372 Grant 74 · Sheridan, AR 72150

$54,500

2 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 117 Days on market

0.58 ac lot $50/sqft · 48% below area Est $105k · 48% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Don't miss out on this 2BR/1BA home with nice sized living area, kitchen/dining combo, laundry connections, room addition (enclosed carport) that can be second living area or used as 3rd bedroom. All offers must be submitted by the Buyer's agent via the sellers res net Agent Portal. Agents please READ in the confidential agent remarks section for additional information on offer submission and other important information.

Key facts

• Laundry connections
• Enclosed carport
• Living area

Tags

• LIVING AREA
• KITCHEN DINING COMBO
• LAUNDRY CONNECTIONS
• ROOM ADDITION
• ENCLOSED CARPORT
• DETACHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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 $377 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $40k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $49,595 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.99% ✓
• Cap rate: 17.86%
• Cash-on-cash: 41.33%
• DSCR: 2.84
• GRM: 4.2

CMA / ARV

• ARV (median comp): $104,878
• List price: $54,500
• Delta: -48.03%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1720 Hwy 270 E	0.37mi	2/1.0	1,075 (-1%)	23mo	$101,000	$94	62
1521 Highway 270 East Hwy	0.31mi	3/2.0 (+1)	1,032 (-5%)	9mo	$23,000	$22	61
173 Grant 82	0.62mi	3/1.0 (+1)	1,244 (+15%)	9mo	$150,000	$121	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.9%
• Equity multiple: 2.61×
• Total profit: $24,626
• Equity at exit: $8,126

10-year hold

• IRR: 44.4%
• Equity multiple: 5.23×
• Total profit: $64,491
• Equity at exit: $4,712

Cash invested: $15,260 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$286
• Tax from tax record: −$21 /mo · $250/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $526

Break-even live

Break-even rent $417

Max offer price $54,500

Occupancy floor 46%

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-17
   status $54,500 Under Contract 117 DOM
2. 2026-06-17
   days on market $54,500 Active 117 DOM
3. 2026-06-16
   days on market $54,500 Active 116 DOM
4. 2026-06-15
   statusdays on market $54,500 Active 115 DOM
5. 2026-06-14
   days on market $54,500 Price Change 113 DOM
6. 2026-06-10
   days on market $54,500 Price Change 110 DOM
7. 2026-06-09
   days on market $54,500 Price Change 109 DOM
8. 2026-06-09
   pricestatus $54,500 Price Change 108 DOM
9. 2026-06-08
   days on market $64,900 Active 108 DOM
10. 2026-06-07
    days on market $64,900 Active 107 DOM
11. 2026-06-05
    days on market $64,900 Active 104 DOM
12. 2026-06-03
    days on market $64,900 Active 103 DOM
13. 2026-06-02
    days on market $64,900 Active 102 DOM
14. 2026-06-01
    days on market $64,900 Active 101 DOM
15. 2026-05-31
    days on market $64,900 Active 100 DOM
16. 2026-05-31
    days on market $64,900 Active 99 DOM
17. 2026-05-08
    price $64,900 424-char remark

    Show marketing remark (424 chars)

    Don't miss out on this 2BR/1BA home with nice sized living area, kitchen/dining combo, laundry connections, room addition (enclosed carport) that can be second living area or used as 3rd bedroom. All offers must be submitted by the Buyer's agent via the sellers res net Agent Portal. Agents please READ in the confidential agent remarks section for additional information on offer submission and other important information.

18. 2026-04-07
    price $74,500 424-char remark

    Show marketing remark (424 chars)

    Don't miss out on this 2BR/1BA home with nice sized living area, kitchen/dining combo, laundry connections, room addition (enclosed carport) that can be second living area or used as 3rd bedroom. All offers must be submitted by the Buyer's agent via the sellers res net Agent Portal. Agents please READ in the confidential agent remarks section for additional information on offer submission and other important information.

19. 2026-03-24
    price $84,900 424-char remark

    Show marketing remark (424 chars)

    Don't miss out on this 2BR/1BA home with nice sized living area, kitchen/dining combo, laundry connections, room addition (enclosed carport) that can be second living area or used as 3rd bedroom. All offers must be submitted by the Buyer's agent via the sellers res net Agent Portal. Agents please READ in the confidential agent remarks section for additional information on offer submission and other important information.

20. 2026-02-20
    listed $95,000 New Listing 424-char remark

    Show marketing remark (424 chars)

    Don't miss out on this 2BR/1BA home with nice sized living area, kitchen/dining combo, laundry connections, room addition (enclosed carport) that can be second living area or used as 3rd bedroom. All offers must be submitted by the Buyer's agent via the sellers res net Agent Portal. Agents please READ in the confidential agent remarks section for additional information on offer submission and other important information.

21. 2023-02-15
    soldstatus $131,000
22. 2023-01-29
    historical
23. 2022-11-05
    price $115,000
24. 2022-09-28
    listed $120,000 New Listing
25. 2022-09-12
    historical
26. 2022-07-22
    price $105,000
27. 2022-06-15
    listed $115,000 New Listing
28. 2008-02-29
    soldstatus $254,000
29. 2004-01-20
    soldstatus $45,000

ⓘ 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: $250 · $21/mo
• Projected year-2 tax: $349 · $29/mo
• Expected delta: +$99/yr (+$8/mo · 39.5%)

ⓘ 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 19% 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: $12,985
• − Mortgage interest: −$3,053
• − Property taxes: −$250
• − Insurance: −$272
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$1,585
• Taxable income: $5,747
• Est. tax owed @ 24.0%: −$1,379
• After-tax cash flow: $4,927/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

+44.2% since first listed

13 events — show timeline

• 2026-05-08 Price Changed $64,900 CARMLS
• 2026-04-07 Price Changed $74,500 CARMLS
• 2026-03-24 Price Changed $84,900 CARMLS
• 2026-02-20 Listed $95,000 CARMLS
• 2023-02-15 Sold (Public Records) $131,000 Public Records
• 2023-01-29 Listing Removed — CARMLS
• 2022-11-05 Price Changed $115,000 CARMLS
• 2022-09-28 Listed $120,000 CARMLS
• 2022-09-12 Listing Removed — CARMLS
• 2022-07-22 Price Changed $105,000 CARMLS
• 2022-06-15 Listed $115,000 CARMLS
• 2008-02-29 Sold (Public Records) $254,000 Public Records
• 2004-01-20 Sold (Public Records) $45,000 Public Records

Property tax history

-5.9%/yr

Latest (2025): $250 · -28.6% YoY. Source: county tax records.