606 Brierley Dr · Sherwood, AR 72120

$198,000

6 bd · 3.0 ba · 2,337 sqft · MultiFamily · 46 Days on market

Built 1978 Good condition 7,840 sqft lot $85/sqft · 41% above area Est $141k · 41% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Previously update duplex in the Heart of Sherwood. 100% occupied. Looking to add to your portfolio? Starting your Real Estate journey? Large units w/ 3 Bed and 1.5 Bath at 1,169 sq/ft each. Off the street parking. These units have access to highway, restaurants, shopping, hospital systems and a bus route. No showing until under contact / please do not disturb the tenants. Duplex is 606 and 608 Brierley Drive in Sherwood.

Key facts

• Access to bus route
• Access to shopping
• Access to highway

Tags

• OFF THE STREET PARKING
• ACCESS TO HIGHWAY
• ACCESS TO RESTAURANTS
• ACCESS TO SHOPPING
• ACCESS TO HOSPITAL SYSTEMS
• ACCESS TO BUS ROUTE

Property features AI

Finance

• Financial info: Potential financing options include cash, FHA, conventional, and VA; Two income units: rents reported approximately $925–$950 for 3‑bed units

Exterior

• Parking: Parking pads
• Utilities: Municipal electric; Natural gas; Public sewer; Public water; Private telephone
• Home design: Multifamily building with 2 units; Located inside city limits; Zoned RES
• Construction: Other type of foundation (see remarks)
• Exterior features: Brick and frame combination exterior; Composition roof; Paved road access; Level lot in a subdivision

Interior

• Kitchen: Free‑standing stove; Dishwasher
• Bedrooms: Two 3-bedroom units
• Flooring: Partial carpet; Vinyl
• Bathrooms: Each unit has 1.5 bathrooms
• Heating & cooling: Central electric cooling; Central gas heat
• Interior features: Partial carpet and vinyl flooring; Storage building (exterior but accessible from interior units)
• Laundry & utility: All utilities paid by tenant

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $198k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive. Per door: $205/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $198k).
• Recommended offer: $192k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: Rents rising fast (+4.8%/yr); 243 active listings in the ZIP; solid renter incomes; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.11%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $140,556
• List price: $198,000
• Delta: 40.87%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1412 Stafford Rd	0.12mi	6/4.0	2,337 (0%)	17mo	$180,000	$77	76
1406 Stafford Rd	0.11mi	6/4.0	2,412 (+3%)	14mo	$175,000	$73	74

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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-492
• Equity at exit: $29,522

10-year hold

• IRR: 11.7%
• Equity multiple: 2.02×
• Total profit: $56,467
• Equity at exit: $17,119

Cash invested: $55,440 (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 72120

• Rents YoY: 4.8%
• Active inventory: 243
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,791 high
• Mortgage (P&I): −$1,038
• Tax est. 1.5%: −$248 /mo · $2,970/yr
• Insurance: −$82
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $410

Break-even live

Break-even rent $2,272

Max offer price $198,000

Occupancy floor 80%

Sensitivity live

Price	-10% $547	-5% $478	+0% $410	+5% $342	+10% $273
Rent	-10% $190	-5% $300	+0% $410	+5% $520	+10% $631
Rate	-1.0pp $510	-0.5pp $460	base $410	+0.5pp $359	+1.0pp $307

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$2,792
Total (2 units)			$2,791

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $198,000 Active 46 DOM
2. 2026-06-17
   days on market $198,000 Active 45 DOM
3. 2026-06-16
   days on market $198,000 Active 44 DOM
4. 2026-06-15
   days on market $198,000 Active 43 DOM
5. 2026-06-14
   days on market $198,000 Active 41 DOM
6. 2026-06-13
   days on market $198,000 Active 40 DOM
7. 2026-06-10
   days on market $198,000 Active 38 DOM
8. 2026-06-09
   days on market $198,000 Active 37 DOM
9. 2026-06-08
   days on market $198,000 Active 36 DOM
10. 2026-06-07
    days on market $198,000 Active 35 DOM
11. 2026-06-05
    days on market $198,000 Active 32 DOM
12. 2026-06-03
    days on market $198,000 Active 31 DOM
13. 2026-06-02
    days on market $198,000 Active 30 DOM
14. 2026-06-01
    days on market $198,000 Active 29 DOM
15. 2026-05-31
    days on market $198,000 Active 28 DOM
16. 2026-05-31
    days on market $198,000 Active 27 DOM
17. 2026-05-03
    listed $198,000 New Listing 425-char remark

ⓘ 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 AE · 23% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $33,492
• − Mortgage interest: −$11,091
• − Property taxes: −$2,970
• − Insurance: −$6,108
• − Repairs & maintenance: −$2,679
• − Management: −$2,679
• − Depreciation: −$5,760
• Taxable income: $2,204
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $4,391/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained duplex is move-in ready with recent updates to the kitchen and bathrooms. It offers a good investment opportunity with potential for further cosmetic improvements.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and resale value
• Both Replace ceiling fans — Improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and resale value ↑
• Both Replace ceiling fans — Improves energy efficiency and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• County: Pulaski County · 372,764 people
• City population: 34,365
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 34,365
• Household income: $76,598
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 774.0

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 White (65%)
• Race & ethnicity: White 65% Black 26% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Korean 1%

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: ▼ -134.93%
• Current HPI: 198.9456
• Rent YoY: ▲ 4.81%
• 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

1 event — show timeline

• 2026-05-03 Listed $198,000 CARMLS