1803-1805 Augusta St · North Little Rock, AR 72114

$114,900

4 bd · 2.0 ba · 1,200 sqft · SingleFamily · 44 Days on market

Built 1947 7,840 sqft lot Est $133k · 14% under ↓ 11% since listing

---

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 +20.5/30.0
• ARV discount +13.7/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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

Welcome to Market 1803 & 1805 Augusta Street of the Walthour & Flake Subdivision in North Little Rock, Arkansas. Situated on an easy-to-maintain . 18 ± acre level lot is a 1,200 sf duplex wrapped in siding and accented by an attached carport and walkways leading to welcoming front porches. Each unit offers a functional layout featuring 2 bedrooms, 1 bathroom, living room, and eat-in kitchen, providing comfortable living spaces suited for long-term tenancy. One unit is currently rented at $750 per month, creating immediate income with additional investment potential. Conveniently positioned near local dining, shopping, and everyday amenities, this property presents an exce

Key facts

• Attached carport
• Shopping
• Functional layout

Tags

• ATTACHED CARPORT
• WELCOMING FRONT PORCHES
• FUNCTIONAL LAYOUT
• INVESTMENT POTENTIAL
• LOCAL DINING
• SHOPPING

Property features AI

Finance

• Other: Two rental units, both 2-bedroom/1-bath
• Financial info: Accepts conventional loans, cash, or in-house financing; Annual taxes listed (details omitted per instructions); Potential rental range for 2-bedroom units: $700–$750; Tenant pays all utilities; Owner-paid expenses include taxes and insurance

Exterior

• Parking: Carport; Covered parking
• Utilities: Public sewer; Public water; Municipal electric; Natural gas
• Home design: Multi-family property (2 units); Residential zoning; Approximately 1,200 building square feet; Lot about 0.18 acre
• Construction: Metal/vinyl siding; Composition roof; Crawl space foundation; Built (year not provided)
• Exterior features: Outside storage area; Paved road access; Level, cleared lot in a subdivision; Located inside city limits; Fitness/bike trail nearby

Interior

• Kitchen: Built-in stove; Electric range
• Bedrooms: Unit 1: 2 bedrooms; Total units: 2 units (each 2-bedroom)
• Flooring: Wood floors
• Bathrooms: Unit 1: 1 bathroom; Each unit: 1 bathroom
• Heating & cooling: Window air conditioning units
• Interior features: Washer connection; Gas dryer hookup; Electric dryer hookup; Gas hot water heater; Walk-in closet
• Laundry & utility: Washer connection; Dryer connections (gas and electric)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1,197/mo this rent would consume 48% 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 $794 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 44 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1947 — 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 $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $133,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 Frank St	0.33mi	4/1.5	1,175 (-2%)	10mo	$80,000	$68	70
1812 W Long 17th St	0.19mi	3/1.0 (-1)	1,284 (+7%)	6mo	$34,000	$26	66
1309 Parker St	0.45mi	3/1.0 (-1)	1,170 (-2%)	0mo	$115,000	$98	65
1700 Schaer	0.47mi	3/2.0 (-1)	1,216 (+1%)	7mo	$135,000	$111	65
1408 W 18th St	0.17mi	3/2.0 (-1)	1,290 (+8%)	13mo	$150,000	$116	63
1711 W Long 17th St	0.14mi	3/2.0 (-1)	1,368 (+14%)	4mo	$219,900	$161	62
1423 W 12th St	0.50mi	3/1.5 (-1)	1,204 (+0%)	16mo	$120,000	$100	56
1709 Marion	0.50mi	3/1.5 (-1)	1,152 (-4%)	10mo	$80,000	$69	54
1402 W 11th St	0.57mi	3/2.0 (-1)	1,250 (+4%)	13mo	$180,000	$144	50
1623 Marion St	0.51mi	3/2.0 (-1)	1,339 (+12%)	6mo	$153,000	$114	47
10 La Vista Dr	0.73mi	3/1.5 (-1)	1,107 (-8%)	4mo	$120,000	$108	43
100 E Scenic Dr	0.73mi	3/2.0 (-1)	1,328 (+11%)	9mo	$161,000	$121	35

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-7,361
• Equity at exit: $18,645

10-year hold

• IRR: 3.3%
• Equity multiple: 1.25×
• Total profit: $8,006
• Equity at exit: $12,552

Cash invested: $32,172 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $152

Break-even live

Break-even rent $1,005

Max offer price $114,900

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1603 W Long 17th St Unit B North Little Rock, AR	3.0	1.0	1036	$650	$0.63	44d	1	0.15mi
1519 W 15th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	44d	1	0.28mi
2021 W Long 17th St North Little Rock, AR	3.0	1.0	1268	$895	$0.71	44d	1	0.29mi
2316 Parker St North Little Rock, AR	4.0	1.0	1146	$1,195	$1.04	23d	1	0.40mi
1100 W 24th St North Little Rock, AR	3.0	1.0	1036	$1,295	$1.25	19d	1	0.44mi
823 W 20th St North Little Rock, AR	3.0	2.0	1250	$1,470	$1.18	23d	1	0.45mi
1236 W 10th St North Little Rock, AR	3.0	1.0	1185	$795	$0.67	44d	1	0.67mi
600 W 18th St North Little Rock, AR	3.0	1.0	1157	$895	$0.77	14d	1	0.68mi
605 W Scenic Dr North Little Rock, AR	3.0	2.0	1040	$1,050	$1.01	44d	1	0.92mi
1524 Orange St North Little Rock, AR	3.0	2.0	1350	$1,000	$0.74	23d	1	0.93mi
134 Melrose Cir North Little Rock, AR	3.0	2.0	1322	$1,750	$1.32	21d	1	1.08mi
1920 N Poplar St North Little Rock, AR	4.0	2.0	1422	$1,595	$1.12	14d	1	1.11mi
407 W 33rd St North Little Rock, AR	3.0	2.0	1472	$1,025	$0.70	44d	1	1.20mi
1600 N Olive St North Little Rock, AR	3.0	1.0	1100	$900	$0.82	44d	1	1.26mi
5 Sweet Rose Ln North Little Rock, AR	3.0	1.5	960	$1,150	$1.20	23d	1	1.31mi
11 Sweet Rose Ln North Little Rock, AR	3.0	1.0	950	$1,150	$1.21	44d	1	1.33mi
3619 Sycamore St Unit B North Little Rock, AR	3.0	2.0	1220	$975	$0.80	14d	1	1.35mi
2200 Riverfront Dr Little Rock, AR	1.0–3.0	1.0–2.0	1000	$2,190	$2.19	14d	10	1.35mi

Listing history 5 events

1. 2026-04-16
   status Under Contract
2. 2026-03-31
   price $114,900
3. 2026-03-02
   listed $119,900 New Listing
4. 2026-02-18
   historical
5. 2025-12-17
   listed $129,000 New Listing

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,363
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$3,343
• Taxable loss: −$12
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $1,821/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

-10.9% since first listed

5 events — show timeline

• 2026-04-16 Pending — CARMLS
• 2026-03-31 Price Changed $114,900 CARMLS
• 2026-03-02 Listed $119,900 CARMLS
• 2026-02-18 Listing Removed — CARMLS
• 2025-12-17 Listed $129,000 CARMLS