117 Sycamore Dr · Marion, AR 72364

$55,900

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 84 Days on market

Built 1988 4,356 sqft lot $45/sqft · 46% below area Est $103k · 46% under ↓ 17% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment property, selling AS-IS. A fire happened in one of the bedrooms downstairs to the loft upstairs. Vinyl sidings on the side of the house was damaged.

Key facts

• Spacious yard
• Convenient access
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS YARD
• OUTDOOR LIVING
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $53k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 3.8% in Marion — 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 65/100 on livability (#147 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools D-, crime F, amenities F.
• Marion School District (suburban): math 21% / reading 26% proficiency, ranked #185 of 238 in AR (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 108 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 69 units permitted in Crittenden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $386 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Crittenden County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $52,546 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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 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: 2.20% ✓
• Cap rate: 19.34%
• Cash-on-cash: 46.60%
• DSCR: 3.07
• GRM: 3.8

CMA / ARV

• ARV (median comp): $103,039
• List price: $55,900
• Delta: -45.75%
• 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
112 Lori Ln	0.08mi	3/2.0	1,414 (+13%)	2mo	$65,000	$46	72
121 Lori Ln	0.05mi	3/2.0	1,122 (-10%)	13mo	$114,900	$102	70
92 Willow Dr	0.26mi	3/1.0	1,258 (+1%)	16mo	$107,500	$85	70
379 Park Dr	0.42mi	3/2.0	1,216 (-3%)	12mo	$213,000	$175	66
99 Meadowbrook Cir	0.58mi	3/2.0	1,164 (-7%)	6mo	$148,000	$127	57
365 Belle Meade Cv	0.37mi	3/2.0	1,406 (+13%)	10mo	$135,000	$96	53
365 Shiloh Dr	0.57mi	3/1.0	1,118 (-10%)	1mo	$137,900	$123	51
436 Shiloh Dr	0.70mi	3/1.5	1,302 (+4%)	10mo	$185,000	$142	50
62 Meadowbrook Cir	0.50mi	4/2.5 (+1)	1,370 (+10%)	4mo	$120,000	$88	50
218 Oak St	0.56mi	4/1.5 (+1)	1,413 (+13%)	6mo	$194,500	$138	40
348 Redwood Cv	0.52mi	4/1.0 (+1)	1,400 (+12%)	11mo	$174,900	$125	37
183 Ross Rd	0.73mi	2/1.0 (-1)	1,092 (-12%)	10mo	$105,000	$96	27

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: 43.9%
• Equity multiple: 2.89×
• Total profit: $29,657
• Equity at exit: $8,335

10-year hold

• IRR: 49.9%
• Equity multiple: 5.84×
• Total profit: $75,691
• Equity at exit: $4,833

Cash invested: $15,652 (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 72364

• Home prices YoY: -13.3%
• Active inventory: 108
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,230 high
• Mortgage (P&I): −$293
• Tax from tax record: −$47 /mo · $570/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $608

Break-even live

Break-even rent $461

Max offer price $55,900

Occupancy floor 46%

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: $13,975
• Closing costs: $1,677
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 Willow St Marion, AR	3.0	1.0	1248	$1,050	$0.84	44d	1	0.23mi
243 Whispering Wind Cir Marion, AR	3.0	2.0	1493	$1,800	$1.21	16d	1	0.93mi
1120 L H Polk St Marion, AR	1.0–3.0	1.0–2.0	985	$1,405	$1.43	2d	9	0.99mi
501 Par Dr Marion, AR	1.0–2.0	1.0–2.0	762	$1,330	$1.74	2d	31	1.06mi
213 Randolph St Marion, AR	3.0	2.0	1365	$1,500	$1.10	24d	1	1.19mi
308 Gannt St Unit 308 GANNT A Marion, AR	2.0	1.0	700	$700	$1.00	44d	1	1.22mi
310 Gannt St Unit 310 GANNT A Marion, AR	2.0	1.0	700	$700	$1.00	44d	1	1.22mi
324 Gannt St Unit 324 GANNT A Marion, AR	3.0	1.0	900	$1,000	$1.11	44d	1	1.25mi

Listing history 18 events

1. 2026-06-18
   days on market $55,900 Active 84 DOM
2. 2026-06-17
   days on market $55,900 Active 83 DOM
3. 2026-06-16
   days on market $55,900 Active 82 DOM
4. 2026-06-15
   days on market $55,900 Active 81 DOM
5. 2026-06-13
   days on market $55,900 Active 79 DOM
6. 2026-06-10
   days on market $55,900 Active 76 DOM
7. 2026-06-09
   days on market $55,900 Active 75 DOM
8. 2026-06-08
   days on market $55,900 Active 74 DOM
9. 2026-06-07
   days on market $55,900 Active 73 DOM
10. 2026-06-05
    days on market $55,900 Active 70 DOM
11. 2026-06-03
    days on market $55,900 Active 69 DOM
12. 2026-06-02
    days on market $55,900 Active 68 DOM
13. 2026-06-01
    days on market $55,900 Active 67 DOM
14. 2026-05-31
    days on market $55,900 Active 66 DOM
15. 2026-04-29
    listed $50,000 Active 159-char remark

    Show marketing remark (159 chars)

    Investment property, selling AS-IS. A fire happened in one of the bedrooms downstairs to the loft upstairs. Vinyl sidings on the side of the house was damaged.

16. 2026-03-26
    listed $55,900 New Listing 583-char remark

    Show marketing remark (583 chars)

    Welcome to 117 Sycamore Dr in Marion, a great opportunity for investors or homeowners looking to add value. This property features a functional layout with plenty of potential for updates and customization. The spacious yard offers room for outdoor living, gardening, or future improvements. Located in an established neighborhood with convenient access to schools, shopping, dining, and major highways, this home is well-suited for a fix-and-flip, rental investment, or owner-occupant project. Don't miss the chance to bring your vision to life and unlock this property's potential.

17. 2011-08-19
    soldstatus $70,000
18. 2001-03-15
    soldstatus $59,900

ⓘ 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: $570 · $47/mo
• Projected year-2 tax: $570 · $47/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $14,760
• − Mortgage interest: −$3,131
• − Property taxes: −$570
• − Insurance: −$280
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$1,626
• Taxable income: $6,792
• Est. tax owed @ 24.0%: −$1,630
• After-tax cash flow: $5,663/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: Marion School District
• NCES district ID: 0509390
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $50,758
• Composite: 20.88/100
• National rank: #8492
• State rank: #185 of 238 in AR

Livability — Marion

• Score: 65/100
• State rank: #147
• US rank: #12733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, AR
• County: Crittenden County · 16,034 people
• City population: 16,034
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 16,034
• Household income: $74,462
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 319.0

Population outlook (Crittenden County) Hauer SSP2

• Today (2025): 45,254 people
• By 2030: 42,953 · -5.1%
• By 2040: 38,235 · -15.5%
• By 2050: 33,670 · -25.6%
• By 2075: 24,315 · -46.3%
• By 2100: 17,173 · -62.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 51% Black 35% Two or more races 10% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 3% Korean 1%

Political lean MEDSL · Crittenden

• 2024 margin: Toss-up / Even · D 50.1% · R 47.9% · Other 2.0%
• 2008→2024 swing: -12.4pp toward R · 2008: 14.7pp · 2024: 2.3pp
• All cycles: 2024: D+2.3 2020: D+7.2 2016: D+9.0 2012: D+18.7 2008: D+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.64%
• Current HPI: 205.4807
• Rent YoY: —
• Metro: Memphis, TN-MS-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

-16.5% since first listed

4 events — show timeline

• 2026-04-29 Listed $50,000 EARA
• 2026-03-26 Listed $55,900 CARMLS
• 2011-08-19 Sold (Public Records) $70,000 Public Records
• 2001-03-15 Sold (Public Records) $59,900 Public Records

Property tax history

+7.7%/yr

Latest (2025): $570 · +9.8% YoY. Source: county tax records.