9119 Woodbine St · Sherwood, AR 72120

$169,000

3 bd · 1.5 ba · 1,185 sqft · SingleFamily public records · 4 Days on market

Built 1969 9,147 sqft lot Est $165k · 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 +14.2/30.0
• ARV discount +6.3/15.0
• DSCR +4.3/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable family home near everything in Sherwood! Open living, kitchen and dining space makes entertaining easy and features beautiful wood flooring. Charming kitchen has updated countertops and backsplash. Spacious master has half bath. Two guest rooms share a full, updated bath off of the hallway. Fully fenced yard makes a great space for kids and pets. Great starter home for a family and will not last long!

Key facts

• Quiet street
• Large windows
• Room for pets

Tags

• QUIET STREET
• ESTABLISHED NEIGHBORHOOD
• LARGE WINDOWS
• UPDATED KITCHEN
• FULLY FENCED BACKYARD
• ROOM FOR PETS

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, or Cash

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas
• Home design: Brick and frame combo with metal/vinyl siding
• Construction: Crawl space foundation; 3-tab shingle roof
• Exterior features: Fully fenced yard; Outside storage area; Paved road access

Interior

• Kitchen: Microwave; Gas range; Dishwasher
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Ceiling fans; Granite slab kitchen countertops
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $27 ($324/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 $138k (18.6% below list).
• Recommended offer: $138k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Market conditions: Rents rising fast (+4.8%/yr); 248 active listings in the ZIP; 24 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 $1k of loan paydown is wiped out by about $5k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $115k; 47% 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 $137,522 (18.6% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $164,715
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Wesley Dr	0.19mi	3/1.5	1,134 (-4%)	8mo	$145,000	$128	77
8908 Merrymen Rd	0.45mi	3/1.5	1,160 (-2%)	1mo	$161,000	$139	74
9011 Merrymen Rd	0.40mi	3/1.5	1,119 (-6%)	8mo	$165,000	$147	65
30 Wesley	0.20mi	3/2.0	1,075 (-9%)	11mo	$99,000	$92	64
8813 Holiday	0.23mi	2/1.5 (-1)	1,063 (-10%)	4mo	$146,000	$137	64
9404 Maryland Cv	0.28mi	3/2.0	1,015 (-14%)	4mo	$148,000	$146	58
8705 Claremont Ave	0.52mi	3/1.5	1,039 (-12%)	5mo	$144,000	$139	51
8719 Wilhite Ln	0.40mi	2/2.0 (-1)	1,297 (+10%)	12mo	$156,000	$120	49
8711 Wilhite Ln	0.44mi	3/2.0	1,345 (+14%)	9mo	$210,000	$156	47
519 Hillcrest Rd	0.68mi	3/2.0	1,312 (+11%)	6mo	$130,000	$99	43
118 Hillwood Dr	0.67mi	3/2.0	1,304 (+10%)	11mo	$180,000	$138	41
10036 Farris Ave	0.61mi	3/2.0	1,335 (+13%)	11mo	$205,000	$154	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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-23,163
• Equity at exit: $25,198

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-7,288
• Equity at exit: $14,612

Cash invested: $47,320 (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: 248
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,375 high
• Mortgage (P&I): −$886
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $27

Break-even live

Break-even rent $1,341

Max offer price $169,000

Occupancy floor 93%

Sensitivity live

Price	-10% $123	-5% $75	+0% $27	+5% $-21	+10% $-69
Rent	-10% $-82	-5% $-27	+0% $27	+5% $81	+10% $136
Rate	-1.0pp $112	-0.5pp $70	base $27	+0.5pp $-17	+1.0pp $-61

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8815 Woodbine Dr Unit 103 Sherwood, AR	2.0	1.0	750	$750	$1.00	24d	1	0.24mi
8815 Woodbine Dr Unit 1104 Sherwood, AR	2.0	1.0	750	$750	$1.00	45d	1	0.24mi
8815 Woodbine Dr Unit 404 Sherwood, AR	2.0	1.0	750	$750	$1.00	15d	1	0.24mi
23 Pamela Ln Sherwood, AR	3.0	2.0	1400	$2,000	$1.43	24d	1	0.24mi
1201 Brice Rd Unit C Sherwood, AR	2.0	1.0	1100	$850	$0.77	24d	1	0.28mi
8606 Holiday Dr Sherwood, AR	3.0	2.0	1450	$1,525	$1.05	45d	1	0.35mi
8702 Oakhaven Dr Sherwood, AR	3.0	2.0	1364	$1,695	$1.24	22d	1	0.35mi
8812 Claremont Ave Sherwood, AR	3.0	2.0	1191	$1,350	$1.13	24d	1	0.51mi
250 Apple Valley Dr Sherwood, AR	2.0	2.5	1100	$1,195	$1.09	45d	1	0.72mi
250 Apple Valley Dr Unit 226 Sherwood, AR	2.0	2.5	1100	$1,195	$1.09	15d	1	0.72mi
250 Apple Valley Dr Unit 281 Sherwood, AR	2.0	2.5	1100	$1,195	$1.09	24d	1	0.72mi
211 Apple Valley Dr Sherwood, AR	2.0	2.5	1100	$1,195	$1.09	15d	1	0.77mi
371 Club Rd Sherwood, AR	2.0	1.5	1088	$975	$0.90	24d	1	0.84mi
371 Club Rd Sherwood, AR	2.0	1.5	1088	$975	$0.90	45d	1	0.84mi
351 Club Rd Unit 2 Sherwood, AR	2.0	2.5	1275	$1,095	$0.86	24d	1	0.85mi
321 Club Rd Unit 1 Sherwood, AR	2.0	2.5	1275	$1,095	$0.86	24d	1	0.88mi
2211 E Maryland Ave Sherwood, AR	3.0	2.0	1421	$1,635	$1.15	45d	1	0.89mi
7818 Pinto Trl Sherwood, AR	3.0	1.5	1014	$1,250	$1.23	45d	1	0.94mi
1 Shelby Rd Sherwood, AR	2.0	1.5	870	$925	$1.06	24d	1	0.99mi
105 King Pine Rd Sherwood, AR	3.0	2.0	1362	$1,500	$1.10	24d	1	1.02mi
617 Brierly Dr Sherwood, AR	3.0	1.5	1242	$1,075	$0.87	24d	1	1.26mi
1004 Country Club Rd Sherwood, AR	3.0	2.0	1400	$2,400	$1.71	15d	1	1.39mi
511 Briar St Sherwood, AR	3.0	2.0	1248	$2,500	$2.00	45d	1	1.44mi
600 Hemphill Rd Sherwood, AR	3.0	2.0	1014	$1,265	$1.25	20d	1	1.47mi

Listing history 4 events

1. 2026-06-15
   statusdays on market $169,000 Under Contract 4 DOM
2. 2026-06-14
   days on market $169,000 New Listing 3 DOM
3. 2026-06-13
   remarks 505-char remark
4. 2026-06-13
   listed $169,000 New Listing 2 DOM

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,233 · $103/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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: $16,503
• − Mortgage interest: −$9,467
• − Property taxes: −$1,233
• − Insurance: −$845
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$4,916
• Taxable loss: −$2,599
• Est. tax savings @ 24.0%: +$624
• After-tax cash flow: $947/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

+92.0% since first listed

14 events — show timeline

• 2026-06-10 Listed $169,000 CARMLS
• 2020-08-31 Pending — CARMLS
• 2020-08-31 Sold (Public Records) $115,000 Public Records
• 2020-08-26 Sold (MLS) $115,000 CARMLS
• 2020-07-17 Contingent — CARMLS
• 2020-07-16 Listed $115,000 CARMLS
• 2014-10-07 Sold (Public Records) $102,500 Public Records
• 2014-10-01 Sold (MLS) $102,500 CARMLS
• 2014-08-30 Listing Removed — CARMLS
• 2014-07-14 Listed $104,900 CARMLS
• 2014-02-27 Sold (MLS) $56,150 CARMLS
• 2014-01-29 Listing Removed — CARMLS
• 2013-12-20 Listed $62,000 CARMLS
• 2004-09-10 Sold (Public Records) $88,000 Public Records

Property tax history

+27.9%/yr

Latest (2025): $1,233 · +4.8% YoY. Source: county tax records.