113 Sherwood Cv · Marion, AR 72364

$111,900

3 bd · 1.0 ba · 874 sqft · SingleFamily public records · 36 Days on market

Built 1985 4,356 sqft lot $128/sqft · 12% above area Est $100k · 12% over

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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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for investors, downsizers, or anyone looking for an affordable single-family home in Marion! Located on a quiet cove, 113 Sherwood Cv offers low-maintenance living with a functional layout and comfortable living spaces. Whether you're looking to add to your rental portfolio, purchase your first investment property, or find a cozy place to call home, this property has plenty of potential. Conveniently located near schools, shopping, dining, and quick interstate access for an easy commute to Memphis. Don't miss this versatile opportunity in a desirable Marion location!

Key facts

• Easy commute
• Functional layout
• Conveniently located

Tags

• LOW MAINTENANCE LIVING
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACES
• CONVENIENTLY LOCATED
• EASY COMMUTE

Property features AI

Finance

• Other: Located in the Forrest Park subdivision

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: One-story residential home; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: No exterior/patio features listed

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $109k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.8% in Marion — 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 65/100 on livability (#147 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools D-, crime F, amenities F.
• Marion School District (suburban): math 21% / reading 26% proficiency, ranked #185 of 238 in AR (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 108 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 69 units permitted in Crittenden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crittenden County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $108,543 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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?
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: 1.01% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (median comp): $100,149
• List price: $111,900
• Delta: 11.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Sherwood Cv	0.03mi	2/1.0 (-1)	874 (0%)	5mo	$104,500	$120	89
118 Lori Ln	0.08mi	2/1.0 (-1)	828 (-5%)	0mo	$95,000	$115	82
38 Ridgeway Cv	0.52mi	2/1.0 (-1)	874 (0%)	3mo	$119,900	$137	68
105 Cottonwood Cv	0.07mi	2/2.0 (-1)	932 (+7%)	12mo	$104,500	$112	66
135 Lori Ln	0.14mi	3/2.0	981 (+12%)	11mo	$124,300	$127	60
109 Cottonwood Cv	0.08mi	3/1.0	998 (+14%)	15mo	$107,000	$107	60
90 Willow Dr	0.12mi	3/2.0	1,000 (+14%)	9mo	$240,000	$240	59
48 Flamingo Cv	0.58mi	3/1.0	924 (+6%)	6mo	$134,000	$145	59
130 Hillcrest St	0.65mi	3/1.0	994 (+14%)	18mo	$127,000	$128	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,706
• Equity at exit: $16,685

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $15,219
• Equity at exit: $9,675

Cash invested: $31,332 (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 72364

• Home prices YoY: -13.3%
• Active inventory: 108
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$587
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $227

Break-even live

Break-even rent $847

Max offer price $111,900

Occupancy floor 75%

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: $27,975
• Closing costs: $3,357
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1120 L H Polk St Marion, AR	1.0–3.0	1.0–2.0	985	$1,405	$1.43	1d	9	1.16mi
308 Gannt St Unit 308 GANNT A Marion, AR	2.0	1.0	700	$700	$1.00	43d	1	1.20mi
310 Gannt St Unit 310 GANNT A Marion, AR	2.0	1.0	700	$700	$1.00	43d	1	1.20mi
501 Par Dr Marion, AR	1.0–2.0	1.0–2.0	762	$1,330	$1.74	1d	31	1.24mi
324 Gannt St Unit 324 GANNT A Marion, AR	3.0	1.0	900	$1,000	$1.11	43d	1	1.24mi

Listing history 18 events

1. 2026-06-18
   days on market $111,900 Active 36 DOM
2. 2026-06-17
   days on market $111,900 Active 35 DOM
3. 2026-06-16
   days on market $111,900 Active 34 DOM
4. 2026-06-15
   days on market $111,900 Active 33 DOM
5. 2026-06-13
   days on market $111,900 Active 31 DOM
6. 2026-06-10
   days on market $111,900 Active 28 DOM
7. 2026-06-09
   days on market $111,900 Active 27 DOM
8. 2026-06-08
   days on market $111,900 Active 26 DOM
9. 2026-06-07
   days on market $111,900 Active 25 DOM
10. 2026-06-05
    days on market $111,900 Active 22 DOM
11. 2026-06-03
    days on market $111,900 Active 21 DOM
12. 2026-06-02
    days on market $111,900 Active 20 DOM
13. 2026-06-01
    days on market $111,900 Active 19 DOM
14. 2026-05-31
    days on market $111,900 Active 18 DOM
15. 2026-05-14
    listed $111,900 Active 591-char remark
16. 2022-09-13
    soldstatus $92,500
17. 2022-03-22
    soldstatus $575,000
18. 2003-08-20
    soldstatus $49,809

ⓘ 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: $424 · $35/mo
• Projected year-2 tax: $716 · $60/mo
• Expected delta: +$292/yr (+$24/mo · 68.7%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $13,611
• − Mortgage interest: −$6,268
• − Property taxes: −$424
• − Insurance: −$560
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$3,255
• Taxable income: $926
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $2,505/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: Marion School District
• NCES district ID: 0509390
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $50,758
• Composite: 20.88/100
• National rank: #8492
• State rank: #185 of 238 in AR

Livability — Marion

• Score: 65/100
• State rank: #147
• US rank: #12733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, AR
• County: Crittenden County · 16,034 people
• City population: 16,034
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 16,034
• Household income: $74,462
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 319.0

Population outlook (Crittenden County) Hauer SSP2

• Today (2025): 45,254 people
• By 2030: 42,953 · -5.1%
• By 2040: 38,235 · -15.5%
• By 2050: 33,670 · -25.6%
• By 2075: 24,315 · -46.3%
• By 2100: 17,173 · -62.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 51% Black 35% Two or more races 10% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 3% Korean 1%

Political lean MEDSL · Crittenden

• 2024 margin: Toss-up / Even · D 50.1% · R 47.9% · Other 2.0%
• 2008→2024 swing: -12.4pp toward R · 2008: 14.7pp · 2024: 2.3pp
• All cycles: 2024: D+2.3 2020: D+7.2 2016: D+9.0 2012: D+18.7 2008: D+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.64%
• Current HPI: 205.4807
• Rent YoY: —
• Metro: Memphis, TN-MS-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

+124.7% since first listed

4 events — show timeline

• 2026-05-14 Listed $111,900 EARA
• 2022-09-13 Sold (Public Records) $92,500 Public Records
• 2022-03-22 Sold (Public Records) $575,000 Public Records
• 2003-08-20 Sold (Public Records) $49,809 Public Records

Property tax history

-0.5%/yr

Latest (2025): $424 · +10.1% YoY. Source: county tax records.