1135 Delta Cir · Sheridan, AR 72150

$129,900

2 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 181 Days on market

Built 2007 4.48 ac lot $81/sqft · 28% below area Est $225k · 42% under

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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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.6/10.0
• 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

Versatile 2-bedroom, 1-bath, 2,000+/- sq. ft. building on 4.48+/- acres with paved road access. Unfinished spaces offer endless possibilities—create your dream home, workshop, or getaway retreat in this expansive property with plenty of room to spread out. Property being sold AS IS.

Key facts

• Unfinished spaces
• Paved road access
• Expansive property

Tags

• PAVED ROAD ACCESS
• UNFINISHED SPACES
• EXPANSIVE PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $66 ($790/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 $111k (14.3% below list).
• Recommended offer: $111k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $130k implies a 171% gain — meaningful room to come down on a strong offer.

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 $111,369 (14.3% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

• ARV (median comp): $225,479
• List price: $129,900
• Delta: -42.39%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-16,890
• Equity at exit: $19,369

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-9,447
• Equity at exit: $11,231

Cash invested: $36,372 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $66

Break-even live

Break-even rent $1,030

Max offer price $129,900

Occupancy floor 89%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-09
   days on market $129,900 Active 181 DOM
2. 2026-06-08
   days on market $129,900 Active 180 DOM
3. 2026-06-07
   days on market $129,900 Active 179 DOM
4. 2026-06-05
   days on market $129,900 Active 176 DOM
5. 2026-06-03
   days on market $129,900 Active 175 DOM
6. 2026-06-02
   days on market $129,900 Active 174 DOM
7. 2026-06-01
   days on market $129,900 Active 173 DOM
8. 2026-05-31
   days on market $129,900 Active 172 DOM
9. 2026-05-31
   days on market $129,900 Active 171 DOM
10. 2026-04-09
    price $129,900 289-char remark

    Show marketing remark (289 chars)

    Versatile 2-bedroom, 1-bath, 2,000+/- sq. ft. building on 4.48+/- acres with paved road access. Unfinished spaces offer endless possibilities—create your dream home, workshop, or getaway retreat in this expansive property with plenty of room to spread out. Property being sold AS IS.

11. 2026-04-09
    price $129,900 289-char remark

    Show marketing remark (289 chars)

    Versatile 2-bedroom, 1-bath, 2,000+/- sq. ft. building on 4.48+/- acres with paved road access. Unfinished spaces offer endless possibilities—create your dream home, workshop, or getaway retreat in this expansive property with plenty of room to spread out. Property being sold AS IS.

12. 2026-04-07
    status Active 289-char remark

    Show marketing remark (289 chars)

    Versatile 2-bedroom, 1-bath, 2,000+/- sq. ft. building on 4.48+/- acres with paved road access. Unfinished spaces offer endless possibilities—create your dream home, workshop, or getaway retreat in this expansive property with plenty of room to spread out. Property being sold AS IS.

13. 2026-04-07
    status Back on Market 289-char remark

    Show marketing remark (289 chars)

    Versatile 2-bedroom, 1-bath, 2,000+/- sq. ft. building on 4.48+/- acres with paved road access. Unfinished spaces offer endless possibilities—create your dream home, workshop, or getaway retreat in this expansive property with plenty of room to spread out. Property being sold AS IS.

14. 2026-03-19
    historical Active Under Contract 289-char remark

    Show marketing remark (289 chars)

    Versatile 2-bedroom, 1-bath, 2,000+/- sq. ft. building on 4.48+/- acres with paved road access. Unfinished spaces offer endless possibilities—create your dream home, workshop, or getaway retreat in this expansive property with plenty of room to spread out. Property being sold AS IS.

15. 2026-03-19
    historical Take Backups 289-char remark

    Show marketing remark (289 chars)

    Versatile 2-bedroom, 1-bath, 2,000+/- sq. ft. building on 4.48+/- acres with paved road access. Unfinished spaces offer endless possibilities—create your dream home, workshop, or getaway retreat in this expansive property with plenty of room to spread out. Property being sold AS IS.

16. 2026-03-04
    status Active 289-char remark

    Show marketing remark (289 chars)

    Versatile 2-bedroom, 1-bath, 2,000+/- sq. ft. building on 4.48+/- acres with paved road access. Unfinished spaces offer endless possibilities—create your dream home, workshop, or getaway retreat in this expansive property with plenty of room to spread out. Property being sold AS IS.

17. 2026-03-04
    status Back on Market 289-char remark

    Show marketing remark (289 chars)

    Versatile 2-bedroom, 1-bath, 2,000+/- sq. ft. building on 4.48+/- acres with paved road access. Unfinished spaces offer endless possibilities—create your dream home, workshop, or getaway retreat in this expansive property with plenty of room to spread out. Property being sold AS IS.

18. 2026-02-25
    historical Active Under Contract 289-char remark

    Show marketing remark (289 chars)

    Versatile 2-bedroom, 1-bath, 2,000+/- sq. ft. building on 4.48+/- acres with paved road access. Unfinished spaces offer endless possibilities—create your dream home, workshop, or getaway retreat in this expansive property with plenty of room to spread out. Property being sold AS IS.

19. 2026-02-25
    historical Take Backups 289-char remark

    Show marketing remark (289 chars)

    Versatile 2-bedroom, 1-bath, 2,000+/- sq. ft. building on 4.48+/- acres with paved road access. Unfinished spaces offer endless possibilities—create your dream home, workshop, or getaway retreat in this expansive property with plenty of room to spread out. Property being sold AS IS.

20. 2026-02-20
    price $139,900 289-char remark

    Show marketing remark (289 chars)

    Versatile 2-bedroom, 1-bath, 2,000+/- sq. ft. building on 4.48+/- acres with paved road access. Unfinished spaces offer endless possibilities—create your dream home, workshop, or getaway retreat in this expansive property with plenty of room to spread out. Property being sold AS IS.

21. 2026-02-19
    price $139,900 289-char remark

    Show marketing remark (289 chars)

    Versatile 2-bedroom, 1-bath, 2,000+/- sq. ft. building on 4.48+/- acres with paved road access. Unfinished spaces offer endless possibilities—create your dream home, workshop, or getaway retreat in this expansive property with plenty of room to spread out. Property being sold AS IS.

22. 2025-12-11
    listed $149,900 Active 289-char remark

    Show marketing remark (289 chars)

    Versatile 2-bedroom, 1-bath, 2,000+/- sq. ft. building on 4.48+/- acres with paved road access. Unfinished spaces offer endless possibilities—create your dream home, workshop, or getaway retreat in this expansive property with plenty of room to spread out. Property being sold AS IS.

23. 2025-12-09
    listed $149,900 New Listing 289-char remark

    Show marketing remark (289 chars)

    Versatile 2-bedroom, 1-bath, 2,000+/- sq. ft. building on 4.48+/- acres with paved road access. Unfinished spaces offer endless possibilities—create your dream home, workshop, or getaway retreat in this expansive property with plenty of room to spread out. Property being sold AS IS.

24. 2025-11-12
    historical
25. 2025-10-29
    status Back on Market
26. 2025-10-29
    historical
27. 2025-04-14
    listed $149,900 New Listing
28. 2025-04-12
    historical
29. 2025-03-19
    price $175,000
30. 2024-10-14
    listed $199,900 New Listing
31. 2024-07-09
    historical
32. 2024-02-08
    listed $125,000 New Listing
33. 1987-04-01
    soldstatus $48,000

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $944 · $79/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $13,364
• − Mortgage interest: −$7,276
• − Property taxes: −$944
• − Insurance: −$650
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$3,779
• Taxable loss: −$1,422
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $1,132/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

• 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

+170.6% since first listed

24 events — show timeline

• 2026-04-09 Price Changed $129,900 CARMLS
• 2026-04-09 Price Changed $129,900 HSBOR
• 2026-04-07 Relisted — HSBOR
• 2026-04-07 Relisted — CARMLS
• 2026-03-19 Contingent — HSBOR
• 2026-03-19 Contingent — CARMLS
• 2026-03-04 Relisted — HSBOR
• 2026-03-04 Relisted — CARMLS
• 2026-02-25 Contingent — HSBOR
• 2026-02-25 Contingent — CARMLS
• 2026-02-20 Price Changed $139,900 CARMLS
• 2026-02-19 Price Changed $139,900 HSBOR
• 2025-12-11 Listed $149,900 HSBOR
• 2025-12-09 Listed $149,900 CARMLS
• 2025-11-12 Listing Removed — CARMLS
• 2025-10-29 Relisted — CARMLS
• 2025-10-29 Listing Removed — CARMLS
• 2025-04-14 Listed $149,900 CARMLS
• 2025-04-12 Listing Removed — CARMLS
• 2025-03-19 Price Changed $175,000 CARMLS
• 2024-10-14 Listed $199,900 CARMLS
• 2024-07-09 Listing Removed — CARMLS
• 2024-02-08 Listed $125,000 CARMLS
• 1987-04-01 Sold (Public Records) $48,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $944 · +0.0% YoY. Source: county tax records.