110 Ann Ave · Sherwood, AR 72120

$180,000

3 bd · 2.0 ba · 1,686 sqft · SingleFamily public records · 155 Days on market

Built 1964 7,405 sqft lot $107/sqft · at area comps Est $181k · at est.

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Why this score? — see what drove the C- 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 +21.6/30.0
• ARV discount +7.8/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• 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 MLS

Investment opportunity in Sherwood. This 1,686 sq ft, 3-bedroom, 2-bath home is currently tenant-occupied and generating $1,375 per month in rental income. Well-laid-out floor plan offers functional living space and strong long-term rental potential. We do need 24hrs notice on all showings to prepare the tenants.

Key facts

• Tenant occupied
• Rental income
• Detached

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• RENTAL INCOME
• LONG TERM RENTAL POTENTIAL
• FUNCTIONAL LIVING SPACE
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (1.0% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).

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.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $114k; list at $180k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.99% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (median comp): $181,015
• List price: $180,000
• Delta: -0.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5809 N Woodview Dr	0.15mi	3/2.0	1,584 (-6%)	8mo	$220,000	$139	76
110 Cherrie St	0.26mi	4/2.0 (+1)	1,814 (+8%)	4mo	$190,000	$105	67
8604 Northgate Dr	0.28mi	3/2.0	1,517 (-10%)	6mo	$219,500	$145	65
604 Grandview St	0.40mi	4/2.0 (+1)	1,614 (-4%)	5mo	$199,000	$123	65
523 Grandview St	0.35mi	3/2.0	1,519 (-10%)	3mo	$185,000	$122	64
5901 Leabrook Ln	0.23mi	3/2.0	1,887 (+12%)	6mo	$192,700	$102	64
2204 E Lee Ave	0.59mi	3/2.0	1,716 (+2%)	6mo	$193,000	$112	64
406 Ridgelea Ave	0.22mi	4/2.0 (+1)	1,488 (-12%)	2mo	$177,500	$119	63
20 Oakbrooke Dr	0.72mi	3/2.0	1,776 (+5%)	1mo	$237,000	$133	56
213 Greenwood Ave	0.47mi	3/2.0	1,475 (-12%)	2mo	$220,000	$149	56
6 Thornhill Dr	0.73mi	3/2.0	1,783 (+6%)	6mo	$245,000	$137	51
801 Autumnbrook Cir	0.74mi	3/2.0	1,457 (-14%)	3mo	$210,000	$144	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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-8,437
• Equity at exit: $26,839

10-year hold

• IRR: 7.1%
• Equity multiple: 1.58×
• Total profit: $29,045
• Equity at exit: $15,563

Cash invested: $50,400 (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 72120

• Rents YoY: 4.8%
• Active inventory: 243
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$944
• Tax from tax record: −$114 /mo · $1,372/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $274

Break-even live

Break-even rent $1,435

Max offer price $180,000

Occupancy floor 80%

Sensitivity live

Price	-10% $376	-5% $325	+0% $274	+5% $223	+10% $172
Rent	-10% $134	-5% $204	+0% $274	+5% $345	+10% $415
Rate	-1.0pp $365	-0.5pp $320	base $274	+0.5pp $228	+1.0pp $180

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Briar St Sherwood, AR	3.0	2.0	1248	$2,500	$2.00	44d	1	0.30mi
104 Willow Grove Rd Sherwood, AR	4.0	2.0	1710	$1,736	$1.02	44d	1	0.44mi
105 King Pine Rd Sherwood, AR	3.0	2.0	1362	$1,500	$1.10	24d	1	0.50mi
8214 Bronco Ln Sherwood, AR	3.0	2.0	1680	$1,495	$0.89	44d	1	0.69mi
2211 E Maryland Ave Sherwood, AR	3.0	2.0	1421	$1,635	$1.15	44d	1	0.75mi
125 Jessica Dr Sherwood, AR	3.0	2.0	1788	$1,785	$1.00	44d	1	0.78mi
8812 Claremont Ave Sherwood, AR	3.0	2.0	1191	$1,350	$1.13	24d	1	0.96mi
617 Brierly Dr Sherwood, AR	3.0	1.5	1242	$1,075	$0.87	24d	1	0.96mi
9901 Brockington Rd Sherwood, AR	2.0	2.0	1120	$975	$0.87	44d	1	0.96mi
1301 Stafford Rd Sherwood, AR	3.0	2.0	1721	$1,625	$0.94	44d	1	0.99mi
3 Laramie Cv Unit B Sherwood, AR	2.0	1.0	1200	$925	$0.77	44d	1	1.00mi
3280 Overcup Dr Sherwood, AR	4.0	2.5	2071	$2,475	$1.20	24d	1	1.06mi
10401 Brockington Rd Sherwood, AR	1.0–3.0	1.0–2.0	879	$1,310	$1.49	14d	14	1.13mi
8708 Patricia Lynn Ln Sherwood, AR	3.0	2.0	1918	$1,695	$0.88	44d	1	1.13mi
1201 Brice Rd Unit C Sherwood, AR	2.0	1.0	1100	$850	$0.77	24d	1	1.19mi
8702 Oakhaven Dr Sherwood, AR	3.0	2.0	1364	$1,695	$1.24	21d	1	1.20mi
4073 Willow Glen Cir Sherwood, AR	3.0	2.0	2024	$2,000	$0.99	24d	1	1.20mi
8707 Oakhaven Dr Sherwood, AR	3.0	2.0	1543	$1,611	$1.04	14d	1	1.23mi
8606 Holiday Dr Sherwood, AR	3.0	2.0	1450	$1,525	$1.05	44d	1	1.26mi
7231 Gap Meadows Dr Sherwood, AR	3.0	2.0	1850	$1,795	$0.97	19d	1	1.30mi
1004 Country Club Rd Sherwood, AR	3.0	2.0	1400	$2,400	$1.71	14d	1	1.44mi
23 Pamela Ln Sherwood, AR	3.0	2.0	1400	$2,000	$1.43	24d	1	1.45mi
4 Shiloh Pl Sherwood, AR	3.0	2.0	1450	$2,900	$2.00	44d	1	1.48mi
9124 Wetherbee Cir Sherwood, AR	3.0	2.0	2188	$2,250	$1.03	24d	1	1.50mi

Listing history 44 events

1. 2026-06-18
   days on market $180,000 Active 155 DOM
2. 2026-06-17
   days on market $180,000 Active 154 DOM
3. 2026-06-16
   days on market $180,000 Active 153 DOM
4. 2026-06-15
   days on market $180,000 Active 152 DOM
5. 2026-06-14
   days on market $180,000 Active 150 DOM
6. 2026-06-13
   days on market $180,000 Active 149 DOM
7. 2026-06-10
   days on market $180,000 Active 147 DOM
8. 2026-06-09
   days on market $180,000 Active 146 DOM
9. 2026-06-08
   days on market $180,000 Active 145 DOM
10. 2026-06-07
    days on market $180,000 Active 144 DOM
11. 2026-06-05
    days on market $180,000 Active 141 DOM
12. 2026-06-03
    days on market $180,000 Active 140 DOM
13. 2026-06-02
    days on market $180,000 Active 139 DOM
14. 2026-06-01
    days on market $180,000 Active 138 DOM
15. 2026-05-31
    days on market $180,000 Active 137 DOM
16. 2026-05-31
    days on market $180,000 Active 136 DOM
17. 2026-05-02
    price $180,000 314-char remark

    Show marketing remark (314 chars)

    Investment opportunity in Sherwood. This 1,686 sq ft, 3-bedroom, 2-bath home is currently tenant-occupied and generating $1,375 per month in rental income. Well-laid-out floor plan offers functional living space and strong long-term rental potential. We do need 24hrs notice on all showings to prepare the tenants.

18. 2026-02-24
    price $185,000 314-char remark

    Show marketing remark (314 chars)

    Investment opportunity in Sherwood. This 1,686 sq ft, 3-bedroom, 2-bath home is currently tenant-occupied and generating $1,375 per month in rental income. Well-laid-out floor plan offers functional living space and strong long-term rental potential. We do need 24hrs notice on all showings to prepare the tenants.

19. 2026-01-14
    listed $190,000 New Listing 314-char remark

    Show marketing remark (314 chars)

    Investment opportunity in Sherwood. This 1,686 sq ft, 3-bedroom, 2-bath home is currently tenant-occupied and generating $1,375 per month in rental income. Well-laid-out floor plan offers functional living space and strong long-term rental potential. We do need 24hrs notice on all showings to prepare the tenants.

20. 2025-12-15
    historical
21. 2025-06-25
    listed $165,000 New Listing
22. 2020-10-27
    soldstatus $114,000
23. 2020-10-20
    soldstatus $114,000 Sold
24. 2020-09-09
    listed $114,000
25. 2020-09-09
    historical
26. 2019-12-31
    historical
27. 2019-07-04
    price $114,000
28. 2019-05-23
    listed $119,000 New Listing
29. 2017-03-06
    soldstatus $109,000
30. 2016-07-07
    soldstatus $34,000 Sold
31. 2016-05-31
    status Under Contract
32. 2016-05-11
    listed $37,600 New Listing
33. 2016-05-11
    historical
34. 2016-04-15
    price $37,600
35. 2016-03-25
    status Back on Market
36. 2016-03-17
    status Under Contract
37. 2016-03-15
    status Back on Market
38. 2016-03-09
    status Under Contract
39. 2016-03-03
    price $42,300
40. 2016-01-24
    listed $47,000 New Listing
41. 2014-05-28
    historical
42. 2013-05-28
    listed $74,900
43. 2004-01-05
    soldstatus $52,000
44. 2004-01-05
    soldstatus $78,000

ⓘ 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: $1,372 · $114/mo
• Projected year-2 tax: $1,372 · $114/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 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: $21,380
• − Mortgage interest: −$10,083
• − Property taxes: −$1,372
• − Insurance: −$900
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$5,236
• Taxable income: $368
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $3,203/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

+246.2% since first listed

28 events — show timeline

• 2026-05-02 Price Changed $180,000 CARMLS
• 2026-02-24 Price Changed $185,000 CARMLS
• 2026-01-14 Listed $190,000 CARMLS
• 2025-12-15 Listing Removed — CARMLS
• 2025-06-25 Listed $165,000 CARMLS
• 2020-10-27 Sold (Public Records) $114,000 Public Records
• 2020-10-20 Sold (MLS) $114,000 CARMLS
• 2020-09-09 Listing Removed — CARMLS
• 2020-09-09 Listed $114,000 CARMLS
• 2019-12-31 Listing Removed — CARMLS
• 2019-07-04 Price Changed $114,000 CARMLS
• 2019-05-23 Listed $119,000 CARMLS
• 2017-03-06 Sold (Public Records) $109,000 Public Records
• 2016-07-07 Sold (MLS) $34,000 CARMLS
• 2016-05-31 Pending — CARMLS
• 2016-05-11 Listed $37,600 CARMLS
• 2016-05-11 Listing Removed — CARMLS
• 2016-04-15 Price Changed $37,600 CARMLS
• 2016-03-25 Relisted — CARMLS
• 2016-03-17 Pending — CARMLS
• 2016-03-15 Relisted — CARMLS
• 2016-03-09 Pending — CARMLS
• 2016-03-03 Price Changed $42,300 CARMLS
• 2016-01-24 Listed $47,000 CARMLS
• 2014-05-28 Listing Removed — CARMLS
• 2013-05-28 Listed $74,900 CARMLS
• 2004-01-05 Sold (Public Records) $78,000 Public Records
• 2004-01-05 Sold (Public Records) $52,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,372 · +3.7% YoY. Source: county tax records.