2838 Sylvia St · Arkadelphia, AR 71923

$184,500

3 bd · 2.0 ba · 1,905 sqft · SingleFamily public records · 14 Days on market

Built 1978 0.29 ac lot $97/sqft · 19% below area Est $226k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.4/30.0
• Livability +3.6/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charrming house, move in ready, room for everyone, new hot water heater, new roof in 2021. $94.50/sqft. Walkable neighborhood, close to restaurants, grocery, pharmacy, and gas stations. 2 car garage with electric garage door, Two wood burning fireplaces, screened in porch, back deck, back yard ready for entertaining, children playing, gardening or having pets. Master bedroom has spacious bath with walk in shower. Painted outside last year. Owner is downsizing, motivated to sell. Check Zillow and Facebook market for photos.

Key facts

• Full bathrooms
• Living area
• Move in ready

Tags

• MOVE IN READY
• SPACIOUS BEDROOMS
• FULL BATHROOMS
• LIVING AREA
• SEPARATE DINING AREA
• DEDICATED WORKSHOP AREA

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, or Cash

Exterior

• Parking: Attached garage with automatic door opener for 2 cars
• Utilities: Public sewer; Public water; Insulated windows
• Home design: Single-family property
• Construction: Architectural shingle roof; Crawl space foundation
• Exterior features: Brick exterior; Deck; Screened porch; Front porch; Partially fenced yard; Iron fence; Covered patio; Paved road access; Level lot in a subdivision

Interior

• Kitchen: Built-in stove; Electric range; Microwave; Dishwasher; Disposal; Ice maker connection
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Smoke detectors; Ceiling fans; Walk-in shower; Ceramic tile kitchen counters; Wallpapered walls/ceilings; Two wood-burning fireplaces (site-built and stove)
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (32.1% below list).
• Recommended offer: $125k (32.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.3% in Arkadelphia — 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 72/100 on livability (#32 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools D, amenities D, commute F.
• Arkadelphia School District (town): math 28% / reading 28% proficiency, ranked #167 of 238 in AR (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 130 active listings in the ZIP; 12 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $129k; 43% 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 $125,268 (32.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1978 — 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. 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: 0.68% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 12.3

CMA / ARV

• ARV (median comp): $226,453
• List price: $184,500
• Delta: -20.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Leewood Dr	0.21mi	3/2.0	1,852 (-3%)	2mo	$240,000	$130	84
2709 Lynwood Dr	0.03mi	3/2.0	1,733 (-9%)	7mo	$220,000	$127	78
2717 Lynwood Dr	0.06mi	3/2.0	2,091 (+10%)	6mo	$245,000	$117	76
215 N 26th St St	0.59mi	3/2.0	1,880 (-1%)	2mo	$230,000	$122	69
2701 Lynwood Dr	0.11mi	3/2.0	1,660 (-13%)	6mo	$185,000	$111	68
2314 Elaine St	0.55mi	3/2.0	1,952 (+2%)	4mo	$269,000	$138	66
2708 Mockingbird Ln	0.18mi	3/2.0	1,630 (-14%)	9mo	$256,000	$157	61
2050 Elaine Cir	0.70mi	3/2.0	1,984 (+4%)	0mo	$171,000	$86	60
119 N 20th St	0.65mi	4/2.0 (+1)	1,840 (-3%)	2mo	$107,100	$58	58
1020 S 21st St	0.68mi	3/1.5	1,934 (+2%)	10mo	$152,000	$79	55
1011 S 23rd St	0.56mi	3/2.0	1,713 (-10%)	6mo	$165,000	$96	52
213 N Park Dr	0.60mi	3/2.5	2,165 (+14%)	6mo	$312,000	$144	42

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: -21.5%
• Equity multiple: 0.26×
• Total profit: $-38,360
• Equity at exit: $27,510

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-44,510
• Equity at exit: $15,952

Cash invested: $51,660 (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 71923

• Home prices YoY: -21.8%
• Active inventory: 130
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$968
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-132

Break-even live

Break-even rent $1,419

Max offer price $161,237

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-79	+0% $-132	+5% $-184	+10% $-236
Rent	-10% $-231	-5% $-181	+0% $-132	+5% $-82	+10% $-33
Rate	-1.0pp $-39	-0.5pp $-85	base $-132	+0.5pp $-179	+1.0pp $-228

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $184,500 Active 14 DOM
2. 2026-06-18
   days on market $184,500 Active 13 DOM
3. 2026-06-17
   days on market $184,500 Active 12 DOM
4. 2026-06-16
   days on market $184,500 Active 11 DOM
5. 2026-06-15
   days on market $184,500 Active 10 DOM
6. 2026-06-14
   days on market $184,500 Active 8 DOM
7. 2026-06-12
   statusdays on market $184,500 Active 7 DOM
8. 2026-06-09
   days on market $184,500 New Listing 4 DOM
9. 2026-06-08
   days on market $184,500 New Listing 3 DOM
10. 2026-06-07
    days on market $184,500 New Listing 2 DOM
11. 2026-06-07
    pricestatusdays on marketlisting id $184,500 New Listing 1 DOM
12. 2026-06-04
    days on market $180,000 Active 21 DOM
13. 2026-06-02
    days on market $180,000 Active 20 DOM
14. 2026-06-01
    days on market $180,000 Active 19 DOM
15. 2026-05-31
    days on market $180,000 Active 18 DOM
16. 2026-05-31
    days on market $180,000 Active 17 DOM
17. 2026-05-14
    listed $180,000 Active 528-char remark

    Show marketing remark (528 chars)

    Charrming house, move in ready, room for everyone, new hot water heater, new roof in 2021. $94.50/sqft. Walkable neighborhood, close to restaurants, grocery, pharmacy, and gas stations. 2 car garage with electric garage door, Two wood burning fireplaces, screened in porch, back deck, back yard ready for entertaining, children playing, gardening or having pets. Master bedroom has spacious bath with walk in shower. Painted outside last year. Owner is downsizing, motivated to sell. Check Zillow and Facebook market for photos.

18. 2026-05-11
    historical
19. 2026-04-27
    price $180,000
20. 2026-04-26
    price $180,000
21. 2026-04-10
    price $185,000
22. 2026-04-10
    price $185,000
23. 2026-03-07
    price $190,000
24. 2026-02-12
    price $195,000
25. 2026-01-13
    price $200,000
26. 2025-12-10
    price $205,000
27. 2025-11-12
    price $209,000
28. 2025-10-27
    price $213,500
29. 2025-07-18
    price $218,500
30. 2025-05-29
    listed $228,500 New Listing
31. 2021-01-29
    soldstatus $129,000
32. 2021-01-29
    soldstatus $129,000
33. 2020-10-30
    listed $129,000
34. 2001-03-16
    soldstatus $80,000
35. 1988-05-01
    soldstatus $59,000

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $1,181 · $98/mo
• Expected delta: +$258/yr (+$22/mo · 28.0%)

ⓘ 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 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,032
• − Mortgage interest: −$10,335
• − Property taxes: −$923
• − Insurance: −$922
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$5,367
• Taxable loss: −$4,920
• Est. tax savings @ 24.0%: +$1,181
• After-tax cash flow: $-399/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: Arkadelphia School District
• NCES district ID: 0502430
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 28% ▼ -12.00%
• Median HH income: $35,116
• Composite: 23.13/100
• National rank: #7954
• State rank: #167 of 238 in AR

Livability — Arkadelphia

• Score: 72/100
• State rank: #32
• US rank: #6224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arkadelphia, AR
• City population: 1,292
• Population (ZIP): 14,374

Population outlook (Clark County) Hauer SSP2

• Today (2025): 22,335 people
• By 2030: 22,306 · -0.1%
• By 2040: 21,839 · -2.2%
• By 2050: 21,961 · -1.7%
• By 2075: 24,186 · +8.3%
• By 2100: 25,897 · +15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 25% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.5) · D 38.6% · R 59.1% · Other 2.2%
• 2008→2024 swing: -16.7pp toward R · 2008: -3.8pp · 2024: -20.5pp
• All cycles: 2024: R+20.5 2020: R+14.0 2016: R+9.5 2012: R+6.4 2008: R+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.38%
• Current HPI: 209.8396
• 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

+212.7% since first listed

20 events — show timeline

• 2026-06-05 Listed $184,500 CARMLS
• 2026-05-14 Listed $180,000 FSBO.com
• 2026-05-11 Listing Removed — CARMLS
• 2026-04-27 Price Changed $180,000 CARMLS
• 2026-04-26 Price Changed $180,000 HSBOR
• 2026-04-10 Price Changed $185,000 CARMLS
• 2026-04-10 Price Changed $185,000 HSBOR
• 2026-03-07 Price Changed $190,000 CARMLS
• 2026-02-12 Price Changed $195,000 CARMLS
• 2026-01-13 Price Changed $200,000 CARMLS
• 2025-12-10 Price Changed $205,000 CARMLS
• 2025-11-12 Price Changed $209,000 CARMLS
• 2025-10-27 Price Changed $213,500 CARMLS
• 2025-07-18 Price Changed $218,500 CARMLS
• 2025-05-29 Listed $228,500 CARMLS
• 2021-01-29 Sold (Public Records) $129,000 Public Records
• 2021-01-29 Sold (MLS) $129,000 CARMLS
• 2020-10-30 Listed $129,000 CARMLS
• 2001-03-16 Sold (Public Records) $80,000 Public Records
• 1988-05-01 Sold (Public Records) $59,000 Public Records

Property tax history

-4.0%/yr

Latest (2025): $923 · +5.2% YoY. Source: county tax records.