611 Honeysuckle Ln · Greenwood, AR 72936

$235,000

4 bd · 3.0 ba · 2,468 sqft · SingleFamily public records · 199 Days on market

Built 1972 0.87 ac lot $95/sqft · 16% below area Est $281k · 16% under ↓ 21% since listing

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Why this score? — see what drove the C- 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 +15.4/30.0
• ARV discount +14.9/15.0
• Schools +5.0/10.0
• DSCR +4.7/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

An opportunity to own a spacious home on almost a full acre right in the middle of the city. This property offers the perfect combination of privacy, convenience, and small-town charm. Features include two large living areas, a functional kitchen, and plenty of natural light throughout. The primary suite includes a private bath and is connected to your conveniently located laundry room. Three additional bedrooms and two more full baths provide room for those with a large family or room for guests. Equipped with fridge, washer and dryer, you are move in ready. Enjoy the outdoors on the large lot with space for entertaining, gardening, or play. The home is elevated with a view over the city and one of the best views of events like the 4th of July fireworks and Christmas lights from your own front lawn. The property also includes an RV parking area and ample room for additional storage. Located within the award-winning Greenwood School District, close to shopping, dining, and community amenities. Being sold as-is.

Key facts

• Functional kitchen
• Private bath
• Large lot

Tags

• ALMOST A FULL ACRE
• TWO LARGE LIVING AREAS
• FUNCTIONAL KITCHEN
• PLENTY OF NATURAL LIGHT
• PRIVATE BATH
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $185k (21.3% below list).
• Recommended offer: $185k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.6% in Greenwood — 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 72/100 on livability (#35 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Greenwood School District (town): math 59% / reading 58% proficiency, ranked #5 of 238 in AR (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 388 units permitted in Sebastian County in 2024 (16 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.
• Sebastian County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000 (21.3% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.79% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 10.6

CMA / ARV

• ARV (median comp): $281,212
• List price: $235,000
• Delta: -16.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Fairview Ln	0.60mi	4/2.5	2,357 (-4%)	6mo	$285,000	$121	58
509 Kimberly Dr	0.59mi	3/3.0 (-1)	2,167 (-12%)	1mo	$342,000	$158	46
815 Gleason Way	0.52mi	3/2.0 (-1)	2,119 (-14%)	1mo	$489,000	$231	42
109 Main St	0.52mi	4/3.0	2,102 (-15%)	11mo	$70,000	$33	42
408 Denver St	0.67mi	4/2.0	2,185 (-12%)	9mo	$205,000	$94	38
128 Main St	0.57mi	3/2.5 (-1)	2,255 (-9%)	22mo	$290,000	$129	34

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-32,430
• Equity at exit: $35,039

10-year hold

• IRR: -5.0%
• Equity multiple: 0.68×
• Total profit: $-21,319
• Equity at exit: $20,319

Cash invested: $65,800 (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 72936

• Home prices YoY: -21.4%
• Active inventory: 143
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$41 /mo · $486/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $91

Break-even live

Break-even rent $1,735

Max offer price $235,000

Occupancy floor 90%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
865 N Ulmer St Greenwood, AR	4.0	2.5	2349	$1,850	$0.79	43d	1	1.24mi

Listing history 19 events

1. 2026-06-19
   days on market $235,000 Active 199 DOM
2. 2026-06-18
   days on market $235,000 Active 198 DOM
3. 2026-06-17
   days on market $235,000 Active 197 DOM
4. 2026-06-16
   days on market $235,000 Active 196 DOM
5. 2026-06-15
   days on market $235,000 Active 195 DOM
6. 2026-06-14
   days on market $235,000 Active 193 DOM
7. 2026-06-13
   days on market $235,000 Active 192 DOM
8. 2026-06-10
   days on market $235,000 Active 190 DOM
9. 2026-06-09
   days on market $235,000 Active 189 DOM
10. 2026-06-08
    days on market $235,000 Active 188 DOM
11. 2026-06-07
    days on market $235,000 Active 187 DOM
12. 2026-06-05
    days on market $235,000 Active 184 DOM
13. 2026-06-03
    days on market $235,000 Active 183 DOM
14. 2026-06-03
    status $235,000 Active 182 DOM
15. 2026-05-08
    status Pending 1026-char remark

    Show marketing remark (1026 chars)

    An opportunity to own a spacious home on almost a full acre right in the middle of the city. This property offers the perfect combination of privacy, convenience, and small-town charm. Features include two large living areas, a functional kitchen, and plenty of natural light throughout. The primary suite includes a private bath and is connected to your conveniently located laundry room. Three additional bedrooms and two more full baths provide room for those with a large family or room for guests. Equipped with fridge, washer and dryer, you are move in ready. Enjoy the outdoors on the large lot with space for entertaining, gardening, or play. The home is elevated with a view over the city and one of the best views of events like the 4th of July fireworks and Christmas lights from your own front lawn. The property also includes an RV parking area and ample room for additional storage. Located within the award-winning Greenwood School District, close to shopping, dining, and community amenities. Being sold as-is.

16. 2026-04-27
    price $235,000 1026-char remark

    Show marketing remark (1026 chars)

    An opportunity to own a spacious home on almost a full acre right in the middle of the city. This property offers the perfect combination of privacy, convenience, and small-town charm. Features include two large living areas, a functional kitchen, and plenty of natural light throughout. The primary suite includes a private bath and is connected to your conveniently located laundry room. Three additional bedrooms and two more full baths provide room for those with a large family or room for guests. Equipped with fridge, washer and dryer, you are move in ready. Enjoy the outdoors on the large lot with space for entertaining, gardening, or play. The home is elevated with a view over the city and one of the best views of events like the 4th of July fireworks and Christmas lights from your own front lawn. The property also includes an RV parking area and ample room for additional storage. Located within the award-winning Greenwood School District, close to shopping, dining, and community amenities. Being sold as-is.

17. 2026-01-15
    price $249,000 1026-char remark

    Show marketing remark (1026 chars)

    An opportunity to own a spacious home on almost a full acre right in the middle of the city. This property offers the perfect combination of privacy, convenience, and small-town charm. Features include two large living areas, a functional kitchen, and plenty of natural light throughout. The primary suite includes a private bath and is connected to your conveniently located laundry room. Three additional bedrooms and two more full baths provide room for those with a large family or room for guests. Equipped with fridge, washer and dryer, you are move in ready. Enjoy the outdoors on the large lot with space for entertaining, gardening, or play. The home is elevated with a view over the city and one of the best views of events like the 4th of July fireworks and Christmas lights from your own front lawn. The property also includes an RV parking area and ample room for additional storage. Located within the award-winning Greenwood School District, close to shopping, dining, and community amenities. Being sold as-is.

18. 2025-12-04
    price $270,000 1026-char remark

    Show marketing remark (1026 chars)

    An opportunity to own a spacious home on almost a full acre right in the middle of the city. This property offers the perfect combination of privacy, convenience, and small-town charm. Features include two large living areas, a functional kitchen, and plenty of natural light throughout. The primary suite includes a private bath and is connected to your conveniently located laundry room. Three additional bedrooms and two more full baths provide room for those with a large family or room for guests. Equipped with fridge, washer and dryer, you are move in ready. Enjoy the outdoors on the large lot with space for entertaining, gardening, or play. The home is elevated with a view over the city and one of the best views of events like the 4th of July fireworks and Christmas lights from your own front lawn. The property also includes an RV parking area and ample room for additional storage. Located within the award-winning Greenwood School District, close to shopping, dining, and community amenities. Being sold as-is.

19. 2025-11-07
    listed $299,000 Active 1026-char remark

    Show marketing remark (1026 chars)

    An opportunity to own a spacious home on almost a full acre right in the middle of the city. This property offers the perfect combination of privacy, convenience, and small-town charm. Features include two large living areas, a functional kitchen, and plenty of natural light throughout. The primary suite includes a private bath and is connected to your conveniently located laundry room. Three additional bedrooms and two more full baths provide room for those with a large family or room for guests. Equipped with fridge, washer and dryer, you are move in ready. Enjoy the outdoors on the large lot with space for entertaining, gardening, or play. The home is elevated with a view over the city and one of the best views of events like the 4th of July fireworks and Christmas lights from your own front lawn. The property also includes an RV parking area and ample room for additional storage. Located within the award-winning Greenwood School District, close to shopping, dining, and community amenities. Being sold as-is.

ⓘ 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: $486 · $41/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$1,018/yr (+$85/mo · 209.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $22,200
• − Mortgage interest: −$13,164
• − Property taxes: −$486
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$6,836
• Taxable loss: −$3,013
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $1,812/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: Greenwood School District
• NCES district ID: 0506990
• Math proficiency: 59% ▼ -9.00%
• Reading proficiency: 58% ▼ -4.00%
• Median HH income: $55,015
• Composite: 50.33/100
• National rank: #1879
• State rank: #5 of 238 in AR

Livability — Greenwood

• Score: 72/100
• State rank: #35
• US rank: #6396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, AR
• Population (ZIP): 14,182

Population outlook (Sebastian County) Hauer SSP2

• Today (2025): 133,992 people
• By 2030: 136,620 · +2.0%
• By 2040: 140,832 · +5.1%
• By 2050: 143,301 · +6.9%
• By 2075: 147,964 · +10.4%
• By 2100: 145,848 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Sebastian

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.6% · Other 2.4%
• 2008→2024 swing: -2.9pp toward R · 2008: -34.6pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+35.5 2016: R+38.1 2012: R+37.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.40%
• Current HPI: 222.3233
• 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

-21.4% since first listed

5 events — show timeline

• 2026-05-08 Pending — WRVBOR
• 2026-04-27 Price Changed $235,000 WRVBOR
• 2026-01-15 Price Changed $249,000 WRVBOR
• 2025-12-04 Price Changed $270,000 WRVBOR
• 2025-11-07 Listed $299,000 WRVBOR

Property tax history

-6.3%/yr

Latest (2025): $486 · -18.8% YoY. Source: county tax records.