26543 S Sardis Rd

Sardis, AR 72011

$285,000D

3 bd · 2.0 ba · 2,215 sqft · Built 2021 · SingleFamily · Active · 17 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,273/mo
• Mortgage (P&I): −$1,495
• Tax + insurance: −$262
• HOA: −$0
• Vac / Maint / Mgmt: −$267
• Net cashflow: $-751/mo
• Annual: $-9,007/yr
• Cap rate: 3.13%
• Cash-on-cash: -11.29%
• DSCR: 0.50
• 1% rule: 0.45%
• Cash to close: $79,800

Investor read

• This is a 3-bed/2.0-bath single-family listed at $285k.
• 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).
• It's been on market 17 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $127k (55.3% below list) — sets the bar for 1% rule.
• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• 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).
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.