108 Grand Maple Dr · Greenwood, AR 72936

$60,000

3 bd · 1.5 ba · 1,115 sqft · SingleFamily public records

Built 1992

---

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
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity. 3/2

Key facts

• Garage
• Built 1992

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 15.3% vs local median 3.6% in Greenwood — 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 (#35 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Greenwood School District (town): math 59% / reading 58% proficiency, ranked #5 of 238 in AR (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Greenwood Junior High School (math 60% / reading 62%, grade B+, #10 of 201 statewide, top 4%, 632 students, 30% FRL); Greenwood High School (math 38% / reading 52%, grade D-, #27 of 292 statewide, top 10%, 879 students, 20% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 143 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $415 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

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 $60,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.83% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.17%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $165,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Grand Magnolia Dr	0.11mi	3/1.0	1,142 (+2%)	1mo	$165,000	$144	88
95 Easley Loop	0.18mi	3/2.0	1,089 (-2%)	0mo	$170,000	$156	86
67 Easley Loop	0.24mi	3/2.0	1,148 (+3%)	2mo	$162,000	$141	80
108 Grand Maple Dr	0.00mi	3/2.0	1,245 (+12%)	0mo	$60,000	$48	78
34 Easley Loop	0.31mi	3/1.5	1,077 (-3%)	2mo	$177,000	$164	78
91 Grand Magnolia Dr	0.12mi	3/2.0	1,044 (-6%)	4mo	$159,900	$153	78
1417 Grand Oak Dr	0.22mi	3/1.5	1,068 (-4%)	7mo	$165,000	$154	77
1207 W Atlanta St	0.34mi	3/1.5	1,150 (+3%)	7mo	$169,900	$148	73
1305 Grand Oak Dr	0.30mi	3/1.5	1,192 (+7%)	12mo	$166,500	$140	64
815 W Baltimore St	0.70mi	3/1.5	1,125 (+1%)	6mo	$151,400	$135	61
30 Easley Loop	0.31mi	3/1.5	1,002 (-10%)	10mo	$112,200	$112	61
136 N Indian Hills Blvd	0.47mi	3/1.0	1,026 (-8%)	5mo	$162,400	$158	59

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: 27.2%
• Equity multiple: 2.13×
• Total profit: $18,982
• Equity at exit: $8,946

10-year hold

• IRR: 34.8%
• Equity multiple: 4.19×
• Total profit: $53,537
• Equity at exit: $5,188

Cash invested: $16,800 (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 72936

• Home prices YoY: -21.4%
• Active inventory: 143
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,095 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $450

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 54%

Sensitivity live

Price	-10% $492	-5% $471	+0% $450	+5% $430	+10% $409
Rent	-10% $364	-5% $407	+0% $450	+5% $494	+10% $537
Rate	-1.0pp $481	-0.5pp $466	base $450	+0.5pp $435	+1.0pp $419

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Grand Maple Dr Greenwood, AR	3.0	1.0	1090	$1,100	$1.01	14d	1	0.13mi
1139 W Denver St Greenwood, AR	3.0	1.0	1006	$1,250	$1.24	14d	1	0.31mi
830 W Denver St Unit 801 Greenwood, AR	2.0	1.0	788	$725	$0.92	44d	1	0.64mi
1334 Clinic Ln Unit B Greenwood, AR	2.0	2.0	1300	$950	$0.73	44d	1	0.66mi
8705 Cantera Dr Unit B Fort Smith, AR	3.0	2.0	1470	$1,649	$1.12	14d	1	1.18mi
336 W Dogwood St Unit 3 Greenwood, AR	3.0	1.0	850	$695	$0.82	14d	1	1.21mi

Listing history 6 events

1. 2026-05-26
   historical
2. 2026-05-21
   listed $60,000
3. 2003-06-05
   soldstatus $74,000
4. 1998-10-13
   soldstatus $65,000
5. 1993-06-21
   soldstatus $53,000
6. 1991-08-19
   soldstatus $49,000

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,140
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$1,745
• Taxable income: $4,732
• Est. tax owed @ 24.0%: −$1,136
• After-tax cash flow: $4,270/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: Greenwood School District
• NCES district ID: 0506990
• Math proficiency: 59% ▼ -9.00%
• Reading proficiency: 58% ▼ -4.00%
• Median HH income: $55,015
• Composite: 50.33/100
• National rank: #1879
• State rank: #5 of 238 in AR

Livability — Greenwood

• Score: 72/100
• State rank: #35
• US rank: #6396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, AR
• Population (ZIP): 14,182

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 (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -60.40%
• Current HPI: 222.3233
• 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

+22.4% since first listed

6 events — show timeline

• 2026-05-26 Delisted — WRVBOR
• 2026-05-21 Listed $60,000 WRVBOR
• 2003-06-05 Sold (Public Records) $74,000 Public Records
• 1998-10-13 Sold (Public Records) $65,000 Public Records
• 1993-06-21 Sold (Public Records) $53,000 Public Records
• 1991-08-19 Sold (Public Records) $49,000 Public Records

Property tax history

-17.4%/yr

Latest (2025): $65 · -62.3% YoY. Source: county tax records.