405 Healy St · North Little Rock, AR 72117

$110,000

3 bd · 2.0 ba · 1,054 sqft · SingleFamily public records · 77 Days on market

Built 1964 0.26 ac lot $104/sqft · 61% above area

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 405 Healy! This cozy, well-maintained single-family home built in 1964, featuring 3 bedrooms, 2 full bathrooms, and approximately 1,101 sq ft of living space on a spacious 0.26-acre lot. It offers a peaceful, tranquil neighborhood setting (in the Spanish Grant area), with highlights including a fully fenced yard, a 10x20 storage building out back, and a concrete patio for relaxing outdoors. This property to be Sold As is. Agents, please see remarks.

Key facts

• Storage building
• Concrete patio
• Fully fenced yard

Tags

• FULLY FENCED YARD
• STORAGE BUILDING
• CONCRETE PATIO
• TRANQUIL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (0.5% below list).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 78 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $761 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 77 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.
• Current owner paid $95k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (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 1964 — 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: 1.00% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (median comp): $71,583
• List price: $110,000
• Delta: 53.67%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 Healy St	0.09mi	3/1.0	1,122 (+6%)	4mo	$34,000	$30	78
5216 Lynch Dr	0.15mi	2/1.0 (-1)	1,081 (+3%)	2mo	$85,000	$79	78
418 Mills St	0.08mi	3/1.0	996 (-6%)	9mo	$45,000	$45	76
626 Mills St	0.31mi	3/1.0	982 (-7%)	2mo	$89,900	$92	69
804 Water St	0.50mi	3/1.0	1,008 (-4%)	7mo	$84,000	$83	60
4509 Haywood St	0.61mi	3/1.0	1,130 (+7%)	3mo	$130,000	$115	53
809 Healy St	0.38mi	3/1.0	936 (-11%)	8mo	$60,000	$64	53
908 Greenlea Dr	0.44mi	3/1.0	912 (-14%)	4mo	$84,745	$93	50
909 Graham Ave	0.52mi	3/1.0	912 (-14%)	3mo	$40,000	$44	47
928 Healy St	0.50mi	3/1.0	1,196 (+14%)	5mo	$52,000	$43	46
8 Spear Rd	0.63mi	3/1.0	936 (-11%)	6mo	$103,000	$110	43
1100 Graham Ave	0.62mi	3/1.0	910 (-14%)	9mo	$78,000	$86	36

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-9,971
• Equity at exit: $16,401

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,444
• Equity at exit: $9,511

Cash invested: $30,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,095 high
• Mortgage (P&I): −$577
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $123

Break-even live

Break-even rent $939

Max offer price $110,000

Occupancy floor 84%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5204 Alpha St North Little Rock, AR	3.0	1.0	753	$850	$1.13	44d	1	0.33mi
306 Boggs St North Little Rock, AR	2.0	1.0	1000	$850	$0.85	23d	1	0.35mi
717 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,095	$1.20	44d	1	0.37mi
607 Prothro St North Little Rock, AR	2.0	1.0	779	$825	$1.06	44d	1	0.39mi
4911 School St North Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	0.39mi
4820 Haywood St North Little Rock, AR	4.0	2.0	1223	$1,595	$1.30	14d	1	0.40mi
4912 School St North Little Rock, AR	3.0	1.0	1056	$950	$0.90	23d	1	0.41mi
817 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,195	$1.31	23d	1	0.44mi
908 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,300	$1.43	21d	1	0.46mi
515 Middle St North Little Rock, AR	2.0	1.0	894	$850	$0.95	14d	1	0.48mi
4701 Atkins St North Little Rock, AR	2.0	1.0	892	$925	$1.04	19d	1	0.48mi
4716 School St North Little Rock, AR	3.0	1.0	1347	$1,150	$0.85	44d	1	0.51mi
3 Neal Pl North Little Rock, AR	3.0	1.0	1144	$975	$0.85	44d	1	0.75mi
3 Neal Pl North Little Rock, AR	3.0	1.0	1144	$975	$0.85	23d	1	0.75mi
4007 Rogers St North Little Rock, AR	4.0	2.0	1157	$1,595	$1.38	44d	1	0.79mi
6612 Whippoorwill Ln North Little Rock, AR	3.0	1.5	952	$1,075	$1.13	44d	1	0.96mi
6617 Whippoorwill Ln North Little Rock, AR	3.0	1.5	952	$995	$1.05	23d	1	0.97mi
2107 Muldrow Dr North Little Rock, AR	3.0	1.0	900	$1,015	$1.13	44d	1	1.21mi
814 N G St North Little Rock, AR	3.0	2.0	1280	$1,100	$0.86	23d	1	1.44mi
211 Crockett St North Little Rock, AR	2.0	1.0	1100	$850	$0.77	44d	1	1.45mi

Listing history 27 events

1. 2026-06-18
   days on market $110,000 Active 77 DOM
2. 2026-06-17
   days on market $110,000 Active 76 DOM
3. 2026-06-16
   days on market $110,000 Active 75 DOM
4. 2026-06-15
   days on market $110,000 Active 74 DOM
5. 2026-06-14
   days on market $110,000 Active 72 DOM
6. 2026-06-13
   days on market $110,000 Active 71 DOM
7. 2026-06-10
   days on market $110,000 Active 69 DOM
8. 2026-06-09
   days on market $110,000 Active 68 DOM
9. 2026-06-08
   days on market $110,000 Active 67 DOM
10. 2026-06-07
    days on market $110,000 Active 66 DOM
11. 2026-06-05
    days on market $110,000 Active 63 DOM
12. 2026-06-03
    days on market $110,000 Active 62 DOM
13. 2026-06-02
    days on market $110,000 Active 61 DOM
14. 2026-06-01
    days on market $110,000 Active 60 DOM
15. 2026-05-31
    days on market $110,000 Active 59 DOM
16. 2026-05-31
    days on market $110,000 Active 58 DOM
17. 2026-03-18
    listed $110,000 New Listing 464-char remark

    Show marketing remark (464 chars)

    Welcome to 405 Healy! This cozy, well-maintained single-family home built in 1964, featuring 3 bedrooms, 2 full bathrooms, and approximately 1,101 sq ft of living space on a spacious 0.26-acre lot. It offers a peaceful, tranquil neighborhood setting (in the Spanish Grant area), with highlights including a fully fenced yard, a 10x20 storage building out back, and a concrete patio for relaxing outdoors. This property to be Sold As is. Agents, please see remarks.

18. 2026-01-01
    historical
19. 2025-11-22
    price $99,900
20. 2025-10-08
    price $105,000
21. 2025-07-21
    listed $110,000 New Listing
22. 2023-12-22
    soldstatus $95,400
23. 2023-12-15
    status Under Contract
24. 2023-12-14
    soldstatus $95,400 Sold
25. 2023-11-15
    historical Take Backups
26. 2023-11-12
    listed $89,900 New Listing
27. 2006-01-05
    soldstatus $51,000

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: +$75/yr (+$6/mo · 11.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $13,136
• − Mortgage interest: −$6,162
• − Property taxes: −$629
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$3,200
• Taxable loss: −$304
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $1,552/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

+115.7% since first listed

11 events — show timeline

• 2026-03-18 Listed $110,000 CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-11-22 Price Changed $99,900 CARMLS
• 2025-10-08 Price Changed $105,000 CARMLS
• 2025-07-21 Listed $110,000 CARMLS
• 2023-12-22 Sold (Public Records) $95,400 Public Records
• 2023-12-15 Pending — CARMLS
• 2023-12-14 Sold (MLS) $95,400 CARMLS
• 2023-11-15 Contingent — CARMLS
• 2023-11-12 Listed $89,900 CARMLS
• 2006-01-05 Sold (Public Records) $51,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $629 · +6.0% YoY. Source: county tax records.