414 Sherry Ann Ct · Bryant, AR 72002

$236,000

3 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 93 Days on market

Built 2006 0.25 ac lot Est $246k · at est.

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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 +14.4/30.0
• ARV discount +9.3/15.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 3 bdr/2ba home in quiet neighborhood close to Bryant, interstate and located in a culd-de-sac. 9ft ceilings, new laminate hardwood in living space, new carpet in bdrms, 1yr old roof, wood privacy fence surrounding large back yard that backs up to wooded area, storage building in back yard conveys, refrigerator conveys, ceiling fans throughout home, covered front and back porches, two car garage with extra space and a door leading to back yard. TV in living does NOT convey. Beautiful home, view today!

Key facts

• Ac unit 2022
• Eat in kitchen
• Shared fence

Tags

• 10 CEILING IN LIVING ROOM
• FIREPLACE WITH GAS LOGS
• EAT IN KITCHEN
• STORAGE BUILDING OUT BACK
• AC UNIT 2022
• SHARED FENCE

Property features AI

Finance

• Other: Lot size approximately 75 x 141 (about 0.25 acre)
• Financial info: Financing options: VA, FHA, Conventional, or Cash
• HOA & community: No fee

Exterior

• Parking: Garage
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Frame exterior; Inside city limits; Subdivision: Meadow Ridge
• Construction: 3-tab shingle roof; Slab foundation
• Exterior features: Fully fenced yard; Paved road access; Level lot; Located on a cul-de-sac; In a subdivision

Interior

• Kitchen: Free-standing stove; Gas range; Dishwasher; Garbage disposal; Refrigerator included
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Ceiling fan(s); Gas logs in fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $46 ($557/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 $188k (20.3% below list).
• Recommended offer: $188k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.9% in Bryant — 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 74/100 on livability (#16 in AR, #4,487 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Bryant School District (suburban): math 49% / reading 48% proficiency, ranked #16 of 238 in AR (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Collegeville Elementary School (math 59% / reading 45%, grade C-, #77 of 454 statewide, top 19%, 481 students, 49% FRL); Bethel Middle School (math 62% / reading 58%, grade B, #11 of 201 statewide, top 5%, 709 students, 43% FRL); Bryant High School (math 32% / reading 50%, grade F, #43 of 292 statewide, top 15%, 2,199 students, 47% FRL).
• Market conditions: 183 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 4 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 $149k; list at $236k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,012 (20.3% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.80% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $245,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4614 Meadow Ridge Ln	0.08mi	3/2.0	1,396 (-2%)	14mo	$235,000	$168	82
4605 Cliff Ct	0.11mi	3/2.0	1,544 (+9%)	1mo	$210,000	$136	80
403 Derek Ct	0.11mi	3/2.0	1,487 (+5%)	14mo	$235,000	$158	76
4702 Cliff Ct	0.12mi	3/2.0	1,565 (+10%)	11mo	$208,000	$133	69
313 Derek Ct	0.10mi	3/2.0	1,585 (+12%)	10mo	$245,000	$155	68
406 Derek Ct	0.09mi	3/2.0	1,592 (+12%)	11mo	$236,200	$148	67
504 Court St	0.43mi	3/2.0	1,490 (+5%)	8mo	$299,000	$201	65
500 Court St	0.46mi	3/2.0	1,490 (+5%)	9mo	$297,500	$200	62
301 B St	0.44mi	3/2.0	1,480 (+4%)	14mo	$280,000	$189	60
405 Court St	0.42mi	3/2.0	1,552 (+9%)	14mo	$300,000	$193	53
1202 Crossing Loop	0.72mi	3/2.0	1,356 (-4%)	13mo	$235,000	$173	48
8 Pasley Park	0.44mi	3/2.0	1,610 (+13%)	12mo	$299,900	$186	47

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-35,375
• Equity at exit: $35,188

10-year hold

• IRR: -6.5%
• Equity multiple: 0.59×
• Total profit: $-27,360
• Equity at exit: $20,405

Cash invested: $66,080 (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 72002

• Home prices YoY: -11.0%
• Active inventory: 183
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,880 medium
• Mortgage (P&I): −$1,238
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $46

Break-even live

Break-even rent $1,821

Max offer price $236,000

Occupancy floor 93%

Sensitivity live

Price	-10% $180	-5% $113	+0% $46	+5% $-20	+10% $-87
Rent	-10% $-102	-5% $-28	+0% $46	+5% $121	+10% $195
Rate	-1.0pp $165	-0.5pp $106	base $46	+0.5pp $-15	+1.0pp $-77

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: $59,000
• Closing costs: $7,080
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3420 Garden Club Dr Bryant, AR	3.0	2.0	1497	$1,950	$1.30	16d	1	1.29mi
1612 Waldron Cv Bryant, AR	3.0	2.5	1824	$1,786	$0.98	25d	1	1.42mi

Listing history 27 events

1. 2026-06-22
   days on market $236,000 Active 93 DOM
2. 2026-06-18
   days on market $236,000 Active 90 DOM
3. 2026-06-17
   days on market $236,000 Active 89 DOM
4. 2026-06-16
   days on market $236,000 Active 88 DOM
5. 2026-06-15
   days on market $236,000 Active 87 DOM
6. 2026-06-14
   days on market $236,000 Active 85 DOM
7. 2026-06-13
   days on market $236,000 Active 84 DOM
8. 2026-06-10
   days on market $236,000 Active 82 DOM
9. 2026-06-09
   days on market $236,000 Active 81 DOM
10. 2026-06-08
    days on market $236,000 Active 80 DOM
11. 2026-06-07
    days on market $236,000 Active 79 DOM
12. 2026-06-05
    days on market $236,000 Active 76 DOM
13. 2026-06-03
    days on market $236,000 Active 75 DOM
14. 2026-06-02
    days on market $236,000 Active 74 DOM
15. 2026-06-01
    days on market $236,000 Active 73 DOM
16. 2026-05-31
    days on market $236,000 Active 72 DOM
17. 2026-05-31
    days on market $236,000 Active 71 DOM
18. 2026-04-03
    status Back on Market
19. 2026-03-02
    status Under Contract
20. 2026-02-16
    listed $236,000 New Listing
21. 2025-11-25
    historical
22. 2025-10-26
    price $238,000
23. 2025-09-21
    listed $243,000 New Listing
24. 2017-05-16
    soldstatus $148,600
25. 2017-05-15
    soldstatus $148,500 Sold 512-char remark

    Show marketing remark (512 chars)

    Lovely 3 bdr/2ba home in quiet neighborhood close to Bryant, interstate and located in a culd-de-sac. 9ft ceilings, new laminate hardwood in living space, new carpet in bdrms, 1yr old roof, wood privacy fence surrounding large back yard that backs up to wooded area, storage building in back yard conveys, refrigerator conveys, ceiling fans throughout home, covered front and back porches, two car garage with extra space and a door leading to back yard. TV in living does NOT convey. Beautiful home, view today!

26. 2017-04-06
    status Under Contract 512-char remark

    Show marketing remark (512 chars)

    Lovely 3 bdr/2ba home in quiet neighborhood close to Bryant, interstate and located in a culd-de-sac. 9ft ceilings, new laminate hardwood in living space, new carpet in bdrms, 1yr old roof, wood privacy fence surrounding large back yard that backs up to wooded area, storage building in back yard conveys, refrigerator conveys, ceiling fans throughout home, covered front and back porches, two car garage with extra space and a door leading to back yard. TV in living does NOT convey. Beautiful home, view today!

27. 2017-04-03
    listed $149,900 New Listing 512-char remark

    Show marketing remark (512 chars)

    Lovely 3 bdr/2ba home in quiet neighborhood close to Bryant, interstate and located in a culd-de-sac. 9ft ceilings, new laminate hardwood in living space, new carpet in bdrms, 1yr old roof, wood privacy fence surrounding large back yard that backs up to wooded area, storage building in back yard conveys, refrigerator conveys, ceiling fans throughout home, covered front and back porches, two car garage with extra space and a door leading to back yard. TV in living does NOT convey. Beautiful home, view today!

ⓘ 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: $1,235 · $103/mo
• Projected year-2 tax: $1,510 · $126/mo
• Expected delta: +$275/yr (+$23/mo · 22.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,561
• − Mortgage interest: −$13,220
• − Property taxes: −$1,235
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$6,865
• Taxable loss: −$3,549
• Est. tax savings @ 24.0%: +$852
• After-tax cash flow: $1,409/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: Bryant School District
• NCES district ID: 0503690
• Math proficiency: 49% ▼ -13.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $57,578
• Composite: 42.28/100
• National rank: #3266
• State rank: #16 of 238 in AR

Livability — Bryant

• Score: 74/100
• State rank: #16
• US rank: #4487

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment A- Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bryant, AR
• City population: 18,350
• Population (ZIP): 21,386

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 20% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.89%
• Current HPI: 226.2889
• 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

+57.4% since first listed

10 events — show timeline

• 2026-04-03 Relisted — CARMLS
• 2026-03-02 Pending — CARMLS
• 2026-02-16 Listed $236,000 CARMLS
• 2025-11-25 Listing Removed — CARMLS
• 2025-10-26 Price Changed $238,000 CARMLS
• 2025-09-21 Listed $243,000 CARMLS
• 2017-05-16 Sold (Public Records) $148,600 Public Records
• 2017-05-15 Sold (MLS) $148,500 CARMLS
• 2017-04-06 Pending — CARMLS
• 2017-04-03 Listed $149,900 CARMLS

Property tax history

+2.3%/yr

Latest (2025): $1,235 · -1.9% YoY. Source: county tax records.