26543 S Sardis Rd · Sardis, AR 72011

$285,000

3 bd · 2.0 ba · 2,215 sqft · SingleFamily public records · 17 Days on market

Built 2021 2.99 ac lot $129/sqft · 18% below area Est $353k · 19% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +4.4/30.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

FSBO in Winchester Estates Bauxite, AR $285,000 Country living 20 minutes from Little Rock, 15 minutes from interstate 530. 3 bedroom, 2 bath, 2215 sqft home on 3 acres, fenced/gated, location for above ground pool, hookups for hot tub, chicken coop. LVP throughout. One room is a mother in laws quarters with handicap accessible french door entry to bathroom. Extra receptacles for microwave, refrigerator, TV. Built in 2021. Bauxite School District. Garage is insulated and painted with air-conditioning. 501-277-7047.

Key facts

• Fenced gated
• Hookups for hot tub
• Extra receptacles

Tags

• FENCED GATED
• LOCATION FOR ABOVE GROUND POOL
• HOOKUPS FOR HOT TUB
• CHICKEN COOP
• MOTHER IN LAWS QUARTERS
• EXTRA RECEPTACLES

Property features AI

Exterior

• Home design: House; 2,215 total living area
• Exterior features: Nearly 3-acre lot

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-751 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (46.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (55.3% below list).
• Recommended offer: $127k (55.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Bauxite School District (rural): math 43% / reading 41% proficiency, ranked #44 of 238 in AR (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pine Haven Elementary School (math 52% / reading 37%, grade F, #143 of 454 statewide, top 36%, 750 students, 41% FRL); Bauxite Middle School (math 46% / reading 46%, grade D+, #53 of 201 statewide, top 28%, 369 students, 39% FRL); Bauxite High School (math 24% / reading 37%, grade F, #134 of 292 statewide, top 47%, 492 students, 29% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 74 active listings in the ZIP; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $240k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $127,305 (55.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.45% ✗
• Cap rate: 3.13%
• Cash-on-cash: -11.29%
• DSCR: 0.50
• GRM: 18.7

CMA / ARV

• ARV (median comp): $352,786
• List price: $285,000
• Delta: -16.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1033 Duke Dr	0.03mi	3/2.5	2,143 (-3%)	6mo	$400,000	$187	87
1001 Duke Dr	0.14mi	4/2.0 (+1)	2,129 (-4%)	2mo	$387,500	$182	80
1056 Duke Dr	0.36mi	3/2.0	2,250 (+2%)	1mo	$400,000	$178	80
1049 Duke Dr	0.24mi	3/2.5	2,100 (-5%)	6mo	$386,000	$184	73
1016 Duke Dr	0.16mi	4/2.5 (+1)	2,235 (+1%)	13mo	$402,500	$180	73
27000 S Sardis	0.09mi	4/2.0 (+1)	2,278 (+3%)	23mo	$375,445	$165	67
1128 Duke Dr	0.20mi	4/2.0 (+1)	2,054 (-7%)	9mo	$350,000	$170	66
1109 Duke Dr	0.26mi	4/3.0 (+1)	2,350 (+6%)	8mo	$435,000	$185	62
1072 Duke Dr	0.30mi	3/2.0	2,001 (-10%)	12mo	$369,900	$185	60
1168 Duke Dr	0.16mi	4/2.0 (+1)	1,909 (-14%)	8mo	$355,000	$186	58
15983 E Miller Sardis Rd	0.75mi	4/2.0 (+1)	2,274 (+3%)	11mo	$360,000	$158	47
16019 E Miller Sardis	0.73mi	4/2.0 (+1)	2,240 (+1%)	17mo	$376,000	$168	44

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $107,299
• Equity at exit: $256,751

10-year hold

• IRR: 15.7%
• Equity multiple: 5.43×
• Total profit: $353,352
• Equity at exit: $553,692

Cash invested: $79,800 (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 72011

• Home prices YoY: 11.9%
• Active inventory: 74
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $1,273 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$143 /mo · $1,716/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-751

Break-even live

Break-even rent $2,223

Max offer price $152,400

Occupancy floor —

Sensitivity live

Price	-10% $-589	-5% $-670	+0% $-751	+5% $-831	+10% $-912
Rent	-10% $-851	-5% $-801	+0% $-751	+5% $-700	+10% $-650
Rate	-1.0pp $-607	-0.5pp $-678	base $-751	+0.5pp $-824	+1.0pp $-900

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $285,000 Active 17 DOM
2. 2026-06-18
   days on market $285,000 Active 14 DOM
3. 2026-06-17
   days on market $285,000 Active 13 DOM
4. 2026-06-16
   remarks 522-char remark
5. 2026-06-16
   pricedays on marketlisting id $285,000 Active 12 DOM
6. 2026-06-15
   days on market $295,000 Active 29 DOM
7. 2026-06-14
   days on market $295,000 Active 27 DOM
8. 2026-06-10
   days on market $295,000 Active 24 DOM
9. 2026-06-09
   days on market $295,000 Active 23 DOM
10. 2026-06-08
    days on market $295,000 Active 22 DOM
11. 2026-06-07
    days on market $295,000 Active 21 DOM
12. 2026-06-03
    days on market $295,000 Active 17 DOM
13. 2026-06-02
    days on market $295,000 Active 16 DOM
14. 2026-06-01
    days on market $295,000 Active 15 DOM
15. 2026-05-31
    days on market $295,000 Active 14 DOM
16. 2026-05-31
    days on market $295,000 Active 13 DOM
17. 2026-05-17
    listed $295,000 New Listing 516-char remark
18. 2026-05-13
    listed $295,000 Active 152-char remark
19. 2026-05-11
    historical
20. 2026-04-09
    price $293,600
21. 2026-04-09
    listed $295,000 New Listing
22. 2026-04-09
    historical
23. 2026-03-07
    listed $295,000 New Listing
24. 2026-03-07
    historical
25. 2026-03-04
    status Active
26. 2026-03-04
    historical
27. 2026-03-02
    status Active
28. 2026-03-02
    historical
29. 2026-02-28
    status Active
30. 2026-02-28
    historical
31. 2026-02-26
    status Active
32. 2026-02-26
    historical
33. 2026-02-25
    status Active
34. 2026-02-25
    historical
35. 2026-01-17
    listed $299,000 New Listing
36. 2026-01-17
    historical
37. 2026-01-16
    price $299,000
38. 2026-01-14
    status Active
39. 2026-01-14
    historical
40. 2026-01-10
    status Active
41. 2026-01-10
    historical
42. 2025-12-02
    listed $309,000 New Listing
43. 2025-12-02
    historical
44. 2025-10-21
    listed $319,000 New Listing
45. 2025-10-21
    historical
46. 2025-09-12
    price $319,000
47. 2025-08-28
    price $324,000
48. 2025-08-23
    listed $329,000 New Listing
49. 2025-08-23
    historical
50. 2025-07-01
    price $329,000

ⓘ 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: $1,716 · $143/mo
• Projected year-2 tax: $1,824 · $152/mo
• Expected delta: +$108/yr (+$9/mo · 6.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,277
• − Mortgage interest: −$15,964
• − Property taxes: −$1,716
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$8,291
• Taxable loss: −$14,564
• Est. tax savings @ 24.0%: +$3,495
• After-tax cash flow: $-5,512/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: Bauxite School District
• NCES district ID: 0502790
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 41% ▼ -7.00%
• Median HH income: $55,614
• Composite: 36.7/100
• National rank: #4597
• State rank: #44 of 238 in AR

Livability — Sardis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,635

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: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 1% Portuguese 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 27.39%
• Current HPI: 258.0513
• 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

+18.8% since first listed

53 events — show timeline

• 2026-06-16 Listing Removed — CARMLS
• 2026-06-04 Listed $285,000 ForSaleByOwner.com
• 2026-05-17 Listed $295,000 CARMLS
• 2026-05-11 Listing Removed — CARMLS
• 2026-04-09 Price Changed $293,600 CARMLS
• 2026-04-09 Listed $295,000 CARMLS
• 2026-04-09 Listing Removed — CARMLS
• 2026-03-07 Listed $295,000 CARMLS
• 2026-03-07 Listing Removed — CARMLS
• 2026-03-04 Relisted — CARMLS
• 2026-03-04 Listing Removed — CARMLS
• 2026-03-02 Relisted — CARMLS
• 2026-03-02 Listing Removed — CARMLS
• 2026-02-28 Relisted — CARMLS
• 2026-02-28 Listing Removed — CARMLS
• 2026-02-26 Relisted — CARMLS
• 2026-02-26 Listing Removed — CARMLS
• 2026-02-25 Relisted — CARMLS
• 2026-02-25 Listing Removed — CARMLS
• 2026-01-17 Listed $299,000 CARMLS
• 2026-01-17 Listing Removed — CARMLS
• 2026-01-16 Price Changed $299,000 CARMLS
• 2026-01-14 Relisted — CARMLS
• 2026-01-14 Listing Removed — CARMLS
• 2026-01-10 Relisted — CARMLS
• 2026-01-10 Listing Removed — CARMLS
• 2025-12-02 Listing Removed — CARMLS
• 2025-12-02 Listed $309,000 CARMLS
• 2025-10-21 Listing Removed — CARMLS
• 2025-10-21 Listed $319,000 CARMLS
• 2025-09-12 Price Changed $319,000 CARMLS
• 2025-08-28 Price Changed $324,000 CARMLS
• 2025-08-23 Listing Removed — CARMLS
• 2025-08-23 Listed $329,000 CARMLS
• 2025-07-01 Price Changed $329,000 CARMLS
• 2025-05-04 Price Changed $332,000 CARMLS
• 2025-04-22 Price Changed $333,000 CARMLS
• 2025-04-03 Price Changed $334,000 CARMLS
• 2025-01-30 Price Changed $335,000 CARMLS
• 2024-12-31 Listed $339,000 CARMLS
• 2024-05-20 Listing Removed — CARMLS
• 2024-05-10 Price Changed $335,000 CARMLS
• 2024-04-26 Listed $345,000 CARMLS
• 2023-08-10 Price Changed $319,900 Fizber.com
• 2023-07-29 Price Changed $337,600 Fizber.com
• 2023-05-03 Price Changed $344,000 CARMLS
• 2023-05-03 Listing Removed — CARMLS
• 2023-02-10 Listed $348,000 CARMLS
• 2021-06-18 Sold (MLS) $239,900 CARMLS
• 2021-05-24 Listing Removed — CARMLS
• 2021-05-19 Relisted — CARMLS
• 2021-04-27 Listing Removed — CARMLS
• 2021-01-30 Listed $239,900 CARMLS

Property tax history

+56.7%/yr

Latest (2025): $1,716 · -25.9% YoY. Source: county tax records.