11000 Donnie Dr · Shannon Hills, AR 72103

$37,700

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 430 Days on market

Built 1997 0.38 ac lot ↓ 21% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on market by no fault of seller. Great for a fixer-upper for an investor or someone who wants to potentially use a USDA rehab loan or FHA 203k loan!

Key facts

• 0.38 acre lot
• Built 1997
• Listed 430 days

Property features AI

Exterior

• Home design: Single-family property; Approximately 1,104 square feet
• Construction: 3-tab shingle roof; Crawl space foundation
• Exterior features: Metal/vinyl siding; Paved road access; Level lot

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Wood floors

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.1% vs local median 5.0% in Shannon Hills — 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 69/100 on livability (#77 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Bryant School District (suburban): math 49% / reading 48% proficiency, ranked #16 of 238 in AR (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $261 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 430 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $61k (62%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,176 (12.0% below list)

Questions for the listing agent

1. It's been on market 430 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 3.50% ✓
• Cap rate: 30.09%
• Cash-on-cash: 84.98%
• DSCR: 4.78
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $143,520
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13815 Bonnie Ln	0.21mi	3/2.0	1,266 (+15%)	3mo	$152,000	$120	59
11407 Donnie Dr	0.26mi	3/2.0	1,244 (+13%)	5mo	$152,000	$122	59
11228 Shannon Hills Dr	0.24mi	3/2.0	1,190 (+8%)	19mo	$143,100	$120	56
19 Leprechaun Ln	0.67mi	2/2.0 (-1)	1,093 (-1%)	4mo	$145,000	$133	55
14415 Joan Dr	0.55mi	3/2.0	1,196 (+8%)	9mo	$171,038	$143	49
8 Irish Rose Cir	0.71mi	3/2.0	1,142 (+3%)	15mo	$160,000	$140	44
14600 Joan Dr	0.65mi	4/2.0 (+1)	1,152 (+4%)	22mo	$150,000	$130	35

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: 32.7%
• Equity multiple: 2.39×
• Total profit: $14,641
• Equity at exit: $5,621

10-year hold

• IRR: 40.0%
• Equity multiple: 4.82×
• Total profit: $40,310
• Equity at exit: $3,260

Cash invested: $10,556 (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 72103

• Home prices YoY: -8.0%
• Active inventory: 45
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$198
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$16
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $321

Break-even live

Break-even rent $914

Max offer price $37,700

Occupancy floor 71%

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: $9,425
• Closing costs: $1,131
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14166 Joan Dr Mabelvale, AR	3.0	1.0	1080	$1,350	$1.25	43d	1	0.45mi
13512 Marietta Dr Mabelvale, AR	4.0	2.0	1200	$1,200	$1.00	43d	1	0.71mi
13907 Rockinghorse Ln Alexander, AR	3.0	2.0	1300	$1,450	$1.12	14d	1	1.18mi

Listing history 35 events

1. 2026-06-18
   days on market $37,700 Active 430 DOM
2. 2026-06-17
   days on market $37,700 Active 429 DOM
3. 2026-06-16
   days on market $37,700 Active 428 DOM
4. 2026-06-15
   days on market $37,700 Active 427 DOM
5. 2026-06-14
   days on market $37,700 Active 425 DOM
6. 2026-06-13
   statusdays on market $37,700 Active 424 DOM
7. 2026-06-10
   days on market $37,700 Price Change 422 DOM
8. 2026-06-09
   days on market $37,700 Price Change 421 DOM
9. 2026-06-08
   days on market $37,700 Price Change 420 DOM
10. 2026-06-07
    pricestatusdays on market $37,700 Price Change 419 DOM
11. 2026-06-05
    days on market $39,700 Active 416 DOM
12. 2026-06-03
    days on market $39,700 Active 415 DOM
13. 2026-06-02
    days on market $39,700 Active 414 DOM
14. 2026-06-01
    days on market $39,700 Active 413 DOM
15. 2026-05-31
    days on market $39,700 Active 412 DOM
16. 2026-05-31
    days on market $39,700 Active 411 DOM
17. 2026-05-08
    status Back on Market
18. 2026-05-03
    status Under Contract
19. 2026-04-18
    price $39,700
20. 2026-04-03
    status Back on Market
21. 2026-03-12
    status Under Contract
22. 2026-02-11
    price $44,700
23. 2026-01-11
    price $47,000
24. 2025-11-29
    price $49,700
25. 2025-11-01
    price $54,700
26. 2025-09-24
    price $59,700
27. 2025-08-27
    price $64,700
28. 2025-07-31
    price $69,700
29. 2025-06-16
    price $79,700
30. 2025-05-10
    price $84,700
31. 2025-04-06
    price $94,700
32. 2025-03-18
    listed $99,000 New Listing
33. 2024-11-21
    historical
34. 2024-10-26
    listed $84,700 New Listing
35. 2015-07-13
    soldstatus $50,000

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $989 · $82/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,849
• − Mortgage interest: −$2,112
• − Property taxes: −$989
• − Insurance: −$5,307
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$1,097
• Taxable income: $3,809
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $2,938/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: Bryant School District
• NCES district ID: 0503690
• Math proficiency: 49% ▼ -13.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $57,578
• Composite: 42.28/100
• National rank: #3266
• State rank: #16 of 238 in AR

Livability — Shannon Hills

• Score: 69/100
• State rank: #77
• US rank: #9025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shannon Hills, AR
• Population (ZIP): 14,160

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 21% Hispanic / Latino 19% Two or more races 6%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 16%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.14%
• Current HPI: 220.5234
• 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

-20.6% since first listed

19 events — show timeline

• 2026-05-08 Relisted — CARMLS
• 2026-05-03 Pending — CARMLS
• 2026-04-18 Price Changed $39,700 CARMLS
• 2026-04-03 Relisted — CARMLS
• 2026-03-12 Pending — CARMLS
• 2026-02-11 Price Changed $44,700 CARMLS
• 2026-01-11 Price Changed $47,000 CARMLS
• 2025-11-29 Price Changed $49,700 CARMLS
• 2025-11-01 Price Changed $54,700 CARMLS
• 2025-09-24 Price Changed $59,700 CARMLS
• 2025-08-27 Price Changed $64,700 CARMLS
• 2025-07-31 Price Changed $69,700 CARMLS
• 2025-06-16 Price Changed $79,700 CARMLS
• 2025-05-10 Price Changed $84,700 CARMLS
• 2025-04-06 Price Changed $94,700 CARMLS
• 2025-03-18 Listed $99,000 CARMLS
• 2024-11-21 Listing Removed — CARMLS
• 2024-10-26 Listed $84,700 CARMLS
• 2015-07-13 Sold (Public Records) $50,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $989 · +1.8% YoY. Source: county tax records.