8218 Park Ave · Sherwood, AR 72120

$209,000

3 bd · 2.0 ba · 2,740 sqft · SingleFamily public records · 275 Days on market

Built 1969 0.27 ac lot $76/sqft · 24% below area Est $276k · 24% under

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Why this score? — see what drove the C 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investiment opportunity with built in Tennant paying $950.00 per month

Key facts

• 0.27 acre lot
• Built 1969
• Listed 275 days

🏷️ Possibly a rental listed for sale. The $209,000 price doesn't fit this home's estimated sale value (~$275,985) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/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 $204k (2.5% below list).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.3% in Sherwood — 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 73/100 on livability (#19 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.8%/yr); 243 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $145k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (median comp): $275,985
• List price: $209,000
• Delta: -24.27%
• 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
8812 Holiday Dr	0.50mi	3/2.5	2,390 (-13%)	1mo	$141,000	$59	53
5 Briarstone Dr	0.28mi	4/2.5 (+1)	2,345 (-14%)	4mo	$277,900	$119	53
35 Ridgewell Rd	0.25mi	3/2.5	2,399 (-12%)	19mo	$299,000	$125	49
66 Oakbrooke Dr	0.70mi	4/2.5 (+1)	2,600 (-5%)	5mo	$400,000	$154	47
105 Wild Oak Dr	0.41mi	4/2.5 (+1)	2,363 (-14%)	5mo	$230,000	$97	47
4636 Brandywine Cv	0.42mi	4/2.5 (+1)	2,387 (-13%)	6mo	$290,000	$121	47
3032 Overcup Dr	0.75mi	4/2.0 (+1)	2,531 (-8%)	5mo	$329,000	$130	44
112 Riverstone Cv	0.75mi	4/2.5 (+1)	2,505 (-9%)	2mo	$479,400	$191	42
101 Alanbrook Ave	0.64mi	3/2.5	2,575 (-6%)	24mo	$325,000	$126	38
805 Club Rd	0.73mi	4/2.5 (+1)	3,100 (+13%)	9mo	$314,000	$101	30
4 Greenview Cir	0.74mi	4/2.5 (+1)	2,915 (+6%)	24mo	$299,900	$103	28
130 Riverstone Cv	0.74mi	4/2.5 (+1)	2,505 (-9%)	23mo	$485,900	$194	25

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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.74×
• Total profit: $-15,043
• Equity at exit: $31,163

10-year hold

• IRR: 4.8%
• Equity multiple: 1.38×
• Total profit: $22,323
• Equity at exit: $18,071

Cash invested: $58,520 (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 72120

• Rents YoY: 4.8%
• Active inventory: 243
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,037 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$190 /mo · $2,277/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $236

Break-even live

Break-even rent $1,738

Max offer price $209,000

Occupancy floor 83%

Sensitivity live

Price	-10% $355	-5% $296	+0% $236	+5% $177	+10% $118
Rent	-10% $76	-5% $156	+0% $236	+5% $317	+10% $397
Rate	-1.0pp $342	-0.5pp $290	base $236	+0.5pp $182	+1.0pp $127

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8708 Patricia Lynn Ln Sherwood, AR	3.0	2.0	1918	$1,695	$0.88	44d	1	0.38mi
3280 Overcup Dr Sherwood, AR	4.0	2.5	2071	$2,475	$1.20	24d	1	0.59mi
310 Alanbrook Ave Sherwood, AR	4.0	4.0	3554	$2,250	$0.63	21d	1	0.68mi
125 Jessica Dr Sherwood, AR	3.0	2.0	1788	$1,785	$1.00	44d	1	0.76mi
23 Greenview Cir Sherwood, AR	4.0	2.5	2232	$1,975	$0.88	44d	1	0.85mi
2616 Point River Cv Sherwood, AR	3.0	2.0	2520	$2,495	$0.99	24d	1	0.99mi
9124 Wetherbee Cir Sherwood, AR	3.0	2.0	2188	$2,250	$1.03	24d	1	1.28mi

Listing history 19 events

1. 2026-06-18
   days on market $209,000 Active 275 DOM
2. 2026-06-17
   days on market $209,000 Active 274 DOM
3. 2026-06-16
   days on market $209,000 Active 273 DOM
4. 2026-06-15
   days on market $209,000 Active 272 DOM
5. 2026-06-14
   days on market $209,000 Active 270 DOM
6. 2026-06-13
   days on market $209,000 Active 269 DOM
7. 2026-06-10
   days on market $209,000 Active 267 DOM
8. 2026-06-09
   days on market $209,000 Active 266 DOM
9. 2026-06-08
   days on market $209,000 Active 265 DOM
10. 2026-06-07
    days on market $209,000 Active 264 DOM
11. 2026-06-05
    days on market $209,000 Active 261 DOM
12. 2026-06-03
    days on market $209,000 Active 260 DOM
13. 2026-06-02
    days on market $209,000 Active 259 DOM
14. 2026-06-01
    days on market $209,000 Active 258 DOM
15. 2026-05-31
    days on market $209,000 Active 257 DOM
16. 2026-05-31
    days on market $209,000 Active 256 DOM
17. 2026-03-02
    price $209,000 76-char remark

    Show marketing remark (76 chars)

    Great investiment opportunity with built in Tennant paying $950.00 per month

18. 2025-09-14
    listed $219,900 New Listing 76-char remark

    Show marketing remark (76 chars)

    Great investiment opportunity with built in Tennant paying $950.00 per month

19. 2008-06-23
    soldstatus $145,000

ⓘ 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: $2,277 · $190/mo
• Projected year-2 tax: $2,277 · $190/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,446
• − Mortgage interest: −$11,707
• − Property taxes: −$2,277
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$6,080
• Taxable loss: −$575
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $2,976/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 of 238 in AR

Livability — Sherwood

• Score: 73/100
• State rank: #19
• US rank: #5246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sherwood, AR
• County: Pulaski County · 372,764 people
• City population: 34,365
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 34,365
• Household income: $76,598
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 774.0

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 26% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.93%
• Current HPI: 198.9456
• Rent YoY: ▲ 4.81%
• Metro: Little Rock-North Little Rock-Conway, 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

+44.1% since first listed

3 events — show timeline

• 2026-03-02 Price Changed $209,000 CARMLS
• 2025-09-14 Listed $219,900 CARMLS
• 2008-06-23 Sold (Public Records) $145,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,277 · +0.9% YoY. Source: county tax records.