5924 Tammy Ln · Sherwood, AR 72117

$70,000

2 bd · 1.0 ba · 844 sqft · SingleFamily public records · 57 Days on market

Built 1941 0.58 ac lot $83/sqft · 31% below area Est $102k · 31% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ultimate Auto Mechanic Shop & Income Potential on . 58 Acres! The 1941 original home needs major repair or removal, providing a cleared footprint for a new build or additional parking. This property will be sold as is. This shop is equipped with its own separate electric meter, dedicated half bath and ready for work with air compressor and car lift (as negotiable based on offer price) . 58 Acres: Plenty of room for vehicle storage, equipment, or building your dream home while you work out of the shop.

Key facts

• Income potential
• Cleared footprint
• Dedicated half bath

Tags

• INCOME POTENTIAL
• SEPARATE ELECTRIC METER
• DEDICATED HALF BATH
• VEHICLE STORAGE
• CLEARED FOOTPRINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($775 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.3% in Sherwood — 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 (#19 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 78 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $484 of loan paydown is wiped out by about $2k 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 57 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1941 — 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. 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: 1.11% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (median comp): $101,834
• List price: $70,000
• Delta: -31.26%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-1,815
• Equity at exit: $10,437

10-year hold

• IRR: 7.2%
• Equity multiple: 1.55×
• Total profit: $10,686
• Equity at exit: $6,052

Cash invested: $19,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $775 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $150

Break-even live

Break-even rent $586

Max offer price $70,000

Occupancy floor 76%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 Shadow Oaks Dr Sherwood, AR	1.0	1.0	687	$775	$1.13	44d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $70,000 Active 57 DOM
2. 2026-06-17
   days on market $70,000 Active 56 DOM
3. 2026-06-16
   days on market $70,000 Active 55 DOM
4. 2026-06-15
   days on market $70,000 Active 54 DOM
5. 2026-06-14
   days on market $70,000 Active 52 DOM
6. 2026-06-13
   days on market $70,000 Active 51 DOM
7. 2026-06-10
   days on market $70,000 Active 49 DOM
8. 2026-06-09
   days on market $70,000 Active 48 DOM
9. 2026-06-08
   days on market $70,000 Active 47 DOM
10. 2026-06-07
    days on market $70,000 Active 46 DOM
11. 2026-06-05
    days on market $70,000 Active 43 DOM
12. 2026-06-03
    statusdays on market $70,000 Active 42 DOM
13. 2026-06-02
    days on market $70,000 Price Change 41 DOM
14. 2026-06-01
    days on market $70,000 Price Change 40 DOM
15. 2026-05-31
    days on market $70,000 Price Change 39 DOM
16. 2026-05-31
    days on market $70,000 Price Change 38 DOM
17. 2026-04-22
    listed $80,000 New Listing 513-char remark

    Show marketing remark (513 chars)

    Ultimate Auto Mechanic Shop & Income Potential on . 58 Acres! The 1941 original home needs major repair or removal, providing a cleared footprint for a new build or additional parking. This property will be sold as is. This shop is equipped with its own separate electric meter, dedicated half bath and ready for work with air compressor and car lift (as negotiable based on offer price) . 58 Acres: Plenty of room for vehicle storage, equipment, or building your dream home while you work out of the shop.

ⓘ 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: $796 · $66/mo
• Projected year-2 tax: $796 · $66/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 18 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

Taxation est. · year 1

• Rental income: $9,300
• − Mortgage interest: −$3,921
• − Property taxes: −$796
• − Insurance: −$350
• − Repairs & maintenance: −$744
• − Management: −$744
• − Depreciation: −$2,036
• Taxable income: $708
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $1,626/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 of 238 in AR

Livability — Sherwood

• Score: 73/100
• State rank: #19
• US rank: #5246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sherwood, AR
• City population: 34,365
• 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

1 event — show timeline

• 2026-04-22 Listed $80,000 CARMLS

Property tax history

+3.6%/yr

Latest (2025): $796 · +0.0% YoY. Source: county tax records.