300 2nd St · Sherwood, AR 72117

$80,000

None bd · None ba · 2,112 sqft · MultiFamily · 168 Days on market

Built 1963 Fair condition 0.51 ac lot $38/sqft · 64% below area ↓ 33% 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
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Fantastic investment opportunity! This unique property features a 1,072 sq. ft. concrete block building and a 1,040 sq. ft. frame building, both packed with potential for creative uses. Situated on 0.51 acres made up of three lots, the property offers ample space to develop or repurpose to suit your needs. Located just outside the city limits of Sherwood, this property is surrounded by multi-family duplexes, making it an excellent option for investors looking to tap into the area's rental or redevelopment potential. With its prime location and versatile buildings, this property is ready for your vision. Don’t miss out—opportunities like this are rare!

Key facts

• Three lots
• Versatile buildings
• Frame building

Tags

• CONCRETE BLOCK BUILDING
• FRAME BUILDING
• 0.51 ACRES
• THREE LOTS
• PRIME LOCATION
• VERSATILE BUILDINGS

What this means for you Summary

Snapshot

• This is a multifamily listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.0% 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: 78 active listings in the ZIP; 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 $553 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 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 1963 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.06% ✓
• Cap rate: 26.99%
• Cash-on-cash: 73.90%
• DSCR: 4.29
• GRM: 2.7

CMA / ARV

• ARV (median comp): $224,697
• List price: $80,000
• Delta: -64.40%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 73.7%
• Equity multiple: 4.35×
• Total profit: $74,933
• Equity at exit: $11,928

10-year hold

• IRR: 77.5%
• Equity multiple: 8.97×
• Total profit: $178,534
• Equity at exit: $6,917

Cash invested: $22,400 (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 72117

• Home prices YoY: -30.4%
• Active inventory: 78
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,446 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $1,379

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 39%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,446
Total (2 units)			$2,446

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $80,000 Active 168 DOM
2. 2026-06-17
   days on market $80,000 Active 167 DOM
3. 2026-06-16
   days on market $80,000 Active 166 DOM
4. 2026-06-15
   days on market $80,000 Active 165 DOM
5. 2026-06-14
   days on market $80,000 Active 163 DOM
6. 2026-06-13
   days on market $80,000 Active 162 DOM
7. 2026-06-10
   days on market $80,000 Active 160 DOM
8. 2026-06-09
   days on market $80,000 Active 159 DOM
9. 2026-06-08
   days on market $80,000 Active 158 DOM
10. 2026-06-07
    days on market $80,000 Active 157 DOM
11. 2026-06-05
    days on market $80,000 Active 154 DOM
12. 2026-06-03
    days on market $80,000 Active 153 DOM
13. 2026-06-02
    days on market $80,000 Active 152 DOM
14. 2026-06-01
    days on market $80,000 Active 151 DOM
15. 2026-05-31
    days on market $80,000 Active 150 DOM
16. 2026-05-31
    days on market $80,000 Active 149 DOM
17. 2026-03-17
    price $80,000 671-char remark

    Show marketing remark (671 chars)

    Fantastic investment opportunity! This unique property features a 1,072 sq. ft. concrete block building and a 1,040 sq. ft. frame building, both packed with potential for creative uses. Situated on 0.51 acres made up of three lots, the property offers ample space to develop or repurpose to suit your needs. Located just outside the city limits of Sherwood, this property is surrounded by multi-family duplexes, making it an excellent option for investors looking to tap into the area's rental or redevelopment potential. With its prime location and versatile buildings, this property is ready for your vision. Don’t miss out—opportunities like this are rare!

18. 2026-01-02
    price $95,000 671-char remark

    Show marketing remark (671 chars)

    Fantastic investment opportunity! This unique property features a 1,072 sq. ft. concrete block building and a 1,040 sq. ft. frame building, both packed with potential for creative uses. Situated on 0.51 acres made up of three lots, the property offers ample space to develop or repurpose to suit your needs. Located just outside the city limits of Sherwood, this property is surrounded by multi-family duplexes, making it an excellent option for investors looking to tap into the area's rental or redevelopment potential. With its prime location and versatile buildings, this property is ready for your vision. Don’t miss out—opportunities like this are rare!

19. 2026-01-01
    listed $110,000 New Listing 671-char remark

    Show marketing remark (671 chars)

    Fantastic investment opportunity! This unique property features a 1,072 sq. ft. concrete block building and a 1,040 sq. ft. frame building, both packed with potential for creative uses. Situated on 0.51 acres made up of three lots, the property offers ample space to develop or repurpose to suit your needs. Located just outside the city limits of Sherwood, this property is surrounded by multi-family duplexes, making it an excellent option for investors looking to tap into the area's rental or redevelopment potential. With its prime location and versatile buildings, this property is ready for your vision. Don’t miss out—opportunities like this are rare!

20. 2026-01-01
    historical

    Show marketing remark (671 chars)

    Fantastic investment opportunity! This unique property features a 1,072 sq. ft. concrete block building and a 1,040 sq. ft. frame building, both packed with potential for creative uses. Situated on 0.51 acres made up of three lots, the property offers ample space to develop or repurpose to suit your needs. Located just outside the city limits of Sherwood, this property is surrounded by multi-family duplexes, making it an excellent option for investors looking to tap into the area's rental or redevelopment potential. With its prime location and versatile buildings, this property is ready for your vision. Don’t miss out—opportunities like this are rare!

21. 2025-06-01
    listed $110,000 New Listing
22. 2025-06-01
    historical
23. 2025-01-25
    listed $120,000 New Listing

ⓘ 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 (unshaded) · 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 10% 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: $29,352
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$2,348
• − Management: −$2,348
• − Depreciation: −$2,327
• Taxable income: $16,247
• Est. tax owed @ 24.0%: −$3,899
• After-tax cash flow: $12,654/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 · 12 photos

Fair 45/100 Extensive rehab

This property requires extensive repairs and updates to improve its condition and value. Significant work is needed on the exterior, roof, and flooring to make it move-in ready.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Aged appearance
• Major flooring — Checkered tile, possibly old

Value-add opportunities

• Both repair and paint exterior — Improves curb appeal and value
• Both repair and paint interior walls — Enhances interior appearance and value
• Both repair and replace flooring — Updates flooring and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Aged appearance	Major	$15,000–50,000
flooring · Checkered tile, possibly old	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair and paint exterior — Improves curb appeal and value ↑
• Both repair and paint interior walls — Enhances interior appearance and value ↑
• Both repair and replace flooring — Updates flooring and improves functionality ↑

ⓘ 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

• City population: 34,365
• Population (ZIP): 14,339

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -53.78%
• Current HPI: 123.3727
• 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

-33.3% since first listed

7 events — show timeline

• 2026-03-17 Price Changed $80,000 CARMLS
• 2026-01-02 Price Changed $95,000 CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2026-01-01 Listed $110,000 CARMLS
• 2025-06-01 Listing Removed — CARMLS
• 2025-06-01 Listed $110,000 CARMLS
• 2025-01-25 Listed $120,000 CARMLS