05-19 Listed $89,000 CARMLS
• 2021-06-28 Sold (Public Records) $84,500 Public Records
• 2021-06-15 Sold (MLS) $84,500 CARMLS
• 2021-06-11 Listing Removed — CARMLS
• 2021-05-12 Contingent — CARMLS
• 2021-05-10 Listed $84,500 CARMLS
• 2021-01-26 Listing Removed — CARMLS
• 2020-10-28 Listing Removed — CARMLS
• 2020-10-28 Listed $20,000 CARMLS
• 2020-04-13 Listing Removed — CARMLS
• 2020-03-30 Listed $578,900 CARMLS

Property tax history

+12.1%/yr

Latest (2025): $1,092 · +6.0% YoY. Source: county tax records.