RC Carnegie II Plan · North Little Rock, AR 72113

$218,900

4 bd · 2.0 ba · 1,470 sqft · SingleFamily · 122 Days on market

Excellent condition 2-car garage

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +3.7/5.0
• 1% rule +2.3/10.0
• Schools +2.3/10.0
• Rent growth +2.0/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in Maumelle, AR, Woods at White Oak offers beautiful, new single-family homes with convenience, comfort and value. Explore nearby Pinnacle Mountain State Park, visit the Little Rock Zoo or enjoy local restaurants and shopping.

Key facts

• 2 garage spots
• Listed 121 days

🏗️ New construction. The $218,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $245,535.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (17.8% below list).
• Recommended offer: $180k (17.8% below list) — sets the bar for 1% rule.

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: crime F, amenities F, employment D-.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crystal Hill Elementary (math 23% / reading 16%, grade F, #383 of 454 statewide, top 86%, 504 students, 96% FRL); Maumelle Middle School (math 25% / reading 31%, grade F, #150 of 201 statewide, top 76%, 589 students, 56% FRL); Maumelle High School (math 16% / reading 25%, grade F, #233 of 292 statewide, top 80%, 844 students, 40% FRL) — zoned schools average 64% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.1%/yr); 338 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 122 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Recommended offer $179,879 (17.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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: 0.73% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.81%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (median comp): $245,535
• List price: $218,900
• Delta: -10.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10201 Brandi Kay Dr	0.02mi	4/2.0	1,470 (0%)	0mo	$220,900	$150	99
10200 Lori Kaye Dr	0.02mi	4/2.0	1,470 (0%)	0mo	$221,900	$151	99
8300 Kim Dr	0.03mi	4/2.0	1,470 (0%)	0mo	$217,900	$148	98
8208 Kennedy Ln	0.29mi	4/2.0	1,459 (-1%)	0mo	$217,925	$149	85
10220 Brandi Kay Dr	0.08mi	3/2.0 (-1)	1,557 (+6%)	1mo	$229,000	$147	80
144 Jonathan Dr	0.22mi	3/2.0 (-1)	1,402 (-5%)	0mo	$225,150	$161	77
150 Jonathan Dr	0.24mi	3/2.0 (-1)	1,402 (-5%)	1mo	$228,900	$163	75
8200 Kennedy Ln	0.29mi	3/2.0 (-1)	1,402 (-5%)	2mo	$211,000	$150	72
146 Jonathan Dr	0.23mi	3/2.0 (-1)	1,373 (-7%)	1mo	$226,900	$165	72
103 Sofia Dr	0.25mi	3/2.0 (-1)	1,373 (-7%)	1mo	$230,955	$168	72
115 Sofia Dr	0.30mi	3/2.5 (-1)	1,567 (+7%)	0mo	$246,000	$157	68
10304 Marilyn Dr	0.18mi	3/2.0 (-1)	1,249 (-15%)	2mo	$205,000	$164	60

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.9%
• Equity multiple: 0.09×
• Total profit: $-62,597
• Equity at exit: $36,610

10-year hold

• IRR: -42.8%
• Equity multiple: -0.42×
• Total profit: $-97,389
• Equity at exit: $21,229

Cash invested: $68,750 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 16 under contract
• Months of supply: 2.6 mo (38%/mo absorbed)
• Median asking: $228,900 ($159/sqft)
• Median days on market: 200 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: +4.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72113

• Home prices YoY: -17.0%
• Rents YoY: -2.1%
• Active inventory: 338
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$1,288
• Tax est. 1.5%: −$307 /mo · $3,683/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-276

Break-even live

Break-even rent $2,148

Max offer price $205,627

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-191	+0% $-276	+5% $-361	+10% $-445
Rent	-10% $-418	-5% $-347	+0% $-276	+5% $-205	+10% $-134
Rate	-1.0pp $-152	-0.5pp $-213	base $-276	+0.5pp $-339	+1.0pp $-404

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: $61,384
• Closing costs: $7,366
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10220 Brandi Kay Dr Maumelle, AR	3.0	2.0	1557	$1,800	$1.16	15d	1	0.10mi
10224 Debbie Dr North Little Rock, AR	3.0	2.0	1340	$1,655	$1.24	93d	1	0.11mi
10500 Darla Ln North Little Rock, AR	3.0	2.0	1679	$1,850	$1.10	72d	1	0.32mi
208 Sofia Dr Maumelle, AR	3.0	2.0	1472	$1,775	$1.21	72d	1	0.34mi
8213 Eastwood Creek Dr North Little Rock, AR	3.0	2.0	1402	$1,750	$1.25	72d	1	0.35mi
623 Riley Ln Maumelle, AR	4.0	2.0	1862	$2,300	$1.24	72d	1	1.14mi

Property features AI

Finance

• Other: Address listed as RC Carnegie II Plan, Maumelle, AR 72113
• Financial info: List price $218,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: RC Carnegie II planNew construction plan
• Construction: New construction (2026 plan)
• Exterior features: Living area approximately 1,470 (plan)

Interior

• Kitchen: Kitchen included (details not provided)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan)
• Laundry & utility: Laundry/utility area (details not provided)

Listing history 50 events

1. 2026-08-08
   days on market $218,900 Active 122 DOM
2. 2026-08-07
   days on market $218,900 Active 121 DOM
3. 2026-08-06
   days on market $218,900 Active 120 DOM
4. 2026-08-05
   days on market $218,900 Active 119 DOM
5. 2026-08-04
   days on market $218,900 Active 118 DOM
6. 2026-08-03
   days on market $218,900 Active 117 DOM
7. 2026-07-31
   days on market $218,900 Active 114 DOM
8. 2026-07-30
   days on market $218,900 Active 113 DOM
9. 2026-07-29
   days on market $218,900 Active 112 DOM
10. 2026-07-27
    days on market $218,900 Active 110 DOM
11. 2026-07-25
    days on market $218,900 Active 108 DOM
12. 2026-07-24
    days on market $218,900 Active 107 DOM
13. 2026-07-23
    days on market $218,900 Active 106 DOM
14. 2026-07-22
    days on market $218,900 Active 105 DOM
15. 2026-07-21
    days on market $218,900 Active 104 DOM
16. 2026-07-18
    days on market $218,900 Active 101 DOM
17. 2026-07-16
    days on market $218,900 Active 99 DOM
18. 2026-07-16
    days on market $218,900 Active 98 DOM
19. 2026-07-14
    days on market $218,900 Active 97 DOM
20. 2026-07-13
    days on market $218,900 Active 96 DOM
21. 2026-07-12
    days on market $218,900 Active 95 DOM
22. 2026-07-11
    days on market $218,900 Active 94 DOM
23. 2026-07-10
    days on market $218,900 Active 93 DOM
24. 2026-07-09
    days on market $218,900 Active 92 DOM
25. 2026-07-07
    days on market $218,900 Active 90 DOM
26. 2026-07-06
    days on market $218,900 Active 89 DOM
27. 2026-07-05
    days on market $218,900 Active 88 DOM
28. 2026-07-04
    days on market $218,900 Active 87 DOM
29. 2026-07-03
    days on market $218,900 Active 86 DOM
30. 2026-07-02
    days on market $218,900 Active 85 DOM
31. 2026-07-01
    days on market $218,900 Active 84 DOM
32. 2026-06-30
    days on market $218,900 Active 83 DOM
33. 2026-06-29
    days on market $218,900 Active 82 DOM
34. 2026-06-28
    days on market $218,900 Active 81 DOM
35. 2026-06-28
    days on market $218,900 Active 80 DOM
36. 2026-06-27
    days on market $218,900 Active 79 DOM
37. 2026-06-25
    days on market $218,900 Active 77 DOM
38. 2026-06-23
    days on market $218,900 Active 75 DOM
39. 2026-06-21
    days on market $218,900 Active 74 DOM
40. 2026-06-18
    days on market $218,900 Active 71 DOM
41. 2026-06-17
    days on market $218,900 Active 70 DOM
42. 2026-06-16
    days on market $218,900 Active 69 DOM
43. 2026-06-15
    days on market $218,900 Active 68 DOM
44. 2026-06-14
    days on market $218,900 Active 66 DOM
45. 2026-06-13
    days on market $218,900 Active 65 DOM
46. 2026-06-10
    days on market $218,900 Active 63 DOM
47. 2026-06-09
    days on market $218,900 Active 62 DOM
48. 2026-06-08
    days on market $218,900 Active 61 DOM
49. 2026-06-07
    days on market $218,900 Active 60 DOM
50. 2026-06-05
    days on market $218,900 Active 57 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,585
• − Mortgage interest: −$13,754
• − Property taxes: −$3,683
• − Insurance: −$1,228
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$7,143
• Taxable loss: −$7,676
• Est. tax savings @ 24.0%: +$1,842
• After-tax cash flow: $-1,467/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This is a new single-family home in Maumelle, AR, with excellent curb appeal and no visible signs of wear or damage.

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary Crystal Hill Elementary F AR #383/454 Nat'l #33,738/41,679 Middle Maumelle Middle School F AR #150/201 Nat'l #9,545/14,009 High Maumelle High School F AR #233/292 Nat'l #13,991/17,239

Schools (NCES district)

• District: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 of 238 in AR

B Composite livability gradescore 73/100

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 · 415,378 people
• City population: 55,470
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 25,596
• Household income: $79,248
• Rent vs Own: 44.9% rent · 55.1% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 27% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 94% English-only · Spanish 3% Tagalog/Filipino 1% French/Haitian/Cajun 1%

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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: ▼ -40.01%
• Current HPI: 195.9346
• Rent YoY: ▼ -2.08%
• Metro: Little Rock-North Little Rock-Conway, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

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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

Property features AI

Finance

• Other: Address listed as RC Carnegie II Plan, Maumelle, AR 72113
• Financial info: List price $218,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: RC Carnegie II planNew construction plan
• Construction: New construction (2026 plan)
• Exterior features: Living area approximately 1,470 (plan)

Interior

• Kitchen: Kitchen included (details not provided)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan)
• Laundry & utility: Laundry/utility area (details not provided)