6884 Highway 270 E · Sheridan, AR 72150

$58,502

2 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 34 Days on market

1.00 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Charming Home at the Perfect Price! Looking for a cozy property with personality on 1 acre of land? Look no further! 6884 HIGHWAY 270 E is ideal as either a home or investment property. This rural retreat offers plenty of space and just needs a little TLC to bring out its full potential. The metal roof is only 10 years old. Home Sold "As-Is". This is an Investment property, no seller's disclosure to be provided

Key facts

• Metal roof
• 1 acre of land
• 1 acre lot

Tags

• 1 ACRE OF LAND
• METAL ROOF

Property features AI

Finance

• Financial info: Financing available: cash or conventional loan

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Electric service via cooperative
• Home design: Frame exterior; Not in a subdivision; Rural property; Level lot
• Construction: Metal roof; Crawl space foundation
• Exterior features: Porch; Fully fenced yard; Above-ground pool; Chain link fencing; Paved road access

Interior

• Kitchen: Free-standing stove
• Flooring: Laminate; Tile; Carpet
• Bathrooms: 1 full bath
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Great room; Laundry room
• Laundry & utility: Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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 $404 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($57k) 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 $56,746 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.91% ✓
• Cap rate: 16.80%
• Cash-on-cash: 37.51%
• DSCR: 2.67
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.5%
• Equity multiple: 2.41×
• Total profit: $23,133
• Equity at exit: $8,723

10-year hold

• IRR: 40.4%
• Equity multiple: 4.79×
• Total profit: $62,131
• Equity at exit: $5,058

Cash invested: $16,381 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$307
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $512

Break-even live

Break-even rent $472

Max offer price $58,502

Occupancy floor 49%

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: $14,626
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $58,502 Active 34 DOM
2. 2026-06-17
   days on market $58,502 Active 33 DOM
3. 2026-06-16
   days on market $58,502 Active 32 DOM
4. 2026-06-15
   days on market $58,502 Active 31 DOM
5. 2026-06-14
   days on market $58,502 Active 29 DOM
6. 2026-06-10
   days on market $58,502 Active 26 DOM
7. 2026-06-09
   days on market $58,502 Active 25 DOM
8. 2026-06-08
   days on market $58,502 Active 24 DOM
9. 2026-06-07
   days on market $58,502 Active 23 DOM
10. 2026-06-05
    days on market $58,502 Active 20 DOM
11. 2026-06-03
    days on market $58,502 Active 19 DOM
12. 2026-06-02
    days on market $58,502 Active 18 DOM
13. 2026-06-01
    statusdays on market $58,502 Active 17 DOM
14. 2026-05-31
    days on market $58,502 Price Change 16 DOM
15. 2026-05-31
    days on market $58,502 Price Change 15 DOM
16. 2026-05-16
    listed $65,000 New Listing

ⓘ 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: $499 · $42/mo
• Projected year-2 tax: $499 · $42/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 ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,440
• − Mortgage interest: −$3,277
• − Property taxes: −$499
• − Insurance: −$293
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$1,702
• Taxable income: $5,520
• Est. tax owed @ 24.0%: −$1,325
• After-tax cash flow: $4,820/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

1 event — show timeline

• 2026-05-16 Listed $65,000 CARMLS

Property tax history

+18.0%/yr

Latest (2025): $499 · +9.1% YoY. Source: county tax records.