509 Sherwood Ave · Bonanza, AR 72916

$85,000

2 bd · 1.0 ba · 1,285 sqft · SingleFamily public records · 59 Days on market

Built 1980 0.52 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Built in 1980 this spacious home has a 2 year old roof, newer windows and a huge corner lot. Priced at only $85000 this would make a great home or rental property.

Key facts

• 2 year old roof
• Huge corner lot
• Newer windows

Tags

• HUGE CORNER LOT
• 2 YEAR OLD ROOF
• NEWER WINDOWS

Property features AI

Exterior

• Parking: Attached garage with 1 covered space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single family residence; One-story house; Entry level: one
• Construction: Masonite and vinyl siding; Asphalt shingle roof; Built as a single-story structure
• Exterior features: Porch; Partial backyard fencing; Back yard fencing; Additional outbuilding/storage; Spa details: see remarks; Cleared, level corner city lot; Paved public road access

Interior

• Kitchen: Range; Range hood; Refrigerator; Gas water heater
• Flooring: Ceramic tile; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Space heater; Wood stove; Electric cooling; Window cooling units
• Interior features: Built-in features; Ceiling fans; Double pane windows; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#137 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Hackett School District (rural): math 24% / reading 29% proficiency, ranked #173 of 238 in AR (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hackett Elementary School (math 24% / reading 16%, grade F, #376 of 454 statewide, top 84%, 493 students, 100% FRL); Hackett High School (math 24% / reading 40%, grade F, #119 of 292 statewide, top 43%, 327 students, 100% FRL) — zoned schools average 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 239 active listings in the ZIP; solid renter incomes; 388 units permitted in Sebastian County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sebastian County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.69% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.57%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $170,905
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Sherwood Ave	0.26mi	2/2.0	1,274 (-1%)	6mo	$140,000	$110	77
107 Sherwood Ave	0.28mi	3/1.0 (+1)	1,140 (-11%)	0mo	$152,000	$133	63
606 Mcconnell Ave	0.06mi	2/1.0	1,120 (-13%)	18mo	$12,650	$11	61
501 S Fifth Ave	0.33mi	3/1.0 (+1)	1,428 (+11%)	6mo	$258,000	$181	56
1018 Lavender Rd	0.60mi	3/2.5 (+1)	1,378 (+7%)	1mo	$234,000	$170	48

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 · 1.57% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.80×
• Total profit: $19,032
• Equity at exit: $12,674

10-year hold

• IRR: 27.3%
• Equity multiple: 3.24×
• Total profit: $53,379
• Equity at exit: $7,349

Cash invested: $23,800 (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 72916

• Home prices YoY: -20.1%
• Rents YoY: 1.6%
• Active inventory: 239
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $547

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 57%

Sensitivity live

Price	-10% $605	-5% $576	+0% $547	+5% $517	+10% $488
Rent	-10% $433	-5% $490	+0% $547	+5% $603	+10% $660
Rate	-1.0pp $590	-0.5pp $568	base $547	+0.5pp $525	+1.0pp $502

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $85,000 Active 59 DOM
2. 2026-06-19
   days on market $85,000 Active 57 DOM
3. 2026-06-18
   days on market $85,000 Active 56 DOM
4. 2026-06-17
   days on market $85,000 Active 55 DOM
5. 2026-06-16
   days on market $85,000 Active 54 DOM
6. 2026-06-15
   days on market $85,000 Active 53 DOM
7. 2026-06-14
   days on market $85,000 Active 51 DOM
8. 2026-06-13
   days on market $85,000 Active 50 DOM
9. 2026-06-10
   days on market $85,000 Active 48 DOM
10. 2026-06-09
    days on market $85,000 Active 47 DOM
11. 2026-06-08
    days on market $85,000 Active 46 DOM
12. 2026-06-07
    days on market $85,000 Active 45 DOM
13. 2026-06-05
    days on market $85,000 Active 42 DOM
14. 2026-06-03
    days on market $85,000 Active 41 DOM
15. 2026-06-02
    days on market $85,000 Active 40 DOM
16. 2026-06-01
    days on market $85,000 Active 39 DOM
17. 2026-05-31
    days on market $85,000 Active 38 DOM
18. 2026-05-30
    days on market $85,000 Active 37 DOM
19. 2026-04-23
    listed $85,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $17,227
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$2,473
• Taxable income: $5,537
• Est. tax owed @ 24.0%: −$1,329
• After-tax cash flow: $5,232/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: Hackett School District
• NCES district ID: 0507170
• Math proficiency: 24% ▼ -16.00%
• Reading proficiency: 29% ▼ -17.00%
• Median HH income: $42,751
• Composite: 22.59/100
• National rank: #8071
• State rank: #173 of 238 in AR

Livability — Bonanza

• Score: 66/100
• State rank: #137
• US rank: #12289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bonanza, AR
• County: Sebastian County · 99,312 people
• Metro: Fort Smith, AR-OK
• Population (ZIP): 11,711
• Household income: $87,983
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 141.0

Population outlook (Sebastian County) Hauer SSP2

• Today (2025): 133,992 people
• By 2030: 136,620 · +2.0%
• By 2040: 140,832 · +5.1%
• By 2050: 143,301 · +6.9%
• By 2075: 147,964 · +10.4%
• By 2100: 145,848 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 10% Asian 7% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 4% Scandinavian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 3% Other Asian/Pacific 3% German/W. Germanic 2%

Political lean MEDSL · Sebastian

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.6% · Other 2.4%
• 2008→2024 swing: -2.9pp toward R · 2008: -34.6pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+35.5 2016: R+38.1 2012: R+37.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.92%
• Current HPI: 218.0302
• Rent YoY: ▲ 1.57%
• Metro: Fort Smith, AR-OK
• 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

• 2026-04-23 Listed $85,000 WRVBOR

Property tax history

-34.0%/yr

Latest (2023): $5 · -90.9% YoY. Source: county tax records.