8713 Merrymen Rd · Sherwood, AR 72120

$155,000

3 bd · 1.5 ba · 1,482 sqft · SingleFamily public records · 90 Days on market

Built 1972 7,405 sqft lot $105/sqft · 5% below area Est $164k · 5% 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 +21.5/30.0
• ARV discount +9.9/15.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for your starter home or perfect size for a growing family. Welcome to 8713 Merrymen Road features 3 Beds/1 1/2 Baths. This beautiful home is waiting just for you. Fresh landscaping, cover front porch welcome guests. New exterior and interior paint, ROOF less than 1 year, newer luxury vinyl flooring, stately fireplace in great room, formal living room, eat-in kitchen. Close to schools, shopping, medical professionals, restutrants libraries and more. Schedule a showing soon.

Key facts

• New exterior paint
• Cover front porch
• Fresh landscaping

Tags

• FRESH LANDSCAPING
• COVER FRONT PORCH
• NEW EXTERIOR PAINT
• NEW INTERIOR PAINT
• NEWER LUXURY VINYL FLOORING
• STATELY FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.3% 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); 243 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• It's been on market 90 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $155k implies a 88% gain — meaningful room to come down on a strong offer.

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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 1.00% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

• ARV (median comp): $163,768
• List price: $155,000
• Delta: -5.35%
• 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
8602 Patricia Lynn Ln	0.10mi	3/2.0	1,475 (-0%)	3mo	$209,000	$142	90
8402 Merriwood Ct	0.24mi	3/2.0	1,372 (-7%)	5mo	$185,000	$135	70
801 Autumnbrook Cir	0.51mi	3/2.0	1,457 (-2%)	3mo	$210,000	$144	69
8320 B Holiday Dr	0.31mi	3/2.0	1,378 (-7%)	5mo	$220,000	$160	68
8921 Claremont Ave	0.17mi	3/2.0	1,669 (+13%)	5mo	$192,700	$115	64
9460 Robin Ln	0.47mi	3/2.5	1,561 (+5%)	2mo	$219,000	$140	64
1926 E Lee Ave	0.47mi	3/2.0	1,589 (+7%)	2mo	$189,000	$119	62
9125 Woodbine	0.47mi	3/1.5	1,592 (+7%)	5mo	$152,400	$96	61
59 Wesley Dr	0.61mi	3/2.0	1,428 (-4%)	4mo	$150,000	$105	60
9100 Wilhite Ln	0.24mi	3/2.0	1,704 (+15%)	4mo	$270,000	$158	59
9325 Woodbine Dr	0.56mi	3/2.0	1,368 (-8%)	4mo	$175,000	$128	56
13 Pennwood Dr	0.45mi	3/2.0	1,697 (+14%)	3mo	$245,900	$145	50

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-7,396
• Equity at exit: $23,111

10-year hold

• IRR: 7.1%
• Equity multiple: 1.57×
• Total profit: $24,852
• Equity at exit: $13,402

Cash invested: $43,400 (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: 243
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$813
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $233

Break-even live

Break-even rent $1,256

Max offer price $155,000

Occupancy floor 80%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8812 Claremont Ave Sherwood, AR	3.0	2.0	1191	$1,350	$1.13	23d	1	0.11mi
8702 Oakhaven Dr Sherwood, AR	3.0	2.0	1364	$1,695	$1.24	21d	1	0.18mi
8707 Oakhaven Dr Sherwood, AR	3.0	2.0	1543	$1,611	$1.04	14d	1	0.20mi
1201 Brice Rd Unit C Sherwood, AR	2.0	1.0	1100	$850	$0.77	23d	1	0.21mi
8606 Holiday Dr Sherwood, AR	3.0	2.0	1450	$1,525	$1.05	44d	1	0.24mi
8214 Bronco Ln Sherwood, AR	3.0	2.0	1680	$1,495	$0.89	44d	1	0.37mi
7818 Pinto Trl Sherwood, AR	3.0	1.5	1014	$1,250	$1.23	44d	1	0.51mi
23 Pamela Ln Sherwood, AR	3.0	2.0	1400	$2,000	$1.43	23d	1	0.59mi
105 King Pine Rd Sherwood, AR	3.0	2.0	1362	$1,500	$1.10	23d	1	0.65mi
2211 E Maryland Ave Sherwood, AR	3.0	2.0	1421	$1,635	$1.15	44d	1	0.66mi
104 Willow Grove Rd Sherwood, AR	4.0	2.0	1710	$1,736	$1.02	44d	1	0.67mi
13 Wesley Dr Sherwood, AR	4.0	2.0	1721	$1,625	$0.94	44d	1	0.71mi
1301 Stafford Rd Sherwood, AR	3.0	2.0	1721	$1,625	$0.94	44d	1	0.74mi
250 Apple Valley Dr Unit 281 Sherwood, AR	2.0	2.5	1100	$1,195	$1.09	23d	1	0.77mi
250 Apple Valley Dr Unit 226 Sherwood, AR	2.0	2.5	1100	$1,195	$1.09	14d	1	0.77mi
250 Apple Valley Dr Sherwood, AR	2.0	2.5	1100	$1,195	$1.09	44d	1	0.77mi
125 Jessica Dr Sherwood, AR	3.0	2.0	1788	$1,785	$1.00	44d	1	0.77mi
617 Brierly Dr Sherwood, AR	3.0	1.5	1242	$1,075	$0.87	23d	1	0.82mi
371 Club Rd Sherwood, AR	2.0	1.5	1088	$975	$0.90	44d	1	0.84mi
371 Club Rd Sherwood, AR	2.0	1.5	1088	$975	$0.90	23d	1	0.84mi
211 Apple Valley Dr Sherwood, AR	2.0	2.5	1100	$1,195	$1.09	14d	1	0.84mi
351 Club Rd Unit 2 Sherwood, AR	2.0	2.5	1275	$1,095	$0.86	23d	1	0.87mi
321 Club Rd Unit 1 Sherwood, AR	2.0	2.5	1275	$1,095	$0.86	23d	1	0.90mi
1004 Country Club Rd Sherwood, AR	3.0	2.0	1400	$2,400	$1.71	14d	1	1.06mi
511 Briar St Sherwood, AR	3.0	2.0	1248	$2,500	$2.00	44d	1	1.07mi
600 Hemphill Rd Sherwood, AR	3.0	2.0	1014	$1,265	$1.25	19d	1	1.11mi
3434 E Kiehl Ave Sherwood, AR	1.0–2.0	1.0–2.0	755	$935	$1.24	14d	1	1.23mi
1010 Wildwood Ave Sherwood, AR	3.0	2.0	1396	$1,500	$1.07	23d	1	1.33mi
3160 Shady Side Dr Sherwood, AR	3.0	2.0	1792	$1,900	$1.06	19d	1	1.34mi
509 S Longfield Ave Sherwood, AR	3.0	2.0	1552	$1,475	$0.95	14d	1	1.42mi
10710 Windridge Dr Sherwood, AR	3.0	2.0	1644	$1,695	$1.03	21d	1	1.46mi

Listing history 26 events

1. 2026-06-17
   days on market $155,000 Active 90 DOM
2. 2026-06-16
   days on market $155,000 Active 89 DOM
3. 2026-06-15
   days on market $155,000 Active 88 DOM
4. 2026-06-14
   days on market $155,000 Active 86 DOM
5. 2026-06-13
   days on market $155,000 Active 85 DOM
6. 2026-06-10
   statusdays on market $155,000 Active 83 DOM
7. 2026-06-09
   days on market $155,000 Back on Market 82 DOM
8. 2026-06-08
   days on market $155,000 Back on Market 81 DOM
9. 2026-06-07
   days on market $155,000 Back on Market 80 DOM
10. 2026-06-05
    remarks 506-char remark
11. 2026-06-05
    statusdays on market $155,000 Back on Market 77 DOM
12. 2026-06-03
    days on market $155,000 Take Backups 76 DOM
13. 2026-06-02
    statusdays on market $155,000 Take Backups 75 DOM
14. 2026-06-01
    days on market $155,000 Active 74 DOM
15. 2026-05-31
    days on market $155,000 Active 73 DOM
16. 2026-05-31
    days on market $155,000 Active 72 DOM
17. 2026-04-30
    price $155,000 486-char remark

    Show marketing remark (486 chars)

    Looking for your starter home or perfect size for a growing family. Welcome to 8713 Merrymen Road features 3 Beds/1 1/2 Baths. This beautiful home is waiting just for you. Fresh landscaping, cover front porch welcome guests. New exterior and interior paint, ROOF less than 1 year, newer luxury vinyl flooring, stately fireplace in great room, formal living room, eat-in kitchen. Close to schools, shopping, medical professionals, restutrants libraries and more. Schedule a showing soon.

18. 2026-03-19
    listed $164,900 New Listing 486-char remark

    Show marketing remark (486 chars)

    Looking for your starter home or perfect size for a growing family. Welcome to 8713 Merrymen Road features 3 Beds/1 1/2 Baths. This beautiful home is waiting just for you. Fresh landscaping, cover front porch welcome guests. New exterior and interior paint, ROOF less than 1 year, newer luxury vinyl flooring, stately fireplace in great room, formal living room, eat-in kitchen. Close to schools, shopping, medical professionals, restutrants libraries and more. Schedule a showing soon.

19. 2026-02-12
    historical
20. 2026-01-19
    price $159,900
21. 2026-01-02
    price $165,900
22. 2025-11-17
    listed $169,500 New Listing
23. 2015-08-01
    historical
24. 2015-06-03
    listed $85,000 Active
25. 1999-05-28
    soldstatus $82,460
26. 1998-11-09
    soldstatus $78,470

ⓘ 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: $1,377 · $115/mo
• Projected year-2 tax: $1,377 · $115/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: $18,617
• − Mortgage interest: −$8,682
• − Property taxes: −$1,377
• − Insurance: −$775
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$4,509
• Taxable income: $295
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $2,731/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

+97.5% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $155,000 CARMLS
• 2026-03-19 Listed $164,900 CARMLS
• 2026-02-12 Listing Removed — CARMLS
• 2026-01-19 Price Changed $159,900 CARMLS
• 2026-01-02 Price Changed $165,900 CARMLS
• 2025-11-17 Listed $169,500 CARMLS
• 2015-08-01 Listing Removed — CARMLS
• 2015-06-03 Listed $85,000 CARMLS
• 1999-05-28 Sold (Public Records) $82,460 Public Records
• 1998-11-09 Sold (Public Records) $78,470 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,377 · +6.0% YoY. Source: county tax records.