2106 Muldrow Dr · North Little Rock, AR 72117

$65,000

3 bd · 1.0 ba · 884 sqft · SingleFamily public records · 137 Days on market

Built 1959 7,405 sqft lot $74/sqft · 37% below area Est $104k · 37% under ↓ 7% since listing

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

3 Bedroom/1 bath single family home built in 1959, located in North Little Rock neighborhood. Conveniently situated within city limits. Don't miss this opportunity to make this cozy home your own. Ideal for first time home buyer or investors.

Key facts

• 7,405 sq ft lot
• Built 1959
• Listed 137 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 $422 ($5k/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: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 1.60% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.82%
• DSCR: 2.24
• GRM: 5.2

CMA / ARV

• ARV (median comp): $103,725
• List price: $65,000
• Delta: -37.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2107 Hunter Rd	0.08mi	3/1.0	852 (-4%)	17mo	$74,000	$87	76
5224 S Woodland Dr	0.24mi	3/1.0	918 (+4%)	13mo	$75,000	$82	72
111 Marvin St	0.51mi	2/1.0 (-1)	933 (+6%)	7mo	$95,000	$102	56
4705 Goodwin Cir	0.38mi	3/1.0	1,002 (+13%)	7mo	$120,000	$120	54
1100 Graham Ave	0.74mi	3/1.0	910 (+3%)	9mo	$78,000	$86	52
804 Water St	0.68mi	3/1.0	1,008 (+14%)	7mo	$84,000	$83	39
100 Blenden Dr	0.70mi	2/1.0 (-1)	775 (-12%)	11mo	$65,000	$84	33

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: 21.9%
• Equity multiple: 1.90×
• Total profit: $16,320
• Equity at exit: $9,692

10-year hold

• IRR: 30.0%
• Equity multiple: 3.68×
• Total profit: $48,745
• Equity at exit: $5,620

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 72117

• Home prices YoY: -30.4%
• Active inventory: 78
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,038 high
• Mortgage (P&I): −$341
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $422

Break-even live

Break-even rent $504

Max offer price $65,000

Occupancy floor 54%

Sensitivity live

Price	-10% $459	-5% $440	+0% $422	+5% $403	+10% $385
Rent	-10% $340	-5% $381	+0% $422	+5% $463	+10% $504
Rate	-1.0pp $455	-0.5pp $438	base $422	+0.5pp $405	+1.0pp $388

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2107 Muldrow Dr North Little Rock, AR	3.0	1.0	900	$1,015	$1.13	44d	1	0.04mi
817 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,195	$1.31	24d	1	0.79mi
908 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,300	$1.43	22d	1	0.80mi
5204 Alpha St North Little Rock, AR	3.0	1.0	753	$850	$1.13	44d	1	0.85mi
717 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,095	$1.20	44d	1	0.86mi
604 Ellen Dr North Little Rock, AR	4.0	2.0	1114	$1,550	$1.39	15d	1	0.88mi
515 Middle St North Little Rock, AR	2.0	1.0	894	$850	$0.95	15d	1	0.95mi
607 Prothro St North Little Rock, AR	2.0	1.0	779	$825	$1.06	44d	1	1.02mi
306 Boggs St North Little Rock, AR	2.0	1.0	1000	$850	$0.85	24d	1	1.03mi
4701 Atkins St North Little Rock, AR	2.0	1.0	892	$925	$1.04	20d	1	1.12mi
5900 McCain Park Pl North Little Rock, AR	1.0–3.0	1.0–2.0	879	$1,120	$1.27	15d	39	1.20mi
4912 School St North Little Rock, AR	3.0	1.0	1056	$950	$0.90	24d	1	1.31mi

Listing history 18 events

1. 2026-06-18
   days on market $65,000 Active 137 DOM
2. 2026-06-17
   days on market $65,000 Active 136 DOM
3. 2026-06-16
   days on market $65,000 Active 135 DOM
4. 2026-06-15
   days on market $65,000 Active 134 DOM
5. 2026-06-14
   days on market $65,000 Active 132 DOM
6. 2026-06-13
   days on market $65,000 Active 131 DOM
7. 2026-06-10
   days on market $65,000 Active 129 DOM
8. 2026-06-09
   days on market $65,000 Active 128 DOM
9. 2026-06-08
   days on market $65,000 Active 127 DOM
10. 2026-06-07
    days on market $65,000 Active 126 DOM
11. 2026-06-05
    days on market $65,000 Active 123 DOM
12. 2026-06-03
    days on market $65,000 Active 122 DOM
13. 2026-06-02
    days on market $65,000 Active 121 DOM
14. 2026-06-01
    days on market $65,000 Active 120 DOM
15. 2026-05-31
    days on market $65,000 Active 119 DOM
16. 2026-05-31
    days on market $65,000 Active 118 DOM
17. 2026-02-24
    price $65,000 242-char remark

    Show marketing remark (242 chars)

    3 Bedroom/1 bath single family home built in 1959, located in North Little Rock neighborhood. Conveniently situated within city limits. Don't miss this opportunity to make this cozy home your own. Ideal for first time home buyer or investors.

18. 2026-02-01
    listed $70,000 New Listing 242-char remark

    Show marketing remark (242 chars)

    3 Bedroom/1 bath single family home built in 1959, located in North Little Rock neighborhood. Conveniently situated within city limits. Don't miss this opportunity to make this cozy home your own. Ideal for first time home buyer or investors.

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $416 · $35/mo
• Expected delta: +$57/yr (+$5/mo · 15.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $12,452
• − Mortgage interest: −$3,641
• − Property taxes: −$359
• − Insurance: −$325
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$1,891
• Taxable income: $4,243
• Est. tax owed @ 24.0%: −$1,018
• After-tax cash flow: $4,044/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

-7.1% since first listed

2 events — show timeline

• 2026-02-24 Price Changed $65,000 CARMLS
• 2026-02-01 Listed $70,000 CARMLS

Property tax history

-0.3%/yr

Latest (2025): $359 · +14.1% YoY. Source: county tax records.