6620 Farmstead Rd · North Little Rock, AR 72117

$89,000

3 bd · 1.5 ba · 999 sqft · SingleFamily public records · 9 Days on market

Built 1965 7,840 sqft lot Est $116k · 23% under

---

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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.5/10.0
• 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

First time home buyers and investors come take a look at this well maintained home in the Delta Lawn Subdivision. This home has several updates such as new roof (2021), new windows (2018), privacy fence (2024) , and fresh paint and crown molding in some areas of home(2024) This home is priced to sell. Seller is very motivated. (PLEASE SEE AGENT REMARKS!!!)

Key facts

• Level lot
• One story brick home
• Deck

Tags

• ONE STORY BRICK HOME
• LEVEL LOT
• PECAN TREE SHADED REAR YARD
• PRIVACY FENCED
• DECK

Property features AI

Exterior

• Parking: 1-car garage with automatic door opener
• Utilities: Public sewer; Public water; Electric (Co-op); Natural gas; Cable TV available; Private telephone service
• Home design: Brick and metal/vinyl siding exterior
• Construction: Crawl space foundation; Composition architectural shingle roof
• Exterior features: Deck; Fully fenced yard with wood fence; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range; Disposal; Ice maker connection
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Wood and tile floors; Great Room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 9.0% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $615 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.

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 $89,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $115,884
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6620 Farmstead Rd	0.00mi	3/1.5	1,000 (+0%)	20mo	$125,000	$125	83
8 Spear Rd	0.39mi	3/1.0	936 (-6%)	6mo	$103,000	$110	65
6624 Pioneer St	0.11mi	3/1.0	1,142 (+14%)	15mo	$132,000	$116	56
137 Saunders Dr	0.48mi	2/1.0 (-1)	858 (-14%)	2mo	$86,000	$100	46
424 Saunders Dr	0.68mi	3/2.0	1,143 (+14%)	15mo	$158,000	$138	30

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-5,782
• Equity at exit: $13,270

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $6,238
• Equity at exit: $7,695

Cash invested: $24,920 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,026 high
• Mortgage (P&I): −$467
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $135

Break-even live

Break-even rent $856

Max offer price $89,000

Occupancy floor 82%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6617 Whippoorwill Ln North Little Rock, AR	3.0	1.5	952	$995	$1.05	23d	1	0.13mi
6612 Whippoorwill Ln North Little Rock, AR	3.0	1.5	952	$1,075	$1.13	44d	1	0.15mi
908 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,300	$1.43	21d	1	1.02mi
717 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,095	$1.20	44d	1	1.03mi
817 Greenlea Dr North Little Rock, AR	3.0	1.0	912	$1,195	$1.31	23d	1	1.05mi
5204 Alpha St North Little Rock, AR	3.0	1.0	753	$850	$1.13	44d	1	1.15mi
306 Boggs St North Little Rock, AR	2.0	1.0	1000	$850	$0.85	23d	1	1.37mi
607 Prothro St North Little Rock, AR	2.0	1.0	779	$825	$1.06	44d	1	1.40mi
4912 School St North Little Rock, AR	3.0	1.0	1056	$950	$0.90	23d	1	1.42mi
515 Middle St North Little Rock, AR	2.0	1.0	894	$850	$0.95	14d	1	1.48mi

Listing history 9 events

1. 2026-06-18
   days on market $89,000 Active 9 DOM
2. 2026-06-17
   days on market $89,000 Active 8 DOM
3. 2026-06-16
   days on market $89,000 Active 7 DOM
4. 2026-06-16
   status $89,000 Active 6 DOM
5. 2026-06-15
   days on market $89,000 New Listing 6 DOM
6. 2026-06-14
   days on market $89,000 New Listing 4 DOM
7. 2026-06-13
   days on market $89,000 New Listing 3 DOM
8. 2026-06-10
   remarks 540-char remark
9. 2026-06-10
   listed $89,000 New Listing 1 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: $1,270 · $106/mo
• Projected year-2 tax: $1,270 · $106/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 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: $12,318
• − Mortgage interest: −$4,985
• − Property taxes: −$1,270
• − Insurance: −$1,242
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$2,589
• Taxable income: $260
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $1,555/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

+71.5% since first listed

14 events — show timeline

• 2026-06-09 Listed $89,000 CARMLS
• 2024-10-17 Sold (Public Records) $125,000 Public Records
• 2024-10-15 Sold (MLS) $125,000 CARMLS
• 2024-10-11 Pending — CARMLS
• 2024-09-16 Contingent — CARMLS
• 2024-09-11 Listed $120,000 CARMLS
• 2024-09-10 Listing Removed — CARMLS
• 2024-08-09 Listed $125,000 CARMLS
• 2017-01-14 Listing Removed — CARMLS
• 2017-01-11 Sold (Public Records) $40,000 Public Records
• 2017-01-04 Sold (MLS) $40,000 CARMLS
• 2016-12-07 Pending — CARMLS
• 2016-11-30 Price Changed $48,900 CARMLS
• 2016-10-06 Listed $51,900 CARMLS

Property tax history

+8.3%/yr

Latest (2025): $1,270 · +47.2% YoY. Source: county tax records.