6305 Rolling Hills Ln · North Little Rock, AR 72118

$199,900

4 bd · 2.5 ba · 2,846 sqft · SingleFamily public records · 106 Days on market

Built 1978 0.31 ac lot $70/sqft · 32% below area Est $222k · 10% under

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Why this score? — see what drove the D+ 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 +15.3/30.0
• ARV discount +12.1/15.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice split level home on a nice level lot. Back yard backs up to a nice private green belt. Covered deck overlooks back yard. Large multi purpose room downstairs. Could be a bedroom, den, or in-law quarters. Lots of recent updates.

Key facts

• Covered deck
• Multi purpose room
• Recent updates

Tags

• PRIVATE GREEN BELT
• COVERED DECK
• MULTI PURPOSE ROOM
• RECENT UPDATES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $73 ($872/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 $181k (9.6% below list).
• Recommended offer: $181k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.0% 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: crime F, amenities F, employment D-.
• 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.
• Zoned schools: Indian Hills Elementary School (math 31% / reading 29%, grade F, #304 of 454 statewide, top 67%, 429 students, 100% FRL); Lakewood Middle School (math 23% / reading 32%, grade F, #155 of 201 statewide, top 77%, 1,115 students, 100% FRL); North Little Rock High School (math 12% / reading 26%, grade F, #248 of 292 statewide, top 86%, 1,949 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 106 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 106 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,616 (9.6% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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: 0.90% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (median comp): $222,477
• List price: $199,900
• Delta: -10.15%
• 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
915 Valley Crk	0.24mi	4/3.5	2,947 (+4%)	1mo	$578,000	$196	78
6324 Allwood Dr	0.07mi	4/2.0	2,562 (-10%)	3mo	$248,500	$97	76
7 Edenwood Ln	0.46mi	4/3.0	2,796 (-2%)	4mo	$410,000	$147	70
6612 Allwood Dr	0.13mi	3/2.5 (-1)	2,452 (-14%)	2mo	$265,000	$108	64
1805 Hasbrook Ct	0.54mi	4/3.0	2,892 (+2%)	10mo	$395,000	$137	61
5820 Greenhurst Dr	0.59mi	4/2.5	2,570 (-10%)	6mo	$249,900	$97	51
5605 N Walnut Rd	0.47mi	4/3.0	2,462 (-14%)	5mo	$185,000	$75	49
7405 Flintrock Rd	0.70mi	4/3.0	2,653 (-7%)	8mo	$302,500	$114	47
59 Coronado Cir	0.57mi	4/3.0	3,151 (+11%)	8mo	$355,000	$113	47
10 Silverwood Ct	0.47mi	3/2.5 (-1)	3,250 (+14%)	8mo	$412,000	$127	43
800 Cache River Rd	0.66mi	4/3.0	2,446 (-14%)	3mo	$375,000	$153	41
1309 Winnebago Dr	0.71mi	4/3.0	2,590 (-9%)	12mo	$349,900	$135	39

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 · 5.47% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.59×
• Total profit: $-23,154
• Equity at exit: $29,806

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $5,694
• Equity at exit: $17,284

Cash invested: $55,972 (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 72118

• Home prices YoY: -17.9%
• Rents YoY: 5.5%
• Active inventory: 106
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,806 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$223 /mo · $2,671/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $73

Break-even live

Break-even rent $1,714

Max offer price $199,900

Occupancy floor 91%

Sensitivity live

Price	-10% $186	-5% $129	+0% $73	+5% $16	+10% $-40
Rent	-10% $-70	-5% $1	+0% $73	+5% $144	+10% $215
Rate	-1.0pp $173	-0.5pp $124	base $73	+0.5pp $21	+1.0pp $-32

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5800 N Walnut Rd North Little Rock, AR	4.0	3.0	2777	$1,995	$0.72	16d	1	0.42mi
5704 Belle Point Rd North Little Rock, AR	4.0	3.0	2552	$1,995	$0.78	16d	1	0.50mi
7308 Pontiac Dr North Little Rock, AR	3.0	2.0	2012	$1,800	$0.89	25d	1	0.81mi
5109 N Cedar St North Little Rock, AR	4.0	2.0	2185	$1,595	$0.73	45d	1	0.82mi

Listing history 40 events

1. 2026-06-21
   days on market $199,900 Active 106 DOM
2. 2026-06-18
   days on market $199,900 Active 103 DOM
3. 2026-06-17
   days on market $199,900 Active 102 DOM
4. 2026-06-16
   days on market $199,900 Active 101 DOM
5. 2026-06-15
   days on market $199,900 Active 100 DOM
6. 2026-06-14
   days on market $199,900 Active 98 DOM
7. 2026-06-13
   days on market $199,900 Active 97 DOM
8. 2026-06-10
   days on market $199,900 Active 95 DOM
9. 2026-06-09
   days on market $199,900 Active 94 DOM
10. 2026-06-08
    days on market $199,900 Active 93 DOM
11. 2026-06-07
    days on market $199,900 Active 92 DOM
12. 2026-06-05
    days on market $199,900 Active 89 DOM
13. 2026-06-03
    days on market $199,900 Active 88 DOM
14. 2026-06-02
    days on market $199,900 Active 87 DOM
15. 2026-06-01
    days on market $199,900 Active 86 DOM
16. 2026-05-31
    days on market $199,900 Active 85 DOM
17. 2026-05-31
    days on market $199,900 Active 84 DOM
18. 2026-05-20
    price $199,900 236-char remark

    Show marketing remark (236 chars)

    Very nice split level home on a nice level lot. Back yard backs up to a nice private green belt. Covered deck overlooks back yard. Large multi purpose room downstairs. Could be a bedroom, den, or in-law quarters. Lots of recent updates.

19. 2026-04-10
    price $209,900 236-char remark

    Show marketing remark (236 chars)

    Very nice split level home on a nice level lot. Back yard backs up to a nice private green belt. Covered deck overlooks back yard. Large multi purpose room downstairs. Could be a bedroom, den, or in-law quarters. Lots of recent updates.

20. 2026-03-31
    status Back on Market 236-char remark

    Show marketing remark (236 chars)

    Very nice split level home on a nice level lot. Back yard backs up to a nice private green belt. Covered deck overlooks back yard. Large multi purpose room downstairs. Could be a bedroom, den, or in-law quarters. Lots of recent updates.

21. 2026-03-31
    status Under Contract 236-char remark

    Show marketing remark (236 chars)

    Very nice split level home on a nice level lot. Back yard backs up to a nice private green belt. Covered deck overlooks back yard. Large multi purpose room downstairs. Could be a bedroom, den, or in-law quarters. Lots of recent updates.

22. 2026-03-07
    listed $229,900 New Listing 236-char remark

    Show marketing remark (236 chars)

    Very nice split level home on a nice level lot. Back yard backs up to a nice private green belt. Covered deck overlooks back yard. Large multi purpose room downstairs. Could be a bedroom, den, or in-law quarters. Lots of recent updates.

23. 2025-01-31
    historical
24. 2024-12-07
    listed $245,000 New Listing
25. 2024-12-06
    historical
26. 2024-12-05
    status Back on Market
27. 2024-12-05
    historical
28. 2024-11-05
    price $247,000
29. 2024-09-16
    listed $252,000 New Listing
30. 2024-09-03
    historical
31. 2024-08-29
    listed $249,000 New Listing
32. 2024-02-28
    soldstatus $242,500
33. 2024-02-23
    soldstatus $242,500 Sold
34. 2024-02-05
    status Under Contract
35. 2024-02-04
    historical Take Backups
36. 2024-02-01
    listed $237,900 New Listing
37. 2024-01-30
    historical
38. 2023-11-20
    price $240,000
39. 2023-11-04
    listed $245,000 New Listing
40. 1998-12-02
    soldstatus $103,740

ⓘ 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: $2,671 · $223/mo
• Projected year-2 tax: $2,671 · $223/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 17 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: $21,674
• − Mortgage interest: −$11,198
• − Property taxes: −$2,671
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$5,815
• Taxable loss: −$2,477
• Est. tax savings @ 24.0%: +$595
• 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.

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): 22,913
• Household income: $49,559
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1149.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 42% White 42% Hispanic / Latino 11% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -39.32%
• Current HPI: 180.6901
• Rent YoY: ▲ 5.47%
• 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

+92.7% since first listed

23 events — show timeline

• 2026-05-20 Price Changed $199,900 CARMLS
• 2026-04-10 Price Changed $209,900 CARMLS
• 2026-03-31 Relisted — CARMLS
• 2026-03-31 Pending — CARMLS
• 2026-03-07 Listed $229,900 CARMLS
• 2025-01-31 Listing Removed — CARMLS
• 2024-12-07 Listed $245,000 CARMLS
• 2024-12-06 Listing Removed — CARMLS
• 2024-12-05 Relisted — CARMLS
• 2024-12-05 Listing Removed — CARMLS
• 2024-11-05 Price Changed $247,000 CARMLS
• 2024-09-16 Listed $252,000 CARMLS
• 2024-09-03 Listing Removed — CARMLS
• 2024-08-29 Listed $249,000 CARMLS
• 2024-02-28 Sold (Public Records) $242,500 Public Records
• 2024-02-23 Sold (MLS) $242,500 CARMLS
• 2024-02-05 Pending — CARMLS
• 2024-02-04 Contingent — CARMLS
• 2024-02-01 Listed $237,900 CARMLS
• 2024-01-30 Listing Removed — CARMLS
• 2023-11-20 Price Changed $240,000 CARMLS
• 2023-11-04 Listed $245,000 CARMLS
• 1998-12-02 Sold (Public Records) $103,740 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,671 · +27.3% YoY. Source: county tax records.