515 Poe St · North Little Rock, AR
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $1,499 – $2,785
Heat risk 7/10 · Major
- Hot days now (above 110°F)
- 7 days/yr
- Hot days in 30 yrs
- 19 days/yr
Wind risk 4/10 · Minor
- Chance of severe wind over 30 yrs
- 10.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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 +15.1/30.0
- ARV discount +15.0/15.0
- DSCR +4.6/10.0
- Condition / age +4.0/5.0
- Livability +3.7/5.0
- 1% rule +3.5/10.0
- Rent growth +2.5/5.0
- Schools +1.7/10.0
- Appreciation +0.0/10.0
$108,000
515 Poe St · North Little Rock, AR 72117
3 bd · 3.0 ba · 2,072 sqft · SingleFamily
public records
· 80 Days on market
Built 1940
8,276 sqft lot
$52/sqft
· 16% below area
Est $131k · 18% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Investors! 4 units across 3 buildings plus 1 vacant lot. Properties were remodeled 3 years ago. 2 single family homes, 1 duplex. Vacant lot to build another home or duplex on. 1 home rents for $900, 1 for $815, duplex units rent for $600. Owner pays water for duplex and 1 home. NO SELLER FINANCING.
Key facts
- Room to build
- Remodeled
- 8,276 sq ft lot
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/3.0-bath single-family listed at $108k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $35 ($425/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 $92k (14.7% below list).
- Recommended offer: $92k (14.7% below list) — sets the bar for 1% rule.
- Cap rate 6.7% vs local median 5.2% in North Little Rock — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.
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: Glenview Elementary School (math 12% / reading 2%, grade F, #445 of 454 statewide, top 98%, 304 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: 110 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 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 $747 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 80 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts since 5y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Risks & watch-outs
- Watch-outs: built in 1940 — 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
$92,130
(14.7% below list)
Questions for the listing agent
- It's been on market 80 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
- Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.85% ✗
- Cap rate
- 6.69%
- Cash-on-cash
- 1.40%
- DSCR
- 1.06
- GRM
- 9.8
CMA / ARV
- ARV (median comp)
- $130,940
- List price
- $108,000
- Delta
- 125.29%
- Verdict
- OVERPRICED
- Comps
- 2 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 4829 School St | 0.56mi | 3/2.0 | 1,580 (-24%) | 9mo | $21,000 | $13 | 37 |
| 124 E Bethany Rd | 1.36mi | 3/2.0 | 1,805 (-13%) | 4mo | $127,000 | $70 | 36 |
| 4805 Alpha St | 0.39mi | 3/2.0 | 1,560 (-25%) | 30mo | $75,000 | $48 | 33 |
| 417 Healy St | 0.74mi | 4/2.0 (+1) | 2,118 (+2%) | 28mo | $123,000 | $58 | 33 |
| 714 Water St | 0.52mi | 3/1.0 | 1,596 (-23%) | 13mo | $125,000 | $78 | 32 |
| 2112 Whyte Dr | 0.95mi | 3/2.5 | 1,928 (-7%) | 25mo | $150,000 | $78 | 31 |
| 401 Kay St | 0.61mi | 3/2.0 | 1,721 (-17%) | 15mo | $75,000 | $44 | 30 |
| 139 Saunders Dr | 1.41mi | 3/2.0 | 1,596 (-23%) | 14mo | $85,000 | $53 | 24 |
| 1704 Hwy 161 | 1.15mi | 3/2.0 | 1,650 (-20%) | 27mo | $102,000 | $62 | 16 |
| 4902 Page Mill Rd Rd | 1.15mi | 2/2.0 (-1) | 1,728 (-17%) | 21mo | $23,000 | $13 | 13 |
| 717 Graham Ave | 0.87mi | 4/2.0 (+1) | 1,731 (-16%) | 22mo | $139,900 | $81 | 13 |
| 300 Rose Ln | 0.87mi | 3/1.0 | 1,615 (-22%) | 24mo | $57,500 | $36 | 12 |
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
- -14.1%
- Equity multiple
- 0.50×
- Total profit
- $-15,267
- Equity at exit
- $16,103
10-year hold
- IRR
- -5.3%
- Equity multiple
- 0.65×
- Total profit
- $-10,471
- Equity at exit
- $9,338
Cash invested: $30,240 (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.
Active competition Active MLS
- For sale now
- 1 active
- Median asking
- $169,900 ($93/sqft)
- Median days on market
- 37 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -32.2% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 72117
- Home prices YoY
- -30.4%
- Active inventory
- 110
- Price-to-rent
- 9.8×
Monthly cashflow live
↻
- Estimated rent
- $921 medium interval (Pro) →
- Mortgage (P&I)
- −$566
- Tax from tax record
- −$81 /mo · $973/yr
- Insurance
- −$45
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$193
- Net cashflow
- $35
Break-even live
Break-even rent
$877
Max offer price
$108,000
Occupancy floor
91%
Sensitivity live
| Price | -10% $97 | -5% $66 | +0% $35 | +5% $5 | +10% $-26 |
|---|---|---|---|---|---|
| Rent | -10% $-37 | -5% $-1 | +0% $35 | +5% $72 | +10% $108 |
| Rate | -1.0pp $90 | -0.5pp $63 | base $35 | +0.5pp $7 | +1.0pp $-21 |
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
- $27,000
- Closing costs
- $3,240
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 2 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 4600 Charles St North Little Rock, AR | 3.0 | 2.0 | 1449 | $600 | $0.41 | 15d | 1 | 0.52mi |
| 5116 Lynch Dr North Little Rock, AR | 3.0 | 2.0 | 1698 | $1,250 | $0.74 | 15d | 1 | 0.62mi |
Property features AI
Finance
- Financial info
- Accepts conventional loans or cash
Exterior
- Parking
- Parking pads
- Utilities
- Public sewerPublic waterMunicipal electric service (Entergy)Natural gas
- Home design
- Brick exterior
- Construction
- Composition roofCrawl space foundation
- Exterior features
- Level lotPaved road accessInside city limits
Interior
- Kitchen
- Free-standing stoveDishwasherRefrigerator included
- Flooring
- Luxury vinyl flooring
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Central gas heatCentral electric cooling
- Interior features
- Washer connectionElectric dryer connectionGas water heaterSheetrock walls/ceilings
- Laundry & utility
- Washer connectionElectric dryer connection
Listing history 50 events
-
2026-08-08remarks 693-char remark
-
2026-08-08days on market $108,000 Active 80 DOM
-
2026-08-07days on market $108,000 Active 79 DOM
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2026-08-06days on market $108,000 Active 78 DOM
-
2026-08-05days on market $108,000 Active 77 DOM
-
2026-08-04days on market $108,000 Active 76 DOM
-
2026-08-03days on market $108,000 Active 75 DOM
-
2026-07-31days on market $108,000 Active 72 DOM
-
2026-07-30days on market $108,000 Active 71 DOM
-
2026-07-29days on market $108,000 Active 70 DOM
-
2026-07-27days on market $108,000 Active 68 DOM
-
2026-07-25days on market $108,000 Active 66 DOM
-
2026-07-24days on market $108,000 Active 65 DOM
-
2026-07-23days on market $108,000 Active 64 DOM
-
2026-07-22days on market $108,000 Active 63 DOM
-
2026-07-21days on market $108,000 Active 62 DOM
-
2026-07-18days on market $108,000 Active 59 DOM
-
2026-07-16days on market $108,000 Active 57 DOM
-
2026-07-16days on market $108,000 Active 56 DOM
-
2026-07-14days on market $108,000 Active 55 DOM
-
2026-07-13days on market $108,000 Active 54 DOM
-
2026-07-12days on market $108,000 Active 53 DOM
-
2026-07-11days on market $108,000 Active 52 DOM
-
2026-07-10days on market $108,000 Active 51 DOM
-
2026-07-09days on market $108,000 Active 50 DOM
-
2026-07-08status $108,000 Active 48 DOM
-
2026-07-07days on market $108,000 Price Change 48 DOM
-
2026-07-06days on market $108,000 Price Change 47 DOM
-
2026-07-05days on market $108,000 Price Change 46 DOM
-
2026-07-04days on market $108,000 Price Change 45 DOM
-
2026-07-03days on market $108,000 Price Change 44 DOM
-
2026-07-02pricestatusdays on market $108,000 Price Change 43 DOM
-
2026-07-01days on market $115,000 Active 42 DOM
-
2026-06-30days on market $115,000 Active 41 DOM
-
2026-06-29days on market $115,000 Active 40 DOM
-
2026-06-28days on market $115,000 Active 39 DOM
-
2026-06-28days on market $115,000 Active 38 DOM
-
2026-06-27days on market $115,000 Active 37 DOM
-
2026-06-25days on market $115,000 Active 35 DOM
-
2026-06-23days on market $115,000 Active 33 DOM
-
2026-06-21days on market $115,000 Active 32 DOM
-
2026-06-18days on market $115,000 Active 29 DOM
-
2026-06-17days on market $115,000 Active 28 DOM
-
2026-06-16days on market $115,000 Active 27 DOM
-
2026-06-15days on market $115,000 Active 26 DOM
-
2026-06-14days on market $115,000 Active 24 DOM
-
2026-06-13days on market $115,000 Active 23 DOM
-
2026-06-10days on market $115,000 Active 21 DOM
-
2026-06-09days on market $115,000 Active 20 DOM
-
2026-06-08days on market $115,000 Active 19 DOM
ⓘ 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
- $973 · $81/mo
- Projected year-2 tax
- $973 · $81/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 2 unhealthy d/yr today · 2 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $11,056
- − Mortgage interest
- −$6,050
- − Property taxes
- −$973
- − Insurance
- −$540
- − Repairs & maintenance
- −$884
- − Management
- −$884
- − Depreciation
- −$3,142
- Taxable loss
- −$1,418
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$340
- After-tax cash flow
- $765/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 · 9 photos
80/100
Cosmetic rehab
Est. rehab $10,360–$31,080 screening
This 3-bedroom, 1-bath home has been recently remodeled and is move-in ready. The exterior and interior have been updated with new siding, paint, flooring, and appliances, making it an attractive investment for both resale and rental.
Value-add opportunities
- Both landscaping — improves curb appeal and rental value ↑
- Both furniture — improves rental value and resale appeal ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 17/100
Zoned Schools
Elementary
Glenview Elementary School
F
AR #445/454
Nat'l #40,092/41,679
Middle
North Little Rock Middle School 6th Grade Campus
F
AR #166/201
Nat'l #10,474/14,009
High
North Little Rock High School
F
AR #248/292
Nat'l #14,670/17,239
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
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 · 415,378 people
- City population
- 55,470
- Metro
- Little Rock-North Little Rock-Conway, AR
- Population (ZIP)
- 14,339
- Household income
- $41,670
- Rent vs Own
- Severe rent burden
- 6% of renters
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
+2.9% since first listed12 events — show timeline
- 2026-07-02 Price Changed $108,000 CARMLS
- 2026-05-20 Listed $115,000 CARMLS
- 2026-04-06 Listed $295,000 CARMLS
- 2024-08-12 Sold (Public Records) $110,000 Public Records
- 2024-08-01 Sold (MLS) $285,000 CARMLS
- 2024-05-09 Pending — CARMLS
- 2024-03-28 Listed $285,000 CARMLS
- 2022-01-06 Sold (Public Records) $102,000 Public Records
- 2021-12-09 Sold (MLS) $102,000 CARMLS
- 2021-09-10 Pending — CARMLS
- 2021-08-23 Contingent — CARMLS
- 2021-08-14 Listed $105,000 CARMLS
Property tax history
+7.7%/yrLatest (2025): $973 · -55.9% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…