844 Sherman Hl · Jacksonville, AR 72076

$79,900

3 bd · 2.0 ba · 2,250 sqft · SingleFamily public records · 140 Days on market

2.00 ac lot $36/sqft · 63% below area ↓ 32% since listing

---

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
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large home on 2 acres mol. This home features a large living room, bonus room with wet bar, large main bathroom with soaker tub and a 3-bay garage. There is a lot of potential in this home! Agents read confidential remarks.

Key facts

• Wet bar
• Living room
• Main bathroom

Tags

• 2 ACRES
• LIVING ROOM
• BONUS ROOM
• WET BAR
• MAIN BATHROOM
• SOAKER TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 5.0% in Jacksonville — 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 61/100 on livability (#231 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Jacksonville North Pulaski School District (suburban): math 18% / reading 20% proficiency, ranked #211 of 238 in AR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 154 active listings in the ZIP; 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 9y ago; this cycle's ask has dropped $60k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.75% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.73%
• DSCR: 2.37
• GRM: 4.8

CMA / ARV

• ARV (median comp): $214,966
• List price: $79,900
• Delta: -62.83%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4262 Ar Hwy 294	0.60mi	4/4.0 (+1)	2,278 (+1%)	20mo	$345,000	$151	40

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.06×
• Total profit: $23,647
• Equity at exit: $11,913

10-year hold

• IRR: 33.3%
• Equity multiple: 4.04×
• Total profit: $68,009
• Equity at exit: $6,908

Cash invested: $22,372 (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 72076

• Home prices YoY: -30.3%
• Rents YoY: 3.1%
• Active inventory: 154
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $573

Break-even live

Break-even rent $671

Max offer price $79,900

Occupancy floor 54%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-18
   days on market $79,900 Active 140 DOM
2. 2026-06-17
   days on market $79,900 Active 139 DOM
3. 2026-06-16
   days on market $79,900 Active 138 DOM
4. 2026-06-15
   days on market $79,900 Active 137 DOM
5. 2026-06-14
   days on market $79,900 Active 135 DOM
6. 2026-06-13
   days on market $79,900 Active 134 DOM
7. 2026-06-10
   statusdays on market $79,900 Active 132 DOM
8. 2026-06-09
   days on market $79,900 Price Change 131 DOM
9. 2026-06-08
   days on market $79,900 Price Change 130 DOM
10. 2026-06-07
    days on market $79,900 Price Change 129 DOM
11. 2026-06-05
    days on market $79,900 Price Change 126 DOM
12. 2026-06-03
    pricestatusdays on market $79,900 Price Change 125 DOM
13. 2026-06-02
    days on market $94,900 Active 124 DOM
14. 2026-06-01
    days on market $94,900 Active 123 DOM
15. 2026-05-31
    days on market $94,900 Active 122 DOM
16. 2026-05-31
    days on market $94,900 Active 121 DOM
17. 2026-05-04
    price $94,900 223-char remark

    Show marketing remark (223 chars)

    Large home on 2 acres mol. This home features a large living room, bonus room with wet bar, large main bathroom with soaker tub and a 3-bay garage. There is a lot of potential in this home! Agents read confidential remarks.

18. 2026-04-02
    price $109,900 223-char remark

    Show marketing remark (223 chars)

    Large home on 2 acres mol. This home features a large living room, bonus room with wet bar, large main bathroom with soaker tub and a 3-bay garage. There is a lot of potential in this home! Agents read confidential remarks.

19. 2026-03-03
    price $124,900 223-char remark

    Show marketing remark (223 chars)

    Large home on 2 acres mol. This home features a large living room, bonus room with wet bar, large main bathroom with soaker tub and a 3-bay garage. There is a lot of potential in this home! Agents read confidential remarks.

20. 2026-01-29
    listed $139,900 New Listing 223-char remark

    Show marketing remark (223 chars)

    Large home on 2 acres mol. This home features a large living room, bonus room with wet bar, large main bathroom with soaker tub and a 3-bay garage. There is a lot of potential in this home! Agents read confidential remarks.

21. 2023-01-13
    historical
22. 2023-01-08
    status Back on Market
23. 2022-11-28
    historical
24. 2022-11-10
    listed $175,000 New Listing
25. 2022-03-24
    historical
26. 2022-03-10
    status Back on Market
27. 2022-03-02
    historical Escape Clause
28. 2022-02-09
    listed $169,900 New Listing
29. 2021-12-15
    historical
30. 2021-12-12
    listed $169,900 New Listing
31. 2020-08-13
    soldstatus $125,000
32. 2020-08-05
    soldstatus $125,000 Sold
33. 2020-06-23
    status Under Contract
34. 2020-06-22
    historical Take Backups
35. 2020-05-25
    price $129,000
36. 2019-12-04
    listed $140,000 New Listing
37. 2019-12-04
    historical
38. 2019-05-01
    listed $140,000 New Listing
39. 2019-05-01
    historical
40. 2018-11-01
    listed $140,000 New Listing
41. 2018-03-01
    historical
42. 2017-08-04
    listed $140,000 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: $929 · $77/mo
• Projected year-2 tax: $929 · $77/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,749
• − Mortgage interest: −$4,476
• − Property taxes: −$929
• − Insurance: −$400
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$2,324
• Taxable income: $5,940
• Est. tax owed @ 24.0%: −$1,426
• After-tax cash flow: $5,449/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: Jacksonville North Pulaski School District
• NCES district ID: 0500419
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $50,869
• Composite: 17.16/100
• National rank: #9110
• State rank: #211 of 238 in AR

Livability — Jacksonville

• Score: 61/100
• State rank: #231
• US rank: #17378

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pulaski County · 372,764 people
• City population: 38,437
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 38,437
• Household income: $54,379
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1733.0

Population outlook (Lonoke County) Hauer SSP2

• Today (2025): 78,072 people
• By 2030: 80,673 · +3.3%
• By 2040: 84,977 · +8.8%
• By 2050: 87,778 · +12.4%
• By 2075: 91,398 · +17.1%
• By 2100: 87,858 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Black 38% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Lonoke

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.8% · Other 2.0%
• 2008→2024 swing: -6.2pp toward R · 2008: -47.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.8 2016: R+53.3 2012: R+50.9 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.51%
• Current HPI: 201.6405
• Rent YoY: ▲ 3.07%
• 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

-32.2% since first listed

26 events — show timeline

• 2026-05-04 Price Changed $94,900 CARMLS
• 2026-04-02 Price Changed $109,900 CARMLS
• 2026-03-03 Price Changed $124,900 CARMLS
• 2026-01-29 Listed $139,900 CARMLS
• 2023-01-13 Listing Removed — CARMLS
• 2023-01-08 Relisted — CARMLS
• 2022-11-28 Listing Removed — CARMLS
• 2022-11-10 Listed $175,000 CARMLS
• 2022-03-24 Listing Removed — CARMLS
• 2022-03-10 Relisted — CARMLS
• 2022-03-02 Contingent — CARMLS
• 2022-02-09 Listed $169,900 CARMLS
• 2021-12-15 Listing Removed — CARMLS
• 2021-12-12 Listed $169,900 CARMLS
• 2020-08-13 Sold (Public Records) $125,000 Public Records
• 2020-08-05 Sold (MLS) $125,000 CARMLS
• 2020-06-23 Pending — CARMLS
• 2020-06-22 Contingent — CARMLS
• 2020-05-25 Price Changed $129,000 CARMLS
• 2019-12-04 Listing Removed — CARMLS
• 2019-12-04 Listed $140,000 CARMLS
• 2019-05-01 Listing Removed — CARMLS
• 2019-05-01 Listed $140,000 CARMLS
• 2018-11-01 Listed $140,000 CARMLS
• 2018-03-01 Listing Removed — CARMLS
• 2017-08-04 Listed $140,000 CARMLS

Property tax history

+0.2%/yr

Latest (2025): $929 · -9.7% YoY. Source: county tax records.