617 N Cedar St St · North Little Rock, AR 72114

$110,000

2 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 18 Days on market

Built 1964 6,969 sqft lot $98/sqft · at area comps Est $112k · at est.

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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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +8.3/15.0
• 1% rule +7.1/10.0
• 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 MLS

Welcome to 617 N Cedar Street in North Little Rock — a classic one-story home offering comfort, convenience, and a central location. Built in 1964, this 2-bedroom, 1-bath home features approximately 1,128 square feet of living space, all on one level. Inside, you’ll find a spacious great room, an eat-in kitchen, and a functional layout designed for easy everyday living. Wood and vinyl flooring add character, while central heat and air provide year-round comfort. Situated on a level 0.16-acre lot in the Greens 2nd subdivision, the property includes a one-car carport, concrete driveway, and additional storage space. The manageable yard offers room to enjoy the outdoors without overwhelming upkeep. With convenient access to nearby amenities, this home presents a great opportunity for those seeking a well-located property with solid fundamentals and room to personalize. Schedule your showing and see what it has to offer.

Key facts

• Wood flooring
• One story home
• Central heat and air

Tags

• ONE STORY HOME
• EAT IN KITCHEN
• WOOD FLOORING
• CENTRAL HEAT AND AIR
• LEVEL LOT
• ONE CAR CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• At $1,331/mo this rent would consume 53% of the median local household income ($30k/yr) (locally 995% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $761 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.
• At projected returns (-2.7% appreciation + 3.1% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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.
• Current owner paid $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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: 1.21% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.77%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (median comp): $112,092
• List price: $110,000
• Delta: -1.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 E 12th St	0.52mi	2/1.0	1,056 (-6%)	8mo	$22,500	$21	59
716 Vine St	0.09mi	3/1.5 (+1)	1,293 (+15%)	9mo	$39,200	$30	57
617 N Walnut	0.07mi	3/2.0 (+1)	984 (-13%)	13mo	$145,000	$147	56
817 Maple St	0.63mi	2/2.0	1,206 (+7%)	3mo	$215,000	$178	52
1015 E 13	0.59mi	3/1.0 (+1)	1,140 (+1%)	21mo	$11,500	$10	49
812 Orange St	0.68mi	2/2.0	1,062 (-6%)	19mo	$164,900	$155	39
814 Orange St	0.68mi	3/2.0 (+1)	1,052 (-7%)	13mo	$219,000	$208	37
317 W 8th St	0.72mi	2/1.0	1,244 (+10%)	15mo	$264,000	$212	37
810 Orange St	0.68mi	2/1.0	974 (-14%)	19mo	$164,900	$169	30
721 Curtis Sykes Dr	0.63mi	3/2.0 (+1)	1,250 (+11%)	23mo	$189,900	$152	24

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $7,832
• Equity at exit: $17,849

10-year hold

• IRR: 15.3%
• Equity multiple: 2.29×
• Total profit: $39,710
• Equity at exit: $12,017

Cash invested: $30,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$577
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $379

Break-even live

Break-even rent $851

Max offer price $110,000

Occupancy floor 67%

Sensitivity live

Price	-10% $441	-5% $410	+0% $379	+5% $348	+10% $317
Rent	-10% $274	-5% $326	+0% $379	+5% $432	+10% $484
Rate	-1.0pp $434	-0.5pp $407	base $379	+0.5pp $351	+1.0pp $322

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
712 N Olive St North Little Rock, AR	1.0	1.0	776	$1,250	$1.61	44d	1	0.34mi
800 N Olive St North Little Rock, AR	2.0	1.5	1142	$1,500	$1.31	44d	1	0.35mi
712 N Magnolia St Ste B North Little Rock, AR	1.0	1.0	1200	$1,750	$1.46	44d	1	0.41mi
111 E 4th St North Little Rock, AR	1.0–2.0	1.0–2.0	883	$1,320	$1.49	14d	6	0.51mi
75 Riverfront Dr Little Rock, AR	1.0–2.0	1.0–2.0	1089	$1,546	$1.42	14d	24	0.55mi
1601 Rockwater Blvd North Little Rock, AR	1.0	1.0	724	$1,024	$1.41	14d	10	0.65mi
306 W 6th St North Little Rock, AR	2.0	2.0	1100	$1,750	$1.59	45d	1	0.71mi
124 Melrose Cir North Little Rock, AR	2.0	2.0	1200	$1,950	$1.62	14d	1	0.74mi
134 Melrose Cir North Little Rock, AR	3.0	2.0	1322	$1,750	$1.32	21d	1	0.77mi
1600 N Olive St North Little Rock, AR	3.0	1.0	1100	$900	$0.82	44d	1	0.78mi
408 W 4th St North Little Rock, AR	2.0	1.5	1360	$1,395	$1.03	44d	1	0.80mi
1524 Orange St North Little Rock, AR	3.0	2.0	1350	$1,000	$0.74	24d	1	0.96mi
1416 Willow St North Little Rock, AR	2.0	1.0	995	$1,999	$2.01	44d	1	0.96mi
1913 N Magnolia St North Little Rock, AR	2.0	1.0	816	$675	$0.83	44d	1	1.02mi
115 E Markham St Little Rock, AR	1.0–2.0	1.0	863	$1,480	$1.71	14d	11	1.04mi
1508 Sycamore St North Little Rock, AR	2.0	1.0	1320	$1,175	$0.89	44d	1	1.04mi
315 Rock St Unit 1 Little Rock, AR	2.0	2.0	1358	$2,900	$2.14	24d	1	1.08mi
308 Rock St Little Rock, AR	1.0–2.0	1.0–2.0	770	$1,565	$2.03	14d	4	1.09mi
418 E 6th St Unit G Little Rock, AR	1.0	1.0	925	$1,095	$1.18	24d	1	1.23mi
1600 Chandler St North Little Rock, AR	1.0	1.0	890	$595	$0.67	44d	1	1.23mi
600 W 18th St North Little Rock, AR	3.0	1.0	1157	$895	$0.77	14d	1	1.24mi
1603 Chandler St North Little Rock, AR	2.0	1.0	1080	$895	$0.83	44d	1	1.25mi
724 North St #62 Little Rock, AR	2.0	2.0	905	$1,600	$1.77	14d	1	1.26mi
616 E 7th St Little Rock, AR	1.0	1.0	800	$1,050	$1.31	14d	1	1.27mi
623 Sherman St Little Rock, AR	1.0	1.0	725	$950	$1.31	14d	1	1.28mi
128 College Park Cir Unit 1 North Little Rock, AR	2.0	1.0	975	$550	$0.56	44d	1	1.32mi
621 Cumberland St Unit 1/2 Little Rock, AR	2.0	1.0	1000	$1,100	$1.10	19d	1	1.32mi
314 Parker St North Little Rock, AR	1.0	1.5	940	$1,400	$1.49	19d	1	1.35mi
2908 E 2nd St North Little Rock, AR	1.0	1.0	741	$550	$0.74	24d	1	1.35mi
400 Parker St North Little Rock, AR	1.0	1.0	782	$1,300	$1.66	44d	1	1.36mi
1120 Rockwater Blvd North Little Rock, AR	2.0	1.0–2.0	955	$2,175	$2.28	44d	1	1.40mi
1201 W 4th St North Little Rock, AR	1.0	1.0	740	$1,350	$1.82	44d	1	1.40mi
1220 W 4th St North Little Rock, AR	2.0	1.0	1315	$2,150	$1.63	24d	1	1.41mi
1236 W 10th St North Little Rock, AR	3.0	1.0	1185	$795	$0.67	44d	1	1.43mi
614 Center St Unit 4 Little Rock, AR	1.0	1.0	800	$1,400	$1.75	14d	1	1.44mi
1300 W 10th St North Little Rock, AR	2.0	1.0	852	$895	$1.05	44d	1	1.45mi
818 Cumberland St Unit 8 Little Rock, AR	1.0	1.0	800	$699	$0.87	44d	1	1.46mi
309 S State St Little Rock, AR	1.0	1.0	850	$899	$1.06	14d	1	1.46mi

Listing history 35 events

1. 2026-06-18
   days on market $110,000 Active 18 DOM
2. 2026-06-17
   days on market $110,000 Active 17 DOM
3. 2026-06-16
   days on market $110,000 Active 16 DOM
4. 2026-06-15
   days on market $110,000 Active 15 DOM
5. 2026-06-14
   days on market $110,000 Active 13 DOM
6. 2026-06-13
   days on market $110,000 Active 12 DOM
7. 2026-06-10
   days on market $110,000 Active 10 DOM
8. 2026-06-09
   days on market $110,000 Active 9 DOM
9. 2026-06-08
   days on market $110,000 Active 8 DOM
10. 2026-06-07
    statusdays on market $110,000 Active 7 DOM
11. 2026-06-05
    days on market $110,000 New Listing 4 DOM
12. 2026-06-03
    days on market $110,000 New Listing 3 DOM
13. 2026-06-02
    days on market $110,000 New Listing 2 DOM
14. 2026-06-01
    statusdays on marketlisting id $110,000 New Listing 1 DOM
15. 2026-02-18
    listed $110,000 New Listing 942-char remark

    Show marketing remark (942 chars)

    Welcome to 617 N Cedar Street in North Little Rock — a classic one-story home offering comfort, convenience, and a central location. Built in 1964, this 2-bedroom, 1-bath home features approximately 1,128 square feet of living space, all on one level. Inside, you’ll find a spacious great room, an eat-in kitchen, and a functional layout designed for easy everyday living. Wood and vinyl flooring add character, while central heat and air provide year-round comfort. Situated on a level 0.16-acre lot in the Greens 2nd subdivision, the property includes a one-car carport, concrete driveway, and additional storage space. The manageable yard offers room to enjoy the outdoors without overwhelming upkeep. With convenient access to nearby amenities, this home presents a great opportunity for those seeking a well-located property with solid fundamentals and room to personalize. Schedule your showing and see what it has to offer.

16. 2024-02-02
    status Under Contract 144-char remark

    Show marketing remark (144 chars)

    Charming 2 bed 1 bath just a few blocks away from Simmons Arena and Agrenta! This home would be ideal for a first time homebuyer or an investor.

17. 2024-02-02
    soldstatus $80,000 Sold 144-char remark

    Show marketing remark (144 chars)

    Charming 2 bed 1 bath just a few blocks away from Simmons Arena and Agrenta! This home would be ideal for a first time homebuyer or an investor.

18. 2023-12-07
    historical Take Backups 144-char remark

    Show marketing remark (144 chars)

    Charming 2 bed 1 bath just a few blocks away from Simmons Arena and Agrenta! This home would be ideal for a first time homebuyer or an investor.

19. 2023-12-04
    status Back on Market 144-char remark

    Show marketing remark (144 chars)

    Charming 2 bed 1 bath just a few blocks away from Simmons Arena and Agrenta! This home would be ideal for a first time homebuyer or an investor.

20. 2023-10-11
    historical Take Backups 144-char remark

    Show marketing remark (144 chars)

    Charming 2 bed 1 bath just a few blocks away from Simmons Arena and Agrenta! This home would be ideal for a first time homebuyer or an investor.

21. 2023-10-05
    listed $84,900 New Listing 144-char remark

    Show marketing remark (144 chars)

    Charming 2 bed 1 bath just a few blocks away from Simmons Arena and Agrenta! This home would be ideal for a first time homebuyer or an investor.

22. 2021-08-06
    status Under Contract
23. 2021-08-06
    soldstatus $59,000
24. 2021-08-05
    soldstatus $59,000 Sold
25. 2021-07-02
    historical Take Backups
26. 2021-06-30
    listed $59,000 New Listing
27. 2018-06-28
    historical
28. 2018-01-16
    status Back on Market
29. 2018-01-01
    historical
30. 2017-12-02
    status Back on Market
31. 2017-11-17
    status Under Contract
32. 2017-07-17
    listed $45,000 New Listing
33. 2017-04-10
    soldstatus $35,000 Sold
34. 2017-03-28
    status Under Contract
35. 2017-03-17
    listed $38,500 New Listing

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: +$111/yr (+$9/mo · 18.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 14% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 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: $15,966
• − Mortgage interest: −$6,162
• − Property taxes: −$593
• − Insurance: −$550
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$3,200
• Taxable income: $2,907
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $3,851/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

+185.7% since first listed

21 events — show timeline

• 2026-02-18 Listed $110,000 CARMLS
• 2024-02-02 Pending — CARMLS
• 2024-02-02 Sold (MLS) $80,000 CARMLS
• 2023-12-07 Contingent — CARMLS
• 2023-12-04 Relisted — CARMLS
• 2023-10-11 Contingent — CARMLS
• 2023-10-05 Listed $84,900 CARMLS
• 2021-08-06 Pending — CARMLS
• 2021-08-06 Sold (Public Records) $59,000 Public Records
• 2021-08-05 Sold (MLS) $59,000 CARMLS
• 2021-07-02 Contingent — CARMLS
• 2021-06-30 Listed $59,000 CARMLS
• 2018-06-28 Listing Removed — CARMLS
• 2018-01-16 Relisted — CARMLS
• 2018-01-01 Listing Removed — CARMLS
• 2017-12-02 Relisted — CARMLS
• 2017-11-17 Pending — CARMLS
• 2017-07-17 Listed $45,000 CARMLS
• 2017-04-10 Sold (MLS) $35,000 CARMLS
• 2017-03-28 Pending — CARMLS
• 2017-03-17 Listed $38,500 CARMLS

Property tax history

+5.0%/yr

Latest (2025): $593 · +6.0% YoY. Source: county tax records.