1814 Crutcher St · North Little Rock, AR 72114

$65,000

3 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 23 Days on market

Built 1945

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

Single family home, needs works, selling as is

Key facts

• Built 1945
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: Rents rising (+3.1%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.72% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.79%
• DSCR: 2.37
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $41,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2114 W Long 17th St	0.26mi	3/1.0	939 (-9%)	5mo	$26,250	$28	69
1506 W 16th St	0.33mi	2/1.0 (-1)	968 (-6%)	8mo	$96,000	$99	63
1507 Marion St	0.64mi	2/1.0 (-1)	1,072 (+4%)	0mo	$65,000	$61	58
816 W 20th St	0.57mi	2/1.0 (-1)	994 (-4%)	7mo	$18,000	$18	57
1309 Parker St	0.54mi	3/1.0	1,170 (+14%)	0mo	$115,000	$98	52
2022 W 16th St	0.28mi	2/1.0 (-1)	1,156 (+12%)	15mo	$34,000	$29	49
1605 W 15th St	0.32mi	2/1.0 (-1)	1,174 (+14%)	10mo	$29,000	$25	48
705 W 22nd St	0.69mi	2/1.0 (-1)	952 (-8%)	5mo	$38,000	$40	46
1103 Franklin St	0.64mi	2/1.0 (-1)	966 (-6%)	13mo	$12,500	$13	44
1404 Frank St	0.40mi	4/1.5 (+1)	1,175 (+14%)	10mo	$80,000	$68	42
1709 Marion	0.60mi	3/1.5	1,152 (+12%)	10mo	$80,000	$69	42
1001 Park St	0.64mi	2/1.0 (-1)	1,152 (+12%)	10mo	$28,025	$24	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 26.3%
• Equity multiple: 2.11×
• Total profit: $20,167
• Equity at exit: $10,547

10-year hold

• IRR: 33.6%
• Equity multiple: 4.14×
• Total profit: $57,179
• Equity at exit: $7,101

Cash invested: $18,200 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,115 high
• Mortgage (P&I): −$341
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $467

Break-even live

Break-even rent $524

Max offer price $65,000

Occupancy floor 53%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1922 W Short 17th St Unit 2 North Little Rock, AR	2.0	1.0	800	$625	$0.78	43d	1	0.13mi
2021 W Long 17th St North Little Rock, AR	3.0	1.0	1268	$895	$0.71	43d	1	0.20mi
1603 W Long 17th St Unit B North Little Rock, AR	3.0	1.0	1036	$650	$0.63	43d	1	0.21mi
1308 W 21st St North Little Rock, AR	2.0	1.0	944	$945	$1.00	43d	1	0.30mi
1519 W 15th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	43d	1	0.33mi
1317 W 16th St North Little Rock, AR	2.0	1.0	864	$675	$0.78	43d	1	0.38mi
5 North Little Rock, AR	1.0–2.0	1.0–2.0	1145	$2,394	$2.09	14d	7	0.38mi
2320 Franklin St North Little Rock, AR	2.0	2.0	932	$750	$0.80	23d	1	0.44mi
2316 Parker St North Little Rock, AR	4.0	1.0	1146	$1,195	$1.04	23d	1	0.49mi
1100 W 24th St North Little Rock, AR	3.0	1.0	1036	$1,295	$1.25	19d	1	0.52mi
823 W 20th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	23d	1	0.57mi
1019 Frank St Unit B North Little Rock, AR	2.0	1.0	806	$850	$1.05	43d	1	0.61mi
1603 Chandler St North Little Rock, AR	2.0	1.0	1080	$895	$0.83	43d	1	0.68mi
1300 W 10th St North Little Rock, AR	2.0	1.0	852	$895	$1.05	43d	1	0.69mi
1236 W 10th St North Little Rock, AR	3.0	1.0	1185	$795	$0.67	43d	1	0.70mi
128 College Park Cir Unit 1 North Little Rock, AR	2.0	1.0	975	$550	$0.56	43d	1	0.77mi
600 W 18th St North Little Rock, AR	3.0	1.0	1157	$895	$0.77	14d	1	0.79mi
605 W Scenic Dr North Little Rock, AR	3.0	2.0	1040	$1,050	$1.01	43d	1	0.87mi
605 W Scenic Dr North Little Rock, AR	2.0	1.0	820	$875	$1.07	19d	1	0.87mi
801 W Scenic Dr North Little Rock, AR	2.0	2.5	1000	$995	$0.99	14d	1	0.90mi
1508 Sycamore St North Little Rock, AR	2.0	1.0	1320	$1,175	$0.89	43d	1	0.91mi
605 W Scenic Dr Apt L16 North Little Rock, AR	2.0	1.0	820	$825	$1.01	43d	1	0.93mi
1220 W 4th St North Little Rock, AR	2.0	1.0	1315	$2,150	$1.63	23d	1	0.97mi
1416 Willow St North Little Rock, AR	2.0	1.0	995	$1,999	$2.01	43d	1	0.99mi
1009 W Scenic Dr North Little Rock, AR	2.0	1.5	1050	$1,100	$1.05	43d	1	0.99mi
1512 W 35th St North Little Rock, AR	2.0	1.0	848	$875	$1.03	14d	1	0.99mi
1812 W 36th St North Little Rock, AR	2.0	1.0	790	$875	$1.11	43d	1	1.02mi
1524 Orange St North Little Rock, AR	3.0	2.0	1350	$1,000	$0.74	23d	1	1.04mi
1120 Rockwater Blvd North Little Rock, AR	2.0	1.0–2.0	955	$2,175	$2.28	43d	1	1.04mi
134 Melrose Cir North Little Rock, AR	3.0	2.0	1322	$1,750	$1.32	21d	1	1.17mi
124 Melrose Cir North Little Rock, AR	2.0	2.0	1200	$1,950	$1.62	14d	1	1.20mi
3423 Chandler St Unit B North Little Rock, AR	2.0	1.0	928	$725	$0.78	43d	1	1.22mi
1920 N Poplar St North Little Rock, AR	4.0	2.0	1422	$1,595	$1.12	14d	1	1.22mi
2200 Riverfront Dr Little Rock, AR	1.0–3.0	1.0–2.0	1000	$2,190	$2.19	14d	10	1.24mi
2420 Riverfront Dr Little Rock, AR	1.0–2.0	1.0	672	$1,164	$1.73	14d	20	1.25mi
1913 N Magnolia St North Little Rock, AR	2.0	1.0	816	$675	$0.83	43d	1	1.26mi
407 W 33rd St North Little Rock, AR	3.0	2.0	1472	$1,025	$0.70	43d	1	1.28mi
5 Sweet Rose Ln North Little Rock, AR	3.0	1.5	960	$1,150	$1.20	23d	1	1.29mi
1200 Riverfront Dr Little Rock, AR	1.0–2.0	1.0–2.0	923	$2,274	$2.46	21d	12	1.29mi
11 Sweet Rose Ln North Little Rock, AR	3.0	1.0	950	$1,150	$1.21	43d	1	1.31mi

Listing history 17 events

1. 2026-06-18
   days on market $65,000 Active 23 DOM
2. 2026-06-17
   days on market $65,000 Active 22 DOM
3. 2026-06-16
   days on market $65,000 Active 21 DOM
4. 2026-06-15
   days on market $65,000 Active 20 DOM
5. 2026-06-14
   days on market $65,000 Active 18 DOM
6. 2026-06-13
   days on market $65,000 Active 17 DOM
7. 2026-06-10
   days on market $65,000 Active 15 DOM
8. 2026-06-09
   days on market $65,000 Active 14 DOM
9. 2026-06-08
   days on market $65,000 Active 13 DOM
10. 2026-06-07
    days on market $65,000 Active 12 DOM
11. 2026-06-05
    days on market $65,000 Active 9 DOM
12. 2026-06-03
    days on market $65,000 Active 8 DOM
13. 2026-06-02
    days on market $65,000 Active 7 DOM
14. 2026-06-01
    days on market $65,000 Active 6 DOM
15. 2026-05-31
    days on market $65,000 Active 5 DOM
16. 2026-05-31
    days on market $65,000 Active 4 DOM
17. 2026-05-26
    listed $65,000 Active

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $552 · $46/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 1/10 Low
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,382
• − Mortgage interest: −$3,641
• − Property taxes: −$552
• − Insurance: −$325
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$1,891
• Taxable income: $4,831
• Est. tax owed @ 24.0%: −$1,160
• After-tax cash flow: $4,444/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

1 event — show timeline

• 2026-05-26 Listed $65,000 FSBO.com

Property tax history

-2.2%/yr

Latest (2025): $552 · +6.0% YoY. Source: county tax records.