8019 Highway 365 S · Sweet Home, AR 72206

$90,000

3 bd · 1.0 ba · 432 sqft · SingleFamily public records · 46 Days on market

Built 1974 7.00 ac lot $208/sqft · 86% above area Est $135k · 33% under

---

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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.3/10.0
• Rent growth +3.3/5.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unleash your imagination on 7 expansive acres! This rare Little Rock find offers the perfect blend of space and opportunity. The property features two structures- a 1.200 sq ft (3Bed/2bath) mobile home and a secondary 432 sq ft (1 Bedroom/1 bath) unit- both awaiting a complete reimagining or a fresh start. Whether you are looking to build your dream estate, renovate, or create a multigenerational homestead, this acreage provides the ultimate foundation. Bring your creativity and your contractor to transform this vast space into your personal sanctuary. Property is being sold "as is", structures are only accessible with the owner present. the structures have been vacant for quite

Key facts

• 7 acre lot
• 4 parking spots
• Built 1974

Property features AI

Finance

• Other: Taxes listed (see public records)
• Financial info: Seller will consider conventional financing or cash

Exterior

• Parking: Parking for 4+ cars
• Utilities: Public water; Septic system
• Home design: Approximately 1,200 finished square feet; Sits on about 7 acres
• Construction: Other foundation (see remarks); Other roof type (see remarks)
• Exterior features: Metal or vinyl siding; Paved road access; Level lot

Interior

• Kitchen: Kitchen equipment: other (see remarks)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating/air (see remarks)
• Interior features: Carpet flooring; Vinyl flooring; Other interior features (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#322 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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 (+3.4%/yr); 125 active listings in the ZIP; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 + 3.4% rent growth), your $25k 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 ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $90k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (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. 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.13% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.98%
• DSCR: 1.58
• GRM: 7.4

CMA / ARV

• ARV (median comp): $134,557
• List price: $90,000
• Delta: -33.11%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $3,106
• Equity at exit: $13,419

10-year hold

• IRR: 13.0%
• Equity multiple: 2.05×
• Total profit: $26,431
• Equity at exit: $7,782

Cash invested: $25,200 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $273

Break-even live

Break-even rent $675

Max offer price $90,000

Occupancy floor 68%

Sensitivity live

Price	-10% $323	-5% $298	+0% $273	+5% $247	+10% $222
Rent	-10% $192	-5% $232	+0% $273	+5% $313	+10% $353
Rate	-1.0pp $318	-0.5pp $295	base $273	+0.5pp $249	+1.0pp $225

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-09
   days on market $90,000 Active 46 DOM
2. 2026-06-08
   days on market $90,000 Active 45 DOM
3. 2026-06-07
   days on market $90,000 Active 44 DOM
4. 2026-06-05
   days on market $90,000 Active 41 DOM
5. 2026-06-03
   days on market $90,000 Active 40 DOM
6. 2026-06-02
   days on market $90,000 Active 39 DOM
7. 2026-06-01
   days on market $90,000 Active 38 DOM
8. 2026-05-31
   days on market $90,000 Active 37 DOM
9. 2026-05-31
   days on market $90,000 Active 36 DOM
10. 2026-05-08
    price $90,000 753-char remark
11. 2026-04-23
    listed $109,900 New Listing 753-char remark
12. 2026-03-10
    soldstatus $50,000

ⓘ 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: $286 · $24/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: +$290/yr (+$24/mo · 101.5%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,240
• − Mortgage interest: −$5,041
• − Property taxes: −$286
• − Insurance: −$450
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$2,618
• Taxable income: $1,887
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $2,818/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: 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 — Sweet Home

• Score: 58/100
• State rank: #322
• US rank: #21228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweet Home, 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 (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: 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 · 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: ▼ -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

+80.0% since first listed

4 events — show timeline

• 2026-06-09 Listing Removed — CARMLS
• 2026-05-08 Price Changed $90,000 CARMLS
• 2026-04-23 Listed $109,900 CARMLS
• 2026-03-10 Sold (Public Records) $50,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $286 · +6.2% YoY. Source: county tax records.