2 Ridgewell Ct · Sherwood, AR 72120

$229,000

4 bd · 3.0 ba · 2,642 sqft · SingleFamily public records · 33 Days on market

Built 1979 0.33 ac lot Est $343k · 33% 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.2/10.0
• 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

4-bedroom, 3-bath home in the heart of Sherwood with easy access to the back gate of Little Rock Air Force Base and close to shopping, dining, parks, community pool, and the city pond featuring fishing and a walking track. This solid older home offers great potential with a flexible downstairs living area complete with a bedroom and bath—perfect for in-law quarters, guests, or a private retreat. Major updates already completed, including HVAC, roof, and hot water heater, all less than 5 years old. The home could use some cosmetic updates such as paint and carpet, making it a great opportunity to add your personal touch and build equity. Being sold “as is". Please see Agent

Key facts

• Close to parks
• Community pool
• Close to dining

Tags

• EASY ACCESS TO BACK GATE
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO PARKS
• COMMUNITY POOL
• MAJOR UPDATES

Property features AI

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Public sewer; Public water; Municipal electric (Entergy)
• Home design: Brick and frame combination exterior
• Construction: 3-tab shingle roof; Slab/crawl space combination foundation
• Exterior features: Community amenities include swimming pools, tennis courts, playground, picnic area, golf course and fitness/bike trail; Paved roads; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher; Garbage disposal; Refrigerator stays
• Flooring: Carpet; Wood; Vinyl; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Electric log fireplace; Carpet, wood, vinyl and tile flooring; Den/Family room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/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 $211k (7.8% below list).
• Recommended offer: $211k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.4% 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.
• Zoned schools: Oakbrooke Elementary School (math 37% / reading 37%, grade F, #229 of 454 statewide, top 54%, 441 students, 53% FRL); Sylvan Hills Middle School (math 26% / reading 30%, grade F, #150 of 201 statewide, top 76%, 1,122 students, 52% FRL); Sylvan Hills High School (math 16% / reading 29%, grade F, #211 of 292 statewide, top 73%, 1,017 students, 38% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 249 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $2k of loan paydown is wiped out by about $7k 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 33 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

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 $211,221 (7.8% 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 8% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $343,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Christopher Dr	0.31mi	5/3.0 (+1)	2,506 (-5%)	5mo	$245,000	$98	68
5 Briarstone Dr	0.22mi	4/2.5	2,345 (-11%)	4mo	$277,900	$119	66
105 Wild Oak Dr	0.29mi	4/2.5	2,363 (-11%)	5mo	$230,000	$97	63
66 Oakbrooke Dr	0.61mi	4/2.5	2,600 (-2%)	5mo	$400,000	$154	63
8812 Holiday Dr	0.39mi	3/2.5 (-1)	2,390 (-10%)	1mo	$141,000	$59	58
3032 Overcup Dr	0.63mi	4/2.0	2,531 (-4%)	5mo	$329,000	$130	56
35 Ridgewell Rd	0.13mi	3/2.5 (-1)	2,399 (-9%)	20mo	$299,000	$125	56
4636 Brandywine Cv	0.46mi	4/2.5	2,387 (-10%)	6mo	$290,000	$121	55
112 Riverstone Cv	0.72mi	4/2.5	2,505 (-5%)	2mo	$479,400	$191	54
143 Riverstone Cv	0.72mi	4/2.5	2,500 (-5%)	4mo	$485,000	$194	52
2109 Oakbrook	0.74mi	4/2.5	2,458 (-7%)	15mo	$360,000	$146	40
2231 E Maryland Ave	0.66mi	4/3.0	2,300 (-13%)	18mo	$379,500	$165	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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-21,294
• Equity at exit: $34,145

10-year hold

• IRR: 2.7%
• Equity multiple: 1.21×
• Total profit: $13,368
• Equity at exit: $19,800

Cash invested: $64,120 (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: 249
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$185 /mo · $2,221/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $187

Break-even live

Break-even rent $1,875

Max offer price $229,000

Occupancy floor 86%

Sensitivity live

Price	-10% $317	-5% $252	+0% $187	+5% $122	+10% $58
Rent	-10% $20	-5% $104	+0% $187	+5% $271	+10% $354
Rate	-1.0pp $303	-0.5pp $246	base $187	+0.5pp $128	+1.0pp $68

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	45d	1	0.22mi
3280 Overcup Dr Sherwood, AR	4.0	2.5	2071	$2,475	$1.20	25d	1	0.43mi
125 Jessica Dr Sherwood, AR	3.0	2.0	1788	$1,785	$1.00	45d	1	0.70mi
310 Alanbrook Ave Sherwood, AR	4.0	4.0	3554	$2,250	$0.63	22d	1	0.80mi
23 Greenview Cir Sherwood, AR	4.0	2.5	2232	$1,975	$0.88	45d	1	0.89mi
2616 Point River Cv Sherwood, AR	3.0	2.0	2520	$2,495	$0.99	25d	1	0.91mi
9124 Wetherbee Cir Sherwood, AR	3.0	2.0	2188	$2,250	$1.03	25d	1	1.14mi
3160 Shady Side Dr Sherwood, AR	3.0	2.0	1792	$1,900	$1.06	20d	1	1.43mi

Listing history 12 events

1. 2026-06-10
   status $229,000 Under Contract 33 DOM
2. 2026-06-09
   days on market $229,000 Take Backups 33 DOM
3. 2026-06-08
   days on market $229,000 Take Backups 32 DOM
4. 2026-06-07
   days on market $229,000 Take Backups 31 DOM
5. 2026-06-05
   days on market $229,000 Take Backups 28 DOM
6. 2026-06-03
   days on market $229,000 Take Backups 27 DOM
7. 2026-06-02
   days on market $229,000 Take Backups 26 DOM
8. 2026-06-01
   days on market $229,000 Take Backups 25 DOM
9. 2026-05-31
   days on market $229,000 Take Backups 24 DOM
10. 2026-05-31
    days on market $229,000 Take Backups 23 DOM
11. 2026-05-15
    historical Take Backups
12. 2026-05-07
    listed $229,000 New Listing

ⓘ 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: $2,221 · $185/mo
• Projected year-2 tax: $2,221 · $185/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 2/10 Low
• 🌡 Heat 6/10 Major 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: $25,347
• − Mortgage interest: −$12,828
• − Property taxes: −$2,221
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$6,662
• Taxable loss: −$1,564
• Est. tax savings @ 24.0%: +$375
• After-tax cash flow: $2,623/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

2 events — show timeline

• 2026-05-15 Contingent — CARMLS
• 2026-05-07 Listed $229,000 CARMLS

Property tax history

+4.3%/yr

Latest (2025): $2,221 · +4.8% YoY. Source: county tax records.