13815 Rockinghorse · Shannon Hills, AR 72002

$154,900

3 bd · 2.0 ba · 1,088 sqft · SingleFamily public records · 4 Days on market

Built 1998 Est $153k · 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 +20.8/30.0
• ARV discount +7.1/15.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 3-bedroom, 2-bath home is located in a subdivision and offers comfort, convenience, and great value. The spacious layout provides plenty of room for family living, entertaining, or working from home. The home features a recently installed water heater, giving buyers added peace of mind and energy efficiency. Outside, you'll find a fenced backyard that is perfect for children, pets, gardening, or simply enjoying outdoor activities in a private setting. A covered area along the side of the house provides additional sheltered space that can be used for outdoor seating, storage, or protection from the elements. The kitchen comes complete with a refrigerator, and the washer and dryer will also remain with the home, making your move-in process even easier. These included appliances add convenience and value for the new owner. Located in an established subdivision, this home offers a welcoming neighborhood atmosphere while remaining close to schools, shopping, dining, and everyday amenities. Whether you're a first-time homebuyer, growing family, or someone looking to downsize without sacrificing comfort, this property is ready to meet your needs. Don't miss the opportunity to own this attractive, move-in-ready home with thoughtful updates, included appliances, a fenced backyard, and versatile covered outdoor space. Schedule your showing today and see all this property has to offer.

Key facts

• Covered area
• Fenced backyard
• Garage

Tags

• FENCED BACKYARD
• COVERED AREA

Property features AI

Finance

• Other: Lot dimensions approximately 75 x 120
• Financial info: Financing options include VA, FHA, conventional, rural development loans, or cash
• HOA & community: Monthly association fee of $18

Exterior

• Parking: Garage; Carport; 1 covered parking space
• Utilities: Public water; Public sewer; Municipal electric service (Entergy)
• Home design: Brick and metal/vinyl siding exterior
• Construction: Crawl space foundation; 3-tab shingle roof
• Exterior features: Deck; Fully fenced yard; Level lot in a subdivision; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Refrigerator stays
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; washer stays; Dryer connection (electric); dryer stays; Electric water heater; Sheetrock walls/ceilings
• Laundry & utility: Laundry area / hookups present

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $212 ($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 $145k (6.1% below list).
• Recommended offer: $145k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 5.0% in Shannon Hills — 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 69/100 on livability (#77 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Bryant School District (suburban): math 49% / reading 48% proficiency, ranked #16 of 238 in AR (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 184 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 446 units permitted in Saline 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.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $130k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $145,392 (6.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $153,408
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13300 Cherry Hill Dr	0.17mi	3/2.0	1,098 (+1%)	6mo	$180,000	$164	86
13807 Cottontail Ln	0.06mi	3/2.0	1,088 (0%)	18mo	$155,500	$143	82
13024 Carousel Ct	0.17mi	3/2.0	1,109 (+2%)	21mo	$155,000	$140	71
14301 Rockinghorse Ln	0.29mi	3/2.0	1,098 (+1%)	23mo	$155,000	$141	66
19 Leprechaun Ln	0.58mi	2/2.0 (-1)	1,093 (+0%)	4mo	$145,000	$133	64
12902 Hummingbird Ln	0.05mi	3/2.0	1,244 (+14%)	20mo	$175,000	$141	57
14307 Cottontail Ln	0.31mi	3/2.0	1,240 (+14%)	10mo	$190,000	$153	54
8 Irish Rose Cir	0.56mi	3/2.0	1,142 (+5%)	15mo	$160,000	$140	53
12915 Robin Cir	0.28mi	3/2.0	1,244 (+14%)	24mo	$171,000	$137	44

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-11,680
• Equity at exit: $23,096

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $6,943
• Equity at exit: $13,393

Cash invested: $43,372 (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 72002

• Home prices YoY: -11.0%
• Active inventory: 184
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $212

Break-even live

Break-even rent $1,186

Max offer price $154,900

Occupancy floor 80%

Sensitivity live

Price	-10% $299	-5% $255	+0% $212	+5% $168	+10% $124
Rent	-10% $97	-5% $154	+0% $212	+5% $269	+10% $327
Rate	-1.0pp $290	-0.5pp $251	base $212	+0.5pp $172	+1.0pp $131

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13907 Rockinghorse Ln Alexander, AR	3.0	2.0	1300	$1,450	$1.12	15d	1	0.07mi
14166 Joan Dr Mabelvale, AR	3.0	1.0	1080	$1,350	$1.25	44d	1	0.88mi
9112 Pleasant Valley Dr Alexander, AR	3.0	2.0	1340	$1,700	$1.27	22d	1	1.34mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $154,900 Under Contract 4 DOM
2. 2026-06-05
   days on market $154,900 New Listing 2 DOM
3. 2026-06-03
   remarks 699-char remark
4. 2026-06-03
   listed $154,900 New Listing 1 DOM

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $991 · $83/mo
• Expected delta: +$270/yr (+$23/mo · 37.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,447
• − Mortgage interest: −$8,677
• − Property taxes: −$721
• − Insurance: −$774
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$4,506
• Taxable loss: −$23
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $2,545/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: Bryant School District
• NCES district ID: 0503690
• Math proficiency: 49% ▼ -13.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $57,578
• Composite: 42.28/100
• National rank: #3266
• State rank: #16 of 238 in AR

Livability — Shannon Hills

• Score: 69/100
• State rank: #77
• US rank: #9025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shannon Hills, AR
• Population (ZIP): 21,386

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 20% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.89%
• Current HPI: 226.2889
• 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

+87.8% since first listed

10 events — show timeline

• 2026-06-02 Listed $154,900 CARMLS
• 2026-06-02 Listed $154,900 HSBOR
• 2021-05-19 Sold (Public Records) $130,000 Public Records
• 2021-05-14 Sold (MLS) $130,000 CARMLS
• 2021-04-14 Listed $130,000 CARMLS
• 2017-04-10 Sold (MLS) $75,000 CARMLS
• 2017-04-07 Sold (Public Records) $75,000 Public Records
• 2017-03-07 Listing Removed — CARMLS
• 2017-03-01 Listed $75,000 CARMLS
• 2003-11-03 Sold (Public Records) $82,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $721 · -9.5% YoY. Source: county tax records.