11125 Bock Rd · Sherwood, AR 72120

$219,900

3 bd · 2.0 ba · 1,422 sqft · SingleFamily public records · 55 Days on market

Built 2018 9,147 sqft lot $155/sqft · at area comps Est $218k · at est.

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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 +12.5/30.0
• ARV discount +7.1/15.0
• DSCR +3.7/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate brick & siding 3 bed 2 bath in Sherwood! Close to Sylvan Hills High School and other great amenities. Beautiful kitchen with raised ceiling in the living area. Large walk-in closet in master bath! Agents please see remarks.

Key facts

• Great natural light
• Tall ceilings
• Large walk-in closet

Tags

• TALL CEILINGS
• GREAT NATURAL LIGHT
• FUNCTIONAL MODERN LAYOUT
• LARGE WALK-IN CLOSET
• CONVENIENCE OF A GARAGE
• DETACHED

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Single-family property; Approximately 1,422 square feet; Approx. 0.21 acre lot
• Construction: Brick and metal/vinyl siding exterior; 3-tab shingle roof; Slab foundation
• Exterior features: Patio; Paved road access; Sloped lot; Inside city limits

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher; Garbage disposal; Refrigerator stays
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Vaulted ceilings; Carpet flooring; Tile flooring
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-33 ($-398/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (20.0% below list).
• Recommended offer: $176k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Sylvan Hills Elementary School (math 37% / reading 27%, grade F, #278 of 454 statewide, top 64%, 462 students, 47% 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 46% FRL track the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 249 active listings in the ZIP; 7 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).

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 55 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $180k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $175,886 (20.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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: 0.80% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (median comp): $218,164
• List price: $219,900
• Delta: 0.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11016 Bock Rd	0.07mi	3/2.0	1,390 (-2%)	8mo	$205,000	$147	86
1908 Cub Trl	0.12mi	3/2.0	1,375 (-3%)	7mo	$230,000	$167	82
1909 Windridge	0.20mi	3/2.0	1,387 (-2%)	7mo	$203,000	$146	81
11609 Ridgetop Dr	0.69mi	3/2.0	1,421 (-0%)	4mo	$230,000	$162	64
201 Hillwood Dr	0.49mi	4/2.0 (+1)	1,367 (-4%)	4mo	$200,000	$146	63
11640 Ridgetop Dr	0.64mi	3/2.0	1,357 (-5%)	3mo	$217,500	$160	60
519 Hillcrest Rd	0.57mi	3/2.0	1,312 (-8%)	6mo	$130,000	$99	56
11608 Ridgetop Dr	0.66mi	3/2.0	1,528 (+8%)	3mo	$237,000	$155	54
2520 Austin Oaks Dr	0.45mi	3/2.0	1,624 (+14%)	7mo	$244,900	$151	50
112 Robin Glen Dr	0.72mi	3/2.0	1,551 (+9%)	9mo	$215,000	$139	44
3018 Shady Side Dr	0.65mi	3/2.0	1,624 (+14%)	3mo	$275,000	$169	43
3013 Shady Side Dr	0.68mi	3/2.0	1,611 (+13%)	8mo	$269,900	$168	39

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: -15.5%
• Equity multiple: 0.44×
• Total profit: $-34,516
• Equity at exit: $32,788

10-year hold

• IRR: -4.4%
• Equity multiple: 0.69×
• Total profit: $-19,024
• Equity at exit: $19,013

Cash invested: $61,572 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$178 /mo · $2,134/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-33

Break-even live

Break-even rent $1,801

Max offer price $214,046

Occupancy floor 97%

Sensitivity live

Price	-10% $91	-5% $29	+0% $-33	+5% $-95	+10% $-158
Rent	-10% $-172	-5% $-103	+0% $-33	+5% $36	+10% $106
Rate	-1.0pp $78	-0.5pp $23	base $-33	+0.5pp $-90	+1.0pp $-148

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10710 Windridge Dr Sherwood, AR	3.0	2.0	1644	$1,695	$1.03	22d	1	0.30mi
3160 Shady Side Dr Sherwood, AR	3.0	2.0	1792	$1,900	$1.06	20d	1	0.65mi
500 Oakdale Rd Sherwood, AR	3.0	2.5	1499	$1,750	$1.17	45d	1	0.94mi
13 Wesley Dr Sherwood, AR	4.0	2.0	1721	$1,625	$0.94	45d	1	1.03mi
23 Pamela Ln Sherwood, AR	3.0	2.0	1400	$2,000	$1.43	25d	1	1.04mi
1201 Brice Rd Unit C Sherwood, AR	2.0	1.0	1100	$850	$0.77	25d	1	1.41mi
8707 Oakhaven Dr Sherwood, AR	3.0	2.0	1543	$1,611	$1.04	16d	1	1.49mi

Listing history 31 events

1. 2026-06-21
   days on market $219,900 Active 55 DOM
2. 2026-06-18
   days on market $219,900 Active 52 DOM
3. 2026-06-17
   days on market $219,900 Active 51 DOM
4. 2026-06-16
   days on market $219,900 Active 50 DOM
5. 2026-06-15
   days on market $219,900 Active 49 DOM
6. 2026-06-14
   days on market $219,900 Active 47 DOM
7. 2026-06-13
   statusdays on market $219,900 Active 46 DOM
8. 2026-06-10
   days on market $219,900 Price Change 44 DOM
9. 2026-06-09
   days on market $219,900 Price Change 43 DOM
10. 2026-06-08
    days on market $219,900 Price Change 42 DOM
11. 2026-06-07
    days on market $219,900 Price Change 41 DOM
12. 2026-06-05
    pricestatusdays on market $219,900 Price Change 38 DOM
13. 2026-06-03
    days on market $230,000 Active 37 DOM
14. 2026-06-02
    days on market $230,000 Active 36 DOM
15. 2026-06-01
    days on market $230,000 Active 35 DOM
16. 2026-05-31
    days on market $230,000 Active 34 DOM
17. 2026-05-31
    days on market $230,000 Active 33 DOM
18. 2026-04-27
    listed $230,000 New Listing 538-char remark
19. 2024-03-20
    historical $1,550
20. 2024-03-12
    historical $1,550
21. 2024-02-08
    listed $1,550
22. 2024-02-07
    listed $1,550
23. 2021-12-06
    soldstatus $180,000
24. 2021-11-30
    status Under Contract 240-char remark

    Show marketing remark (240 chars)

    Immaculate brick & siding 3 bed 2 bath in Sherwood! Close to Sylvan Hills High School and other great amenities. Beautiful kitchen with raised ceiling in the living area. Large walk-in closet in master bath! Agents please see remarks.

25. 2021-11-23
    soldstatus $180,000 Sold 240-char remark

    Show marketing remark (240 chars)

    Immaculate brick & siding 3 bed 2 bath in Sherwood! Close to Sylvan Hills High School and other great amenities. Beautiful kitchen with raised ceiling in the living area. Large walk-in closet in master bath! Agents please see remarks.

26. 2021-10-21
    historical Take Backups 240-char remark

    Show marketing remark (240 chars)

    Immaculate brick & siding 3 bed 2 bath in Sherwood! Close to Sylvan Hills High School and other great amenities. Beautiful kitchen with raised ceiling in the living area. Large walk-in closet in master bath! Agents please see remarks.

27. 2021-10-16
    listed $174,000 New Listing 240-char remark

    Show marketing remark (240 chars)

    Immaculate brick & siding 3 bed 2 bath in Sherwood! Close to Sylvan Hills High School and other great amenities. Beautiful kitchen with raised ceiling in the living area. Large walk-in closet in master bath! Agents please see remarks.

28. 2018-06-05
    soldstatus $140,860
29. 2018-05-31
    soldstatus $140,680 Sold

    Show marketing remark (127 chars)

    Very nice 3BR, 2Bth, 2 car garage near Sylvan Hills High School, raised ceiling in living area, large walk in closet in Master.

30. 2018-03-10
    listed $140,860

    Show marketing remark (127 chars)

    Very nice 3BR, 2Bth, 2 car garage near Sylvan Hills High School, raised ceiling in living area, large walk in closet in Master.

31. 2018-03-10
    historical

    Show marketing remark (127 chars)

    Very nice 3BR, 2Bth, 2 car garage near Sylvan Hills High School, raised ceiling in living area, large walk in closet in Master.

ⓘ 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: $2,134 · $178/mo
• Projected year-2 tax: $2,134 · $178/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 7/10 Severe 7 d/yr ≥112°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: $21,106
• − Mortgage interest: −$12,318
• − Property taxes: −$2,134
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$6,397
• Taxable loss: −$4,219
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $615/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

+56.1% since first listed

15 events — show timeline

• 2026-06-05 Price Changed $219,900 CARMLS
• 2026-04-27 Listed $230,000 CARMLS
• 2024-03-20 Rental Removed $1,550 RENT.
• 2024-03-12 Rental Removed $1,550 CARMLS
• 2024-02-08 Listed for Rent $1,550 RENT.
• 2024-02-07 Listed for Rent $1,550 CARMLS
• 2021-12-06 Sold (Public Records) $180,000 Public Records
• 2021-11-30 Pending — CARMLS
• 2021-11-23 Sold (MLS) $180,000 CARMLS
• 2021-10-21 Contingent — CARMLS
• 2021-10-16 Listed $174,000 CARMLS
• 2018-06-05 Sold (Public Records) $140,860 Public Records
• 2018-05-31 Sold (MLS) $140,680 CARMLS
• 2018-03-10 Listing Removed — CARMLS
• 2018-03-10 Listed $140,860 CARMLS

Property tax history

+29.5%/yr

Latest (2025): $2,134 · +0.9% YoY. Source: county tax records.