6928 Jacksonville Cut Off Rd · Sherwood, AR 72120

$120,000

4 bd · 2.0 ba · 1,976 sqft · SingleFamily · 405 Days on market

Built 1955 Poor condition $61/sqft · 31% below area Est $174k · 31% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pick your interior design in paint color and floor coverings. Property is sold as is with no seller's disclosure. the home has a nice setting between Sherwood and Jacksonville.

Key facts

• Built 1955
• Listed 404 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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.
• Zoned schools: Harris Elementary School (math 12% / reading 8%, grade F, #429 of 454 statewide, top 96%, 199 students, 97% FRL); Sylvan Hills Middle School (math 26% / reading 30%, grade F, #150 of 201 statewide, top 76%, 1,122 students, 52% FRL); Sylvan Hills High School (math 16% / reading 29%, grade F, #211 of 292 statewide, top 73%, 1,017 students, 38% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 248 active listings in the ZIP; 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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 405 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 405 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.90%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $173,540
• List price: $120,000
• Delta: -30.85%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.81% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.63×
• Total profit: $21,177
• Equity at exit: $17,892

10-year hold

• IRR: 25.3%
• Equity multiple: 3.40×
• Total profit: $80,683
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $585

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 62%

Sensitivity live

Price	-10% $668	-5% $627	+0% $585	+5% $544	+10% $502
Rent	-10% $444	-5% $515	+0% $585	+5% $656	+10% $727
Rate	-1.0pp $646	-0.5pp $616	base $585	+0.5pp $554	+1.0pp $523

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $120,000 Active 405 DOM
2. 2026-06-18
   days on market $120,000 Active 402 DOM
3. 2026-06-17
   days on market $120,000 Active 401 DOM
4. 2026-06-16
   days on market $120,000 Active 400 DOM
5. 2026-06-15
   days on market $120,000 Active 399 DOM
6. 2026-06-14
   days on market $120,000 Active 397 DOM
7. 2026-06-13
   days on market $120,000 Active 396 DOM
8. 2026-06-10
   days on market $120,000 Active 394 DOM
9. 2026-06-09
   days on market $120,000 Active 393 DOM
10. 2026-06-08
    days on market $120,000 Active 392 DOM
11. 2026-06-07
    days on market $120,000 Active 391 DOM
12. 2026-06-05
    days on market $120,000 Active 388 DOM
13. 2026-06-03
    days on market $120,000 Active 387 DOM
14. 2026-06-02
    days on market $120,000 Active 386 DOM
15. 2026-06-01
    days on market $120,000 Active 385 DOM
16. 2026-05-31
    days on market $120,000 Active 384 DOM
17. 2026-05-31
    days on market $120,000 Active 383 DOM
18. 2025-11-04
    status Back on Market 176-char remark

    Show marketing remark (176 chars)

    Pick your interior design in paint color and floor coverings. Property is sold as is with no seller's disclosure. the home has a nice setting between Sherwood and Jacksonville.

19. 2025-11-01
    historical 176-char remark

    Show marketing remark (176 chars)

    Pick your interior design in paint color and floor coverings. Property is sold as is with no seller's disclosure. the home has a nice setting between Sherwood and Jacksonville.

20. 2025-06-06
    status Back on Market 176-char remark

    Show marketing remark (176 chars)

    Pick your interior design in paint color and floor coverings. Property is sold as is with no seller's disclosure. the home has a nice setting between Sherwood and Jacksonville.

21. 2025-05-20
    status Pending (FC, SS, REO) 176-char remark

    Show marketing remark (176 chars)

    Pick your interior design in paint color and floor coverings. Property is sold as is with no seller's disclosure. the home has a nice setting between Sherwood and Jacksonville.

22. 2025-04-22
    listed $120,000 New Listing 176-char remark

    Show marketing remark (176 chars)

    Pick your interior design in paint color and floor coverings. Property is sold as is with no seller's disclosure. the home has a nice setting between Sherwood and Jacksonville.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $21,487
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$3,491
• Taxable income: $5,436
• Est. tax owed @ 24.0%: −$1,305
• After-tax cash flow: $5,718/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including new siding and windows, to become move-in ready.

Repairs flagged

• Major Peeling siding — Significant damage to exterior
• Major Exposed windows — Structural damage

Value-add opportunities

• Both New siding — Improves curb appeal and durability
• Both New windows — Enhances energy efficiency and safety
• Both Landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Peeling siding · Significant damage to exterior	Major	$15,000–50,000
Exposed windows · Structural damage	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both New siding — Improves curb appeal and durability ↑
• Both New windows — Enhances energy efficiency and safety ↑
• Both Landscaping — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

5 events — show timeline

• 2025-11-04 Relisted — CARMLS
• 2025-11-01 Listing Removed — CARMLS
• 2025-06-06 Relisted — CARMLS
• 2025-05-20 Pending — CARMLS
• 2025-04-22 Listed $120,000 CARMLS