8403 E Woodview Dr · Sherwood, AR 72120

$159,000

4 bd · 2.0 ba · 1,766 sqft · Other public records · 31 Days on market

Built 1976 6,534 sqft 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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

Nice instant revenue generating duplex in Sherwood. Both units are occupied.

Key facts

• 6,534 sq ft lot
• Built 1976
• Listed 31 days

Property features AI

Finance

• Other: Two-unit multifamily property; Both units are 2-bedroom, 1-bath; Typical 2-bedroom rent listed at $850
• Financial info: Yearly lease type (for rentals); Potential financing: cash or conventional loan; Tenant pays all utilities; Owner includes taxes in expenses

Exterior

• Parking: Carport; Parking pads
• Utilities: Municipal electric; Natural gas; Public water; Public sewer; Attic turbo vent
• Home design: Brick and frame combination exterior; Inside city limits; Residential zoning
• Construction: Composition roof; Slab foundation
• Exterior features: Fully fenced yard; Outside storage area; Chain link and wood fencing; Paved road access; Level lot in a subdivision

Interior

• Kitchen: Free‑standing stove; Electric range; Dishwasher; Garbage disposal; Refrigerator stays
• Bedrooms: Two 2-bedroom units
• Flooring: Partial carpet; Tile
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Washer connection; Dryer connection (electric); Gas hot water heater; Ceiling fan; Window treatments; Sheetrock ceilings and walls
• Laundry & utility: Washer and dryer connections; Gas hot water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $159k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($77k/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 $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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $159k implies a 51% 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 $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.24% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.59%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $10,012
• Equity at exit: $23,707

10-year hold

• IRR: 16.6%
• Equity multiple: 2.47×
• Total profit: $65,654
• Equity at exit: $13,747

Cash invested: $44,520 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,972 high
• Mortgage (P&I): −$834
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $504

Break-even live

Break-even rent $1,334

Max offer price $159,000

Occupancy floor 69%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Briar St Sherwood, AR	3.0	2.0	1248	$2,500	$2.00	43d	1	0.44mi
104 Willow Grove Rd Sherwood, AR	4.0	2.0	1710	$1,736	$1.02	43d	1	0.57mi
105 King Pine Rd Sherwood, AR	3.0	2.0	1362	$1,500	$1.10	23d	1	0.63mi
8214 Bronco Ln Sherwood, AR	3.0	2.0	1680	$1,495	$0.89	43d	1	0.75mi
6756 Austin Harbor Loop Sherwood, AR	4.0	2.0	2263	$2,600	$1.15	43d	1	0.77mi
2211 E Maryland Ave Sherwood, AR	3.0	2.0	1421	$1,635	$1.15	43d	1	0.89mi
617 Brierly Dr Sherwood, AR	3.0	1.5	1242	$1,075	$0.87	23d	1	0.91mi
125 Jessica Dr Sherwood, AR	3.0	2.0	1788	$1,785	$1.00	43d	1	0.93mi
1301 Stafford Rd Sherwood, AR	3.0	2.0	1721	$1,625	$0.94	43d	1	0.96mi
2616 Point River Cv Sherwood, AR	3.0	2.0	2520	$2,495	$0.99	23d	1	1.12mi
3280 Overcup Dr Sherwood, AR	4.0	2.5	2071	$2,475	$1.20	23d	1	1.18mi
8708 Patricia Lynn Ln Sherwood, AR	3.0	2.0	1918	$1,695	$0.88	43d	1	1.21mi
8702 Oakhaven Dr Sherwood, AR	3.0	2.0	1364	$1,695	$1.24	21d	1	1.27mi
4073 Willow Glen Cir Sherwood, AR	3.0	2.0	2024	$2,000	$0.99	23d	1	1.28mi
8707 Oakhaven Dr Sherwood, AR	3.0	2.0	1543	$1,611	$1.04	14d	1	1.30mi
8606 Holiday Dr Sherwood, AR	3.0	2.0	1450	$1,525	$1.05	43d	1	1.33mi
1004 Country Club Rd Sherwood, AR	3.0	2.0	1400	$2,400	$1.71	14d	1	1.39mi
7231 Gap Meadows Dr Sherwood, AR	3.0	2.0	1850	$1,795	$0.97	19d	1	1.41mi
4 Shiloh Pl Sherwood, AR	3.0	2.0	1450	$2,900	$2.00	43d	1	1.49mi

Listing history 32 events

1. 2026-06-18
   days on market $159,000 Active 31 DOM
2. 2026-06-17
   days on market $159,000 Active 30 DOM
3. 2026-06-16
   days on market $159,000 Active 29 DOM
4. 2026-06-15
   days on market $159,000 Active 28 DOM
5. 2026-06-14
   days on market $159,000 Active 26 DOM
6. 2026-06-13
   days on market $159,000 Active 25 DOM
7. 2026-06-10
   days on market $159,000 Active 23 DOM
8. 2026-06-09
   days on market $159,000 Active 22 DOM
9. 2026-06-08
   statusdays on market $159,000 Active 21 DOM
10. 2026-06-07
    days on market $159,000 Price Change 20 DOM
11. 2026-06-05
    days on market $159,000 Price Change 17 DOM
12. 2026-06-03
    days on market $159,000 Price Change 16 DOM
13. 2026-06-02
    pricestatusdays on market $159,000 Price Change 15 DOM
14. 2026-06-01
    days on market $179,000 Active 14 DOM
15. 2026-05-31
    days on market $179,000 Active 13 DOM
16. 2026-05-31
    days on market $179,000 Active 12 DOM
17. 2026-05-18
    listed $179,000 New Listing
18. 2026-02-26
    historical $1,350
19. 2026-02-16
    price $1,350
20. 2026-02-09
    price $1,395
21. 2026-02-02
    price $1,450
22. 2026-01-26
    price $1,495
23. 2026-01-19
    price $1,550
24. 2026-01-12
    price $1,595
25. 2026-01-05
    price $1,650
26. 2025-12-16
    listed $1,695
27. 2025-12-11
    historical $1,695
28. 2025-12-09
    listed $1,695
29. 2025-12-03
    historical $1,695
30. 2025-11-15
    listed $1,695
31. 2021-05-03
    soldstatus $105,000
32. 2019-02-05
    soldstatus $85,000

ⓘ 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: $1,846 · $154/mo
• Projected year-2 tax: $1,846 · $154/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,668
• − Mortgage interest: −$8,906
• − Property taxes: −$1,846
• − Insurance: −$795
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − Depreciation: −$4,625
• Taxable income: $3,709
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $5,161/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

+110.6% since first listed

16 events — show timeline

• 2026-05-18 Listed $179,000 CARMLS
• 2026-02-26 Rental Removed $1,350 RENTLY
• 2026-02-16 Price Changed $1,350 RENTLY
• 2026-02-09 Price Changed $1,395 RENTLY
• 2026-02-02 Price Changed $1,450 RENTLY
• 2026-01-26 Price Changed $1,495 RENTLY
• 2026-01-19 Price Changed $1,550 RENTLY
• 2026-01-12 Price Changed $1,595 RENTLY
• 2026-01-05 Price Changed $1,650 RENTLY
• 2025-12-16 Listed for Rent $1,695 RENTLY
• 2025-12-11 Rental Removed $1,695 PROPERTYWARE
• 2025-12-09 Listed for Rent $1,695 PROPERTYWARE
• 2025-12-03 Rental Removed $1,695 PROPERTYWARE
• 2025-11-15 Listed for Rent $1,695 PROPERTYWARE
• 2021-05-03 Sold (Public Records) $105,000 Public Records
• 2019-02-05 Sold (Public Records) $85,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,846 · +0.9% YoY. Source: county tax records.