9102 Shannon Rd · Sulphur Springs, AR 71603

$90,000

3 bd · 2.0 ba · 1,668 sqft · SingleFamily public records · 44 Days on market

Built 1987 3.32 ac lot $54/sqft · 48% below area Est $175k · 48% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on 3.32 peaceful acres, this property offers endless potential for those looking to create their dream homestead, hobby farm, or private retreat. The home is in need of updates and repairs, but with a little vision and TLC, it could truly shine. Surrounded by mature trees and open space, there’s plenty of room for gardening, recreation, animals, or future improvements. Whether you’re an investor, renovator, or buyer seeking country living with acreage, it is unrestricted and out of city limits. This is a rare opportunity to make it your own.

Key facts

• Open space
• Hobby farm
• Country living

Tags

• 3.32 ACRES
• MATURE TREES
• OPEN SPACE
• PRIVATE RETREAT
• HOBBY FARM
• COUNTRY LIVING

Property features AI

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Septic system
• Home design: Single-family property
• Construction: Architectural shingle roof; Crawl space foundation
• Exterior features: Metal and vinyl siding with stone accents; Paved road access; Level lot; Approximately 3.32 acres

Interior

• Kitchen: Electric range
• Flooring: Carpet; Concrete; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet, concrete, and laminate flooring; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/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.
• Cap rate 11.7% vs local median 4.4% in Sulphur Springs — 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 63/100 on livability (#192 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Watson Chapel School District (urban): math 10% / reading 12% proficiency, ranked #228 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: L. L. Owen Elementary School (math 22% / reading 8%, grade F, #406 of 454 statewide, top 90%, 238 students, 100% FRL); Watson Chapel Jr. High School (math 7% / reading 14%, grade F, #194 of 201 statewide, top 96%, 463 students, 100% FRL); Watson Chapel High School (math 8% / reading 12%, grade F, #276 of 292 statewide, top 96%, 497 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 211 active listings in the ZIP; 62 units permitted in Jefferson 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.
• Jefferson County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/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 44 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
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: 1.32% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.43%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (median comp): $174,553
• List price: $90,000
• Delta: -48.44%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.4%
• Equity multiple: 1.45×
• Total profit: $11,363
• Equity at exit: $13,419

10-year hold

• IRR: 20.4%
• Equity multiple: 2.71×
• Total profit: $43,199
• 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 71603

• Home prices YoY: -26.0%
• Active inventory: 211
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$20 /mo · $245/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $408

Break-even live

Break-even rent $671

Max offer price $90,000

Occupancy floor 61%

Sensitivity live

Price	-10% $459	-5% $433	+0% $408	+5% $383	+10% $357
Rent	-10% $314	-5% $361	+0% $408	+5% $455	+10% $502
Rate	-1.0pp $453	-0.5pp $431	base $408	+0.5pp $385	+1.0pp $361

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 20 events

1. 2026-06-21
   days on market $90,000 Active 44 DOM
2. 2026-06-19
   days on market $90,000 Active 42 DOM
3. 2026-06-18
   days on market $90,000 Active 41 DOM
4. 2026-06-17
   days on market $90,000 Active 40 DOM
5. 2026-06-16
   days on market $90,000 Active 39 DOM
6. 2026-06-15
   days on market $90,000 Active 38 DOM
7. 2026-06-14
   days on market $90,000 Active 36 DOM
8. 2026-06-12
   days on market $90,000 Active 35 DOM
9. 2026-06-09
   days on market $90,000 Active 32 DOM
10. 2026-06-08
    days on market $90,000 Active 31 DOM
11. 2026-06-07
    days on market $90,000 Active 30 DOM
12. 2026-06-05
    days on market $90,000 Active 27 DOM
13. 2026-06-03
    days on market $90,000 Active 26 DOM
14. 2026-06-02
    days on market $90,000 Active 25 DOM
15. 2026-06-01
    days on market $90,000 Active 24 DOM
16. 2026-05-31
    days on market $90,000 Active 23 DOM
17. 2026-05-30
    days on market $90,000 Active 22 DOM
18. 2026-05-06
    listed $90,000 New Listing 568-char remark

    Show marketing remark (568 chars)

    Situated on 3.32 peaceful acres, this property offers endless potential for those looking to create their dream homestead, hobby farm, or private retreat. The home is in need of updates and repairs, but with a little vision and TLC, it could truly shine. Surrounded by mature trees and open space, there’s plenty of room for gardening, recreation, animals, or future improvements. Whether you’re an investor, renovator, or buyer seeking country living with acreage, it is unrestricted and out of city limits. This is a rare opportunity to make it your own.

19. 2026-05-06
    listed $90,000 Active 568-char remark

    Show marketing remark (568 chars)

    Situated on 3.32 peaceful acres, this property offers endless potential for those looking to create their dream homestead, hobby farm, or private retreat. The home is in need of updates and repairs, but with a little vision and TLC, it could truly shine. Surrounded by mature trees and open space, there’s plenty of room for gardening, recreation, animals, or future improvements. Whether you’re an investor, renovator, or buyer seeking country living with acreage, it is unrestricted and out of city limits. This is a rare opportunity to make it your own.

20. 2026-05-06
    listed $90,000 Active

    Show marketing remark (568 chars)

    Situated on 3.32 peaceful acres, this property offers endless potential for those looking to create their dream homestead, hobby farm, or private retreat. The home is in need of updates and repairs, but with a little vision and TLC, it could truly shine. Surrounded by mature trees and open space, there’s plenty of room for gardening, recreation, animals, or future improvements. Whether you’re an investor, renovator, or buyer seeking country living with acreage, it is unrestricted and out of city limits. This is a rare opportunity to make it your own.

ⓘ 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: $245 · $20/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: +$331/yr (+$28/mo · 135.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $14,247
• − Mortgage interest: −$5,041
• − Property taxes: −$245
• − Insurance: −$450
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$2,618
• Taxable income: $3,612
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $4,029/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: Watson Chapel School District
• NCES district ID: 0513930
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 12% ▼ -10.00%
• Median HH income: $40,521
• Composite: 9.55/100
• National rank: #9845
• State rank: #228 of 238 in AR

Livability — Sulphur Springs

• Score: 63/100
• State rank: #192
• US rank: #15295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 29,578 people
• City population: 29,578
• Metro: Pine Bluff, AR
• Population (ZIP): 29,578
• Household income: $53,130
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 657.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,110 people
• By 2030: 58,519 · -7.3%
• By 2040: 49,740 · -21.2%
• By 2050: 42,331 · -32.9%
• By 2075: 29,591 · -53.1%
• By 2100: 21,047 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 33% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong D (+20.1) · D 59.2% · R 39.2% · Other 1.6%
• 2008→2024 swing: -6.2pp toward R · 2008: 26.3pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+21.7 2016: D+25.3 2012: D+29.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.43%
• Current HPI: 206.5994
• Rent YoY: —
• Metro: Pine Bluff, 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

+0.0% since first listed

3 events — show timeline

• 2026-05-06 Listed $90,000 WRVBOR
• 2026-05-06 Listed $90,000 NWARMLS
• 2026-05-06 Listed $90,000 CARMLS

Property tax history

-3.9%/yr

Latest (2025): $245 · -29.0% YoY. Source: county tax records.