505 W Sherman Ave · Harrison, AR 72601

$154,000

4 bd · 2.5 ba · 1,306 sqft · SingleFamily public records · 44 Days on market

8,712 sqft lot $118/sqft · 13% above area Est $157k · at est.

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Why this score? — see what drove the D+ 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 +15.4/30.0
• ARV discount +8.5/15.0
• DSCR +4.7/10.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here's a perfect opportunity to make some repairs for instant equity with this 3 bedroom 2 bath home on near level corner lot centrally located. Home has gas log fireplace, updated kitchen, fenced back yard, 2 storage sheds & split floor plan. Property to be sold As-Is. All offers must be submitted through RES. NET & it must be noted in the offer whether it is an owner occupied or investor purchase. All #s are approx, age & square footage per Assessor.

Key facts

• Spacious kitchen
• Gas log fireplace
• Hardwood floors

Tags

• SPLIT BEDROOM FLOOR PLAN
• HARDWOOD FLOORS
• NEW ROOF
• GAS LOG FIREPLACE
• SPACIOUS KITCHEN
• GAS RANGE

Property features AI

Finance

• Other: No additional financial amenities
• Financial info: Financial details not provided
• HOA & community: HOA or association fees billed monthly; Community features: near hospital, near schools, park access, shopping nearby

Exterior

• Parking: Attached carport (1 covered space); Has carport
• Security: No security features listed
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story property; Age unknown
• Construction: Wood siding; Asphalt shingle roof; Crawlspace and slab foundation; See remarks for additional construction details
• Exterior features: Concrete driveway; Covered porch; Privacy wood fencing in back yard; Corner, cleared, level city lot near park; Public road frontage

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Information not provided
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Gas log fireplace; Crawl space basement; None (no additional interior features listed)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $60 ($714/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 (17.8% below list).
• Recommended offer: $127k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.0% in Harrison — 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 70/100 on livability (#52 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Harrison School District (town): math 53% / reading 54% proficiency, ranked #11 of 238 in AR (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 437 active listings in the ZIP; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $101k; list at $154k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,652 (17.8% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 18% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (median comp): $157,377
• List price: $154,000
• Delta: -2.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 W Smythe Ave	0.23mi	4/2.0	1,405 (+8%)	5mo	$140,000	$100	71
414 N Spring St	0.53mi	3/1.0 (-1)	1,370 (+5%)	0mo	$147,000	$107	56
515 Liberty St	0.52mi	3/1.5 (-1)	1,344 (+3%)	9mo	$178,900	$133	54
205 N Cherry St	0.67mi	3/2.0 (-1)	1,294 (-1%)	9mo	$122,000	$94	53
1209 Majors Ave	0.64mi	3/2.0 (-1)	1,408 (+8%)	0mo	$240,000	$170	50
513 N Oak St	0.49mi	3/1.5 (-1)	1,142 (-13%)	0mo	$147,500	$129	47
115 W Erie	0.52mi	3/2.0 (-1)	1,144 (-12%)	2mo	$70,000	$61	46
613 N Robinson St	0.73mi	3/2.0 (-1)	1,226 (-6%)	10mo	$190,000	$155	41
627 S Sherman Ave	0.71mi	3/2.0 (-1)	1,460 (+12%)	2mo	$180,000	$123	39
308 Murphy Dr	0.56mi	3/2.0 (-1)	1,128 (-14%)	8mo	$170,000	$151	37
711 Chestnut St	0.65mi	3/1.0 (-1)	1,182 (-10%)	9mo	$160,000	$135	35
806 N Robinson St	0.67mi	3/1.5 (-1)	1,120 (-14%)	11mo	$150,000	$134	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.67×
• Total profit: $-14,167
• Equity at exit: $30,466

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,370
• Equity at exit: $26,568

Cash invested: $43,120 (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 72601

• Home prices YoY: -0.8%
• Active inventory: 437
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $60

Break-even live

Break-even rent $1,191

Max offer price $154,000

Occupancy floor 90%

Sensitivity live

Price	-10% $147	-5% $103	+0% $60	+5% $16	+10% $-28
Rent	-10% $-41	-5% $9	+0% $60	+5% $110	+10% $160
Rate	-1.0pp $137	-0.5pp $99	base $60	+0.5pp $20	+1.0pp $-21

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $154,000 Active 44 DOM
2. 2026-06-17
   days on market $154,000 Active 43 DOM
3. 2026-06-16
   days on market $154,000 Active 42 DOM
4. 2026-06-15
   days on market $154,000 Active 41 DOM
5. 2026-06-14
   days on market $154,000 Active 39 DOM
6. 2026-06-12
   days on market $154,000 Active 38 DOM
7. 2026-06-09
   days on market $154,000 Active 35 DOM
8. 2026-06-08
   days on market $154,000 Active 34 DOM
9. 2026-06-07
   days on market $154,000 Active 33 DOM
10. 2026-06-07
    days on market $154,000 Active 32 DOM
11. 2026-06-04
    days on market $154,000 Active 29 DOM
12. 2026-06-02
    days on market $154,000 Active 28 DOM
13. 2026-06-01
    days on market $154,000 Active 27 DOM
14. 2026-05-31
    days on market $154,000 Active 26 DOM
15. 2026-05-31
    days on market $154,000 Active 25 DOM
16. 2026-05-12
    price $154,000 1039-char remark
17. 2026-05-05
    listed $172,000 Active 1039-char remark
18. 2025-10-24
    soldstatus $101,052 Closed 475-char remark

    Show marketing remark (475 chars)

    Here's a perfect opportunity to make some repairs for instant equity with this 3 bedroom 2 bath home on near level corner lot centrally located. Home has gas log fireplace, updated kitchen, fenced back yard, 2 storage sheds & split floor plan. Property to be sold As-Is. All offers must be submitted through RES. NET & it must be noted in the offer whether it is an owner occupied or investor purchase. All #s are approx, age & square footage per Assessor.

19. 2025-09-24
    status Pending 475-char remark

    Show marketing remark (475 chars)

    Here's a perfect opportunity to make some repairs for instant equity with this 3 bedroom 2 bath home on near level corner lot centrally located. Home has gas log fireplace, updated kitchen, fenced back yard, 2 storage sheds & split floor plan. Property to be sold As-Is. All offers must be submitted through RES. NET & it must be noted in the offer whether it is an owner occupied or investor purchase. All #s are approx, age & square footage per Assessor.

20. 2025-09-08
    listed $89,900 Active 475-char remark

    Show marketing remark (475 chars)

    Here's a perfect opportunity to make some repairs for instant equity with this 3 bedroom 2 bath home on near level corner lot centrally located. Home has gas log fireplace, updated kitchen, fenced back yard, 2 storage sheds & split floor plan. Property to be sold As-Is. All offers must be submitted through RES. NET & it must be noted in the offer whether it is an owner occupied or investor purchase. All #s are approx, age & square footage per Assessor.

21. 2023-05-05
    soldstatus $125,000

    Show marketing remark (159 chars)

    Cute 3 bedroom 2 bath home. This cozy home has the original hardwood floors throughout. New roof in 2022. Come see this beautiful home sitting on a corner lot.

22. 2023-05-05
    soldstatus $125,000

    Show marketing remark (159 chars)

    Cute 3 bedroom 2 bath home. This cozy home has the original hardwood floors throughout. New roof in 2022. Come see this beautiful home sitting on a corner lot.

23. 2023-03-21
    listed $125,000

    Show marketing remark (159 chars)

    Cute 3 bedroom 2 bath home. This cozy home has the original hardwood floors throughout. New roof in 2022. Come see this beautiful home sitting on a corner lot.

24. 2022-08-17
    soldstatus $93,000
25. 2022-07-05
    listed $115,000
26. 2013-07-16
    soldstatus $75,000
27. 2013-07-15
    soldstatus $74,300
28. 2013-01-22
    listed $74,900
29. 2007-12-21
    soldstatus $69,000
30. 1997-07-25
    soldstatus $47,000

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $986 · $82/mo
• Expected delta: +$154/yr (+$13/mo · 18.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,198
• − Mortgage interest: −$8,626
• − Property taxes: −$831
• − Insurance: −$770
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$4,480
• Taxable loss: −$1,941
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $1,180/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: Harrison School District
• NCES district ID: 0507380
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 54% ▼ -6.00%
• Median HH income: $37,726
• Composite: 44.51/100
• National rank: #2796
• State rank: #11 of 238 in AR

Livability — Harrison

• Score: 70/100
• State rank: #52
• US rank: #7654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrison, AR
• Population (ZIP): 30,180

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.92%
• Current HPI: 247.043
• 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

+227.7% since first listed

15 events — show timeline

• 2026-05-12 Price Changed $154,000 NWARMLS
• 2026-05-05 Listed $172,000 NWARMLS
• 2025-10-24 Sold (MLS) $101,052 NWARMLS
• 2025-09-24 Pending — NWARMLS
• 2025-09-08 Listed $89,900 NWARMLS
• 2023-05-05 Sold (Public Records) $125,000 Public Records
• 2023-05-05 Sold (MLS) $125,000 NWARMLS
• 2023-03-21 Listed $125,000 NWARMLS
• 2022-08-17 Sold (MLS) $93,000 NWARMLS
• 2022-07-05 Listed $115,000 NWARMLS
• 2013-07-16 Sold (Public Records) $75,000 Public Records
• 2013-07-15 Sold (MLS) $74,300 NWARMLS
• 2013-01-22 Listed $74,900 NWARMLS
• 2007-12-21 Sold (Public Records) $69,000 Public Records
• 1997-07-25 Sold (Public Records) $47,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $831 · +0.0% YoY. Source: county tax records.