11 Whippoorwill Dr · Sheridan, AR 72150

$133,000

2 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 33 Days on market

0.28 ac lot Est $164k · 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).

• Cash flow +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This lovely home offers 2 bedrooms and 1 bathroom, perfect for comfortable living. Located in a desirable area, it’s close to parks, shops, and other essential amenities. Enjoy the peace and tranquility of a quiet neighborhood while being conveniently near everything you need. * * TENANT OCCUPIED * *

Key facts

• 0.28 acre lot
• Parking
• Community pool

Property features AI

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Electric service via cooperative
• Home design: Brick and frame combination exterior; Inside city limits
• Construction: Slab foundation; 3-tab shingle roof
• Exterior features: Front porch; Paved road access; Subdivision setting; Community amenities: swimming pool(s), playground, picnic area

Interior

• Kitchen: Free-standing stove / electric range; Dishwasher; Refrigerator stays
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Paneling on walls/ceilings
• Laundry & utility: Laundry room; Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $47 ($570/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 $112k (15.7% below list).
• Recommended offer: $112k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.7% in Sheridan — 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 68/100 on livability (#85 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, crime D, amenities F.
• Sheridan School District (town): math 36% / reading 38% proficiency, ranked #89 of 238 in AR (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sheridan Elementary School (596 students, 47% FRL); Sheridan Middle School (math 40% / reading 44%, grade D-, #78 of 201 statewide, top 40%, 609 students, 42% FRL); Sheridan High School (math 26% / reading 36%, grade F, #131 of 292 statewide, top 45%, 1,271 students, 35% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 144 active listings in the ZIP; 28 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $920 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Grant County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $35k; list at $133k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,148 (15.7% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 16% 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. Crime grade is D 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $163,620
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 S Rose St	0.07mi	3/1.5 (+1)	1,172 (-3%)	12mo	$150,000	$128	75
1316 S Rose St	0.15mi	2/2.0	1,261 (+4%)	16mo	$161,900	$128	69
915 Jones Dr	0.28mi	3/1.5 (+1)	1,100 (-9%)	3mo	$135,000	$123	62
1105 S Rose	0.33mi	3/2.0 (+1)	1,286 (+6%)	6mo	$175,000	$136	60
722 Jones Dr	0.29mi	3/2.0 (+1)	1,359 (+12%)	0mo	$184,000	$135	57
50 Toler St	0.33mi	3/2.0 (+1)	1,336 (+10%)	6mo	$180,000	$135	53
909 Reynolds Dr	0.45mi	3/1.5 (+1)	1,112 (-8%)	8mo	$148,000	$133	52
706 Scott St	0.43mi	3/1.5 (+1)	1,300 (+7%)	11mo	$195,000	$150	52
704 Reynolds	0.50mi	3/1.5 (+1)	1,280 (+6%)	22mo	$166,000	$130	42
15 Williams Dr	0.15mi	3/2.0 (+1)	1,032 (-15%)	23mo	$156,000	$151	40
40 Donna Dr	0.50mi	3/2.0 (+1)	1,350 (+11%)	20mo	$200,000	$148	32

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

Projected returns pro-forma

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

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-18,561
• Equity at exit: $19,831

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-12,402
• Equity at exit: $11,499

Cash invested: $37,240 (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 72150

• Home prices YoY: -18.1%
• Active inventory: 144
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $47

Break-even live

Break-even rent $1,061

Max offer price $133,000

Occupancy floor 91%

Sensitivity live

Price	-10% $123	-5% $85	+0% $47	+5% $10	+10% $-28
Rent	-10% $-41	-5% $3	+0% $47	+5% $92	+10% $136
Rate	-1.0pp $114	-0.5pp $81	base $47	+0.5pp $13	+1.0pp $-22

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-23
   days on market $133,000 Active 33 DOM
2. 2026-06-21
   days on market $133,000 Active 32 DOM
3. 2026-06-18
   days on market $133,000 Active 29 DOM
4. 2026-06-17
   days on market $133,000 Active 28 DOM
5. 2026-06-16
   days on market $133,000 Active 27 DOM
6. 2026-06-15
   statusdays on market $133,000 Active 26 DOM
7. 2026-06-14
   days on market $133,000 Back on Market 24 DOM
8. 2026-06-10
   days on market $133,000 Back on Market 21 DOM
9. 2026-06-09
   days on market $133,000 Back on Market 20 DOM
10. 2026-06-09
    status $133,000 Back on Market 19 DOM
11. 2026-06-08
    days on market $133,000 Take Backups 19 DOM
12. 2026-06-07
    days on market $133,000 Take Backups 18 DOM
13. 2026-06-05
    days on market $133,000 Take Backups 15 DOM
14. 2026-06-03
    days on market $133,000 Take Backups 14 DOM
15. 2026-06-02
    days on market $133,000 Take Backups 13 DOM
16. 2026-06-01
    days on market $133,000 Take Backups 12 DOM
17. 2026-05-31
    days on market $133,000 Take Backups 11 DOM
18. 2026-05-31
    statusdays on market $133,000 Take Backups 10 DOM
19. 2026-05-18
    listed $133,000 New Listing
20. 1994-09-01
    soldstatus $35,000

ⓘ 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: $1,027 · $86/mo
• Projected year-2 tax: $1,027 · $86/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $13,458
• − Mortgage interest: −$7,450
• − Property taxes: −$1,027
• − Insurance: −$665
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$3,869
• Taxable loss: −$1,707
• Est. tax savings @ 24.0%: +$410
• After-tax cash flow: $979/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: Sheridan School District
• NCES district ID: 0500015
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $49,974
• Composite: 32.0/100
• National rank: #5831
• State rank: #89 of 238 in AR

Livability — Sheridan

• Score: 68/100
• State rank: #85
• US rank: #9469

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheridan, AR
• City population: 12,476
• Population (ZIP): 12,476

Population outlook (Grant County) Hauer SSP2

• Today (2025): 18,477 people
• By 2030: 18,551 · +0.4%
• By 2040: 18,442 · -0.2%
• By 2050: 17,901 · -3.1%
• By 2075: 16,240 · -12.1%
• By 2100: 13,761 · -25.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 1% Iranian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+68.9) · D 14.8% · R 83.6% · Other 1.6%
• 2008→2024 swing: -17.9pp toward R · 2008: -51.0pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.4 2016: R+54.7 2012: R+51.9 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.06%
• Current HPI: 167.1638
• 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

+280.0% since first listed

4 events — show timeline

• 2026-06-08 Relisted — CARMLS
• 2026-05-29 Contingent — CARMLS
• 2026-05-18 Listed $133,000 CARMLS
• 1994-09-01 Sold (Public Records) $35,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,027 · +9.1% YoY. Source: county tax records.