6521 Scottie Dr · East End, AR 72206

$135,800

3 bd · 1.5 ba · 1,276 sqft · SingleFamily public records · 34 Days on market

Built 1974 $106/sqft · 25% below area Est $180k · 25% under

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Run fast * * * Cute starter home * * * excellent area * * * East End Sheridan Schools * * * 3 BR 1 1/2 BA * * * Fresh paint * * * Tile floors everywhere except master * * * ceiling fans in all rooms * * * Low utilities * * * new formica in kitchen & baths * * * corner lot * * * pretty trees * * * wonderful neighbors * * * insulated windows through out * * * will go RD loan * * *

Key facts

• Affordable home
• Updates
• Solid home

Tags

• CORNER PROPERTY
• MOVE IN READY
• FUNCTIONAL LAYOUT
• UPDATES
• AFFORDABLE HOME
• SOLID HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (6.5% below list).
• Recommended offer: $127k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 3.3% in East End — 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 62/100 on livability (#210 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools F, amenities F, commute F.
• Sheridan School District (town): math 36% / reading 38% proficiency, ranked #89 of 238 in AR (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 125 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $939 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $136k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,982 (6.5% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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 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?
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: 0.94% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (median comp): $179,874
• List price: $135,800
• Delta: -24.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21304 N Mill Rd Rd	0.17mi	3/1.5	1,279 (+0%)	1mo	$189,000	$148	91
6706 Scottie Dr	0.10mi	3/2.0	1,281 (+0%)	14mo	$149,900	$117	81
6618 Scottie Dr	0.07mi	3/1.5	1,325 (+4%)	24mo	$165,700	$125	71
22026 Jonita Dr	0.62mi	3/1.0	1,170 (-8%)	23mo	$170,000	$145	36

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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-8,254
• Equity at exit: $20,248

10-year hold

• IRR: 4.1%
• Equity multiple: 1.31×
• Total profit: $11,640
• Equity at exit: $11,742

Cash invested: $38,024 (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 72206

• Rents YoY: 3.4%
• Active inventory: 125
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$712
• Tax from tax record: −$25 /mo · $296/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $210

Break-even live

Break-even rent $1,004

Max offer price $135,800

Occupancy floor 78%

Sensitivity live

Price	-10% $287	-5% $248	+0% $210	+5% $171	+10% $-29
Rent	-10% $109	-5% $160	+0% $210	+5% $260	+10% $310
Rate	-1.0pp $278	-0.5pp $244	base $210	+0.5pp $175	+1.0pp $139

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: $33,950
• Closing costs: $4,074
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8206 Dogwood Trl Mabelvale, AR	2.0	1.0	900	$1,100	$1.22	14d	1	1.49mi

Listing history 18 events

1. 2026-06-15
   days on market $135,800 Active 34 DOM
2. 2026-06-14
   days on market $135,800 Active 32 DOM
3. 2026-06-10
   days on market $135,800 Active 29 DOM
4. 2026-06-09
   days on market $135,800 Active 28 DOM
5. 2026-06-08
   days on market $135,800 Active 27 DOM
6. 2026-06-07
   days on market $135,800 Active 26 DOM
7. 2026-06-05
   days on market $135,800 Active 23 DOM
8. 2026-06-03
   days on market $135,800 Active 22 DOM
9. 2026-06-02
   days on market $135,800 Active 21 DOM
10. 2026-06-01
    days on market $135,800 Active 20 DOM
11. 2026-05-31
    days on market $135,800 Active 19 DOM
12. 2026-05-31
    days on market $135,800 Active 18 DOM
13. 2026-05-13
    price $135,800 264-char remark
14. 2026-05-12
    listed $155,800 Active 264-char remark
15. 2017-12-19
    soldstatus $89,900
16. 2017-12-13
    soldstatus $89,900 Sold 446-char remark

    Show marketing remark (446 chars)

    Run fast * * * Cute starter home * * * excellent area * * * East End Sheridan Schools * * * 3 BR 1 1/2 BA * * * Fresh paint * * * Tile floors everywhere except master * * * ceiling fans in all rooms * * * Low utilities * * * new formica in kitchen & baths * * * corner lot * * * pretty trees * * * wonderful neighbors * * * insulated windows through out * * * will go RD loan * * *

17. 2017-11-07
    status Under Contract 446-char remark

    Show marketing remark (446 chars)

    Run fast * * * Cute starter home * * * excellent area * * * East End Sheridan Schools * * * 3 BR 1 1/2 BA * * * Fresh paint * * * Tile floors everywhere except master * * * ceiling fans in all rooms * * * Low utilities * * * new formica in kitchen & baths * * * corner lot * * * pretty trees * * * wonderful neighbors * * * insulated windows through out * * * will go RD loan * * *

18. 2017-09-07
    listed $94,500 New Listing 446-char remark

    Show marketing remark (446 chars)

    Run fast * * * Cute starter home * * * excellent area * * * East End Sheridan Schools * * * 3 BR 1 1/2 BA * * * Fresh paint * * * Tile floors everywhere except master * * * ceiling fans in all rooms * * * Low utilities * * * new formica in kitchen & baths * * * corner lot * * * pretty trees * * * wonderful neighbors * * * insulated windows through out * * * will go RD loan * * *

ⓘ 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: $296 · $25/mo
• Projected year-2 tax: $869 · $72/mo
• Expected delta: +$573/yr (+$48/mo · 193.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $15,238
• − Mortgage interest: −$7,607
• − Property taxes: −$296
• − Insurance: −$679
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$3,951
• Taxable income: $267
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $2,453/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: Sheridan School District
• NCES district ID: 0500015
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $49,974
• Composite: 32.0/100
• National rank: #5831
• State rank: #89 of 238 in AR

Livability — East End

• Score: 62/100
• State rank: #210
• US rank: #16307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East End, AR
• County: Pulaski County · 372,764 people
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 22,667
• Household income: $52,132
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 623.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 48% White 43% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.64%
• Current HPI: 158.3601
• Rent YoY: ▲ 3.36%
• 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

+43.7% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $135,800 FSBO.com
• 2017-12-19 Sold (Public Records) $89,900 Public Records
• 2017-12-13 Sold (MLS) $89,900 CARMLS
• 2017-11-07 Pending — CARMLS
• 2017-09-07 Listed $94,500 CARMLS

Property tax history

-5.2%/yr

Latest (2025): $296 · -18.8% YoY. Source: county tax records.