22 Johnny Ln · Sherwood, AR 72120

$185,000

3 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 16 Days on market

Built 1978 9,583 sqft lot Est $204k · 9% 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 +13.6/30.0
• ARV discount +11.8/15.0
• DSCR +4.1/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained home tucked away on a quiet street with limited traffic. This property features fresh paint in the kitchen, a new dishwasher, a new electric stove, and a new roof installed in June 2025. The living room features a gas fireplace, creating a comfortable gathering space year-round. Outside, you’ll find a large backyard, a storage shed, and a deck already in place and ready for an above-ground pool! Whether you’re searching for your next home or an investment opportunity, this home offers practical updates, functional space, and plenty of potential! Agents see remarks. * fire in the fireplace is AI generated *

Key facts

• New electric stove
• Large backyard
• Gas fireplace

Tags

• FRESH PAINT IN THE KITCHEN
• NEW DISHWASHER
• NEW ELECTRIC STOVE
• NEW ROOF
• GAS FIREPLACE
• LARGE BACKYARD

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional loans, or cash

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Metal/vinyl siding with stone accents
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Patio; Deck; Fully fenced yard (chain link and wood fence); Paved road access; Level lot

Interior

• Kitchen: Electric range; Dishwasher
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Dryer connection (electric); Gas water heater; Wood-burning fireplace with gas starter; Low-E windows
• Laundry & utility: Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $9 ($112/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 $150k (18.8% below list).
• Recommended offer: $150k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

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 16 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $185k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,198 (18.8% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.81% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $204,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Johnny Ln	0.00mi	3/2.0	1,470 (0%)	0mo	$185,000	$126	100
17 Johnny Ln	0.04mi	3/2.0	1,548 (+5%)	10mo	$217,000	$140	81
8508 Easy St	0.16mi	3/2.0	1,635 (+11%)	3mo	$175,000	$107	71
922 W Kiehl Ave	0.44mi	3/2.0	1,355 (-8%)	2mo	$156,000	$115	65
331 Apple Valley Dr	0.48mi	3/2.0	1,536 (+4%)	7mo	$215,000	$140	64
59 Wesley Dr	0.64mi	3/2.0	1,428 (-3%)	4mo	$150,000	$105	62
3233 Alpine Cv	0.70mi	3/2.0	1,420 (-3%)	4mo	$251,000	$177	58
2613 Ozark Dr	0.46mi	3/2.0	1,626 (+11%)	10mo	$249,900	$154	52
1816 Osceola Dr	0.74mi	3/2.0	1,523 (+4%)	9mo	$200,000	$131	52
8320 B Holiday Dr	0.75mi	3/2.0	1,378 (-6%)	5mo	$220,000	$160	50
112 Robin Glen Dr	0.71mi	3/2.0	1,551 (+6%)	9mo	$215,000	$139	50
1904 Osceola Dr	0.69mi	3/2.0	1,614 (+10%)	7mo	$183,000	$113	46

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-26,638
• Equity at exit: $27,584

10-year hold

• IRR: -2.9%
• Equity multiple: 0.79×
• Total profit: $-10,734
• Equity at exit: $15,995

Cash invested: $51,800 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,502 high
• Mortgage (P&I): −$970
• Tax from tax record: −$130 /mo · $1,560/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $9

Break-even live

Break-even rent $1,490

Max offer price $185,000

Occupancy floor 94%

Sensitivity live

Price	-10% $114	-5% $62	+0% $9	+5% $-43	+10% $-95
Rent	-10% $-109	-5% $-50	+0% $9	+5% $69	+10% $128
Rate	-1.0pp $103	-0.5pp $56	base $9	+0.5pp $-39	+1.0pp $-87

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Apple Valley Dr Sherwood, AR	2.0	2.5	1100	$1,195	$1.09	15d	1	0.37mi
250 Apple Valley Dr Unit 226 Sherwood, AR	2.0	2.5	1100	$1,195	$1.09	15d	1	0.40mi
250 Apple Valley Dr Unit 281 Sherwood, AR	2.0	2.5	1100	$1,195	$1.09	24d	1	0.40mi
250 Apple Valley Dr Sherwood, AR	2.0	2.5	1100	$1,195	$1.09	44d	1	0.40mi
351 Club Rd Unit 2 Sherwood, AR	2.0	2.5	1275	$1,095	$0.86	24d	1	0.47mi
321 Club Rd Unit 1 Sherwood, AR	2.0	2.5	1275	$1,095	$0.86	24d	1	0.48mi
371 Club Rd Sherwood, AR	2.0	1.5	1088	$975	$0.90	24d	1	0.50mi
371 Club Rd Sherwood, AR	2.0	1.5	1088	$975	$0.90	44d	1	0.50mi
13 Wesley Dr Sherwood, AR	4.0	2.0	1721	$1,625	$0.94	44d	1	0.59mi
8606 Holiday Dr Sherwood, AR	3.0	2.0	1450	$1,525	$1.05	44d	1	0.74mi
8707 Oakhaven Dr Sherwood, AR	3.0	2.0	1543	$1,611	$1.04	15d	1	0.78mi
8702 Oakhaven Dr Sherwood, AR	3.0	2.0	1364	$1,695	$1.24	22d	1	0.80mi
3160 Shady Side Dr Sherwood, AR	3.0	2.0	1792	$1,900	$1.06	20d	1	0.84mi
1201 Brice Rd Unit C Sherwood, AR	2.0	1.0	1100	$850	$0.77	24d	1	0.87mi
23 Pamela Ln Sherwood, AR	3.0	2.0	1400	$2,000	$1.43	24d	1	0.91mi
1816 Osage Dr North Little Rock, AR	3.0	1.5	1396	$2,800	$2.01	44d	1	1.02mi
8812 Claremont Ave Sherwood, AR	3.0	2.0	1191	$1,350	$1.13	24d	1	1.07mi
7014 Ponderosa Dr North Little Rock, AR	3.0	2.0	1394	$1,545	$1.11	24d	1	1.09mi
7818 Pinto Trl Sherwood, AR	3.0	1.5	1014	$1,250	$1.23	44d	1	1.15mi
6530 Corsica Dr North Little Rock, AR	3.0	2.0	1820	$1,495	$0.82	44d	1	1.23mi
8214 Bronco Ln Sherwood, AR	3.0	2.0	1680	$1,495	$0.89	44d	1	1.30mi
1004 Country Club Rd Sherwood, AR	3.0	2.0	1400	$2,400	$1.71	15d	1	1.33mi
1301 Stafford Rd Sherwood, AR	3.0	2.0	1721	$1,625	$0.94	44d	1	1.35mi
617 Brierly Dr Sherwood, AR	3.0	1.5	1242	$1,075	$0.87	24d	1	1.44mi
10710 Windridge Dr Sherwood, AR	3.0	2.0	1644	$1,695	$1.03	22d	1	1.46mi

Listing history 9 events

1. 2026-06-05
   status $185,000 Under Contract 16 DOM
2. 2026-06-03
   days on market $185,000 Take Backups 16 DOM
3. 2026-06-02
   days on market $185,000 Take Backups 15 DOM
4. 2026-06-01
   days on market $185,000 Take Backups 14 DOM
5. 2026-05-31
   days on market $185,000 Take Backups 13 DOM
6. 2026-05-31
   days on market $185,000 Take Backups 12 DOM
7. 2026-05-20
   historical Take Backups
8. 2026-05-18
   listed $185,000 New Listing
9. 2003-08-01
   soldstatus $95,000

ⓘ 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: $1,560 · $130/mo
• Projected year-2 tax: $1,560 · $130/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 17 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: $18,024
• − Mortgage interest: −$10,363
• − Property taxes: −$1,560
• − Insurance: −$925
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$5,382
• Taxable loss: −$3,090
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $854/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

+94.7% since first listed

3 events — show timeline

• 2026-05-20 Contingent — CARMLS
• 2026-05-18 Listed $185,000 CARMLS
• 2003-08-01 Sold (Public Records) $95,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,560 · +4.8% YoY. Source: county tax records.