307 E Holly St · Sheridan, AR 72150

$64,900

2 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 79 Days on market

Built 1900 6,969 sqft lot

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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
• 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 MLS

Cute home has a bedroom on the front and 2 other bedrooms on the right side of the house, 1 bath, laundry room and a huge, huge kitchen with lots of cabinets. Hardwood floors in living room, bedroom. Seller has re tax homestead credit. As Is.

Key facts

• 6,969 sq ft lot
• Built 1900
• Listed 79 days

Property features AI

Finance

• HOA & community: Annual HOA frequency

Exterior

• Utilities: Public sewer; Public water; Municipal electricity (Entergy); Natural gas
• Home design: Brick and frame exterior
• Construction: Composition roof; Crawl space foundation
• Exterior features: Level lot; Inside city limits; Paved road access

Interior

• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Bonus room; Laundry room; Wood and vinyl floors; No central heating; No central cooling
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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.
• Market conditions: 137 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 1.76% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.05%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $185,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 E Gum St	0.13mi	3/2.0 (+1)	1,397 (-8%)	3mo	$153,900	$110	70
39 Valley Ct	0.46mi	3/2.0 (+1)	1,463 (-3%)	6mo	$190,000	$130	59
205 N Main	0.31mi	3/2.0 (+1)	1,350 (-11%)	4mo	$200,000	$148	55
508 W Bell	0.58mi	3/2.0 (+1)	1,427 (-6%)	9mo	$149,999	$105	47
31 Ridgeway Dr	0.43mi	3/2.0 (+1)	1,364 (-10%)	11mo	$218,500	$160	46
611 W Church St	0.66mi	3/2.0 (+1)	1,610 (+6%)	6mo	$159,000	$99	44
35 Ridgeway Dr	0.45mi	3/2.0 (+1)	1,420 (-6%)	19mo	$175,000	$123	44
206 N Arch St	0.48mi	3/1.0 (+1)	1,355 (-10%)	14mo	$139,900	$103	44
605 School St	0.55mi	3/1.0 (+1)	1,700 (+12%)	11mo	$169,900	$100	39
315 N Rose St	0.49mi	3/2.0 (+1)	1,339 (-11%)	18mo	$190,000	$142	35
210 W 8th St	0.71mi	3/2.0 (+1)	1,630 (+8%)	15mo	$255,000	$156	32
20 Charlotte Dr	0.71mi	3/2.0 (+1)	1,714 (+13%)	20mo	$189,500	$111	19

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: 24.7%
• Equity multiple: 2.02×
• Total profit: $18,487
• Equity at exit: $9,677

10-year hold

• IRR: 32.5%
• Equity multiple: 3.94×
• Total profit: $53,492
• Equity at exit: $5,611

Cash invested: $18,172 (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: 137
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $455

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 55%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $64,900 Active 79 DOM
2. 2026-06-17
   days on market $64,900 Active 78 DOM
3. 2026-06-16
   days on market $64,900 Active 77 DOM
4. 2026-06-15
   days on market $64,900 Active 76 DOM
5. 2026-06-14
   days on market $64,900 Active 74 DOM
6. 2026-06-10
   days on market $64,900 Active 71 DOM
7. 2026-06-09
   days on market $64,900 Active 70 DOM
8. 2026-06-08
   days on market $64,900 Active 69 DOM
9. 2026-06-07
   days on market $64,900 Active 68 DOM
10. 2026-06-05
    days on market $64,900 Active 65 DOM
11. 2026-06-03
    days on market $64,900 Active 64 DOM
12. 2026-06-02
    days on market $64,900 Active 63 DOM
13. 2026-06-01
    days on market $64,900 Active 62 DOM
14. 2026-05-31
    days on market $64,900 Active 61 DOM
15. 2026-05-31
    days on market $64,900 Active 60 DOM
16. 2026-05-21
    price $64,900
17. 2026-03-29
    listed $69,900 New Listing
18. 2018-10-23
    soldstatus $64,600
19. 2018-10-22
    soldstatus $64,600 Sold 242-char remark

    Show marketing remark (242 chars)

    Cute home has a bedroom on the front and 2 other bedrooms on the right side of the house, 1 bath, laundry room and a huge, huge kitchen with lots of cabinets. Hardwood floors in living room, bedroom. Seller has re tax homestead credit. As Is.

20. 2018-09-25
    historical Take Backups 242-char remark

    Show marketing remark (242 chars)

    Cute home has a bedroom on the front and 2 other bedrooms on the right side of the house, 1 bath, laundry room and a huge, huge kitchen with lots of cabinets. Hardwood floors in living room, bedroom. Seller has re tax homestead credit. As Is.

21. 2018-06-27
    listed $62,500 New Listing 242-char remark

    Show marketing remark (242 chars)

    Cute home has a bedroom on the front and 2 other bedrooms on the right side of the house, 1 bath, laundry room and a huge, huge kitchen with lots of cabinets. Hardwood floors in living room, bedroom. Seller has re tax homestead credit. As Is.

22. 2013-12-23
    soldstatus $19,000 483-char remark

    Show marketing remark (483 chars)

    2 BR, 1 BA Brick and Frame Home in Sheridan. Nice add-on front room. Carpet and tile floors. Great first home or investment property. This is a Fannie Mae HomePath property. Purchase property for as little as 5% down. Special programs, incentives & financing opportunities may be available. Learn more at www. HomePath.com. Awesome Opportunity for Owner Occupant during FIRST LOOK period. (AGENTS PLEASE REVIEW CONFIDENTIAL REMARKS FOR NEW FANNIE MAE OFFER SUBMISSION PROCESS).

23. 2013-12-23
    soldstatus $19,000

    Show marketing remark (483 chars)

    2 BR, 1 BA Brick and Frame Home in Sheridan. Nice add-on front room. Carpet and tile floors. Great first home or investment property. This is a Fannie Mae HomePath property. Purchase property for as little as 5% down. Special programs, incentives & financing opportunities may be available. Learn more at www. HomePath.com. Awesome Opportunity for Owner Occupant during FIRST LOOK period. (AGENTS PLEASE REVIEW CONFIDENTIAL REMARKS FOR NEW FANNIE MAE OFFER SUBMISSION PROCESS).

24. 2013-12-05
    historical 483-char remark

    Show marketing remark (483 chars)

    2 BR, 1 BA Brick and Frame Home in Sheridan. Nice add-on front room. Carpet and tile floors. Great first home or investment property. This is a Fannie Mae HomePath property. Purchase property for as little as 5% down. Special programs, incentives & financing opportunities may be available. Learn more at www. HomePath.com. Awesome Opportunity for Owner Occupant during FIRST LOOK period. (AGENTS PLEASE REVIEW CONFIDENTIAL REMARKS FOR NEW FANNIE MAE OFFER SUBMISSION PROCESS).

25. 2013-09-04
    listed $18,900 483-char remark

    Show marketing remark (483 chars)

    2 BR, 1 BA Brick and Frame Home in Sheridan. Nice add-on front room. Carpet and tile floors. Great first home or investment property. This is a Fannie Mae HomePath property. Purchase property for as little as 5% down. Special programs, incentives & financing opportunities may be available. Learn more at www. HomePath.com. Awesome Opportunity for Owner Occupant during FIRST LOOK period. (AGENTS PLEASE REVIEW CONFIDENTIAL REMARKS FOR NEW FANNIE MAE OFFER SUBMISSION PROCESS).

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $13,726
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$1,888
• Taxable income: $4,708
• Est. tax owed @ 24.0%: −$1,130
• After-tax cash flow: $4,331/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

+243.4% since first listed

10 events — show timeline

• 2026-05-21 Price Changed $64,900 CARMLS
• 2026-03-29 Listed $69,900 CARMLS
• 2018-10-23 Sold (Public Records) $64,600 Public Records
• 2018-10-22 Sold (MLS) $64,600 CARMLS
• 2018-09-25 Contingent — CARMLS
• 2018-06-27 Listed $62,500 CARMLS
• 2013-12-23 Sold (Public Records) $19,000 Public Records
• 2013-12-23 Sold (MLS) $19,000 CARMLS
• 2013-12-05 Listing Removed — CARMLS
• 2013-09-04 Listed $18,900 CARMLS

Property tax history

-19.2%/yr

Latest (2025): $28 · +0.0% YoY. Source: county tax records.