71 Manley Ln · Brookland, AR 72417

$160,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 45 Days on market

Built 1979 0.97 ac lot $94/sqft · 51% below area

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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 +25.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located on Manley Ln. in Brookland, this property offers a rare opportunity inside the city limits with approximately . 97 acres, more or lessproviding a near one-acre lot that gives a country feel while still being convenient to the amenities of town. The home features approximately 1,700 sq. ft. of living space with 3 bedrooms, 2 bathrooms, and two separate living areas. A large den on the back of the home includes a free-standing wood stove, adding character and functionality. This property is well suited for investors or owner-occupants looking for a value-add opportunity. With some remodeling, this home has strong potential and is priced aggressively so a new owner can remodel and make it their own. Taxes quoted are before HSTC.

Key facts

• Near one-acre lot
• 0.97 acre lot
• 2 garage spots

Tags

• NEAR ONE-ACRE LOT
• FREE-STANDING WOOD STOVE
• TWO SEPARATE LIVING AREAS
• VALUE-ADD OPPORTUNITY

Property features AI

Finance

• Other: Approximately 1,700 square feet; Approximately 0.97 acre lot; Lot information sourced from courthouse; Subdivision described as Metes & Bounds; County: Craighead; City: Brookland

Exterior

• Parking: Attached garage with auto door opener for 2 cars
• Utilities: Public sewer; Public water; Propane gas
• Home design: Metal or vinyl siding exterior; Composition roof
• Construction: Slab/crawl space combination foundation
• Exterior features: Patio; Paved road access; Inside city limits

Interior

• Kitchen: Microwave; Electric range; Dishwasher
• Flooring: Carpet; Wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioning; Central propane heating
• Interior features: Electric water heater; Ceiling fans; Breakfast bar; Wood-burning stove fireplace; Den/Family room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.1% in Brookland — 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 70/100 on livability (#57 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D, amenities F, commute F.
• Brookland School District (suburban): math 45% / reading 39% proficiency, ranked #47 of 238 in AR (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brookland Middle School (math 56% / reading 35%, grade D-, #135 of 454 statewide, top 30%, 878 students, 31% FRL); Brookland High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 589 students, 27% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 117 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $33k; list at $160k implies a 385% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1979 — 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 D 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: 1.06% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (median comp): $327,450
• List price: $160,000
• Delta: -51.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Harper Dr	0.45mi	3/2.0	1,716 (+1%)	6mo	$243,250	$142	72
1804 N Oak St	0.47mi	3/2.0	1,600 (-6%)	1mo	$259,900	$162	67
1818 N Oak	0.55mi	3/2.0	1,650 (-3%)	3mo	$274,900	$167	67
104 Janis Dr	0.62mi	3/2.0	1,665 (-2%)	3mo	$210,000	$126	65
93 Clearwater Dr	0.71mi	3/2.0	1,672 (-2%)	2mo	$283,990	$170	63
122 Harper Dr	0.44mi	4/2.0 (+1)	1,804 (+6%)	8mo	$260,000	$144	58
1816 N Oak	0.53mi	3/2.0	1,576 (-7%)	6mo	$246,500	$156	58
91 Clearwater Dr	0.71mi	3/2.0	1,796 (+6%)	3mo	$283,990	$158	55
91 Clearwater Dr	0.71mi	3/2.0	1,796 (+6%)	3mo	$283,990	$158	55
1820 N Oak	0.56mi	3/—	1,500 (-12%)	3mo	$255,000	$170	52
307 Harper Dr	0.67mi	4/2.0 (+1)	1,566 (-8%)	4mo	$205,000	$131	48
126 Hidden Creek Dr	0.64mi	3/2.0	1,942 (+14%)	3mo	$321,500	$166	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 3.50×
• Total profit: $112,129
• Equity at exit: $144,141

10-year hold

• IRR: 27.6%
• Equity multiple: 7.93×
• Total profit: $310,338
• Equity at exit: $310,845

Cash invested: $44,800 (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 72417

• Home prices YoY: 20.6%
• Active inventory: 117
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$839
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $394

Break-even live

Break-even rent $1,190

Max offer price $160,000

Occupancy floor 72%

Sensitivity live

Price	-10% $484	-5% $439	+0% $394	+5% $348	+10% $303
Rent	-10% $260	-5% $327	+0% $394	+5% $460	+10% $527
Rate	-1.0pp $474	-0.5pp $434	base $394	+0.5pp $352	+1.0pp $310

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Hidden Creek Dr Brookland, AR	3.0	2.0	1970	$2,550	$1.29	44d	1	0.70mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	44d	1	1.11mi
105 Cherry St Brookland, AR	3.0	2.0	1170	$1,575	$1.35	44d	1	1.11mi
300 Story St Brookland, AR	3.0	2.0	1200	$1,270	$1.06	44d	1	1.17mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	44d	1	1.17mi
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	44d	1	1.24mi

Listing history 19 events

1. 2026-06-19
   days on market $160,000 Active 45 DOM
2. 2026-06-18
   days on market $160,000 Active 44 DOM
3. 2026-06-17
   days on market $160,000 Active 43 DOM
4. 2026-06-16
   days on market $160,000 Active 42 DOM
5. 2026-06-15
   days on market $160,000 Active 41 DOM
6. 2026-06-14
   days on market $160,000 Active 39 DOM
7. 2026-06-13
   days on market $160,000 Active 38 DOM
8. 2026-06-10
   days on market $160,000 Active 36 DOM
9. 2026-06-09
   days on market $160,000 Active 35 DOM
10. 2026-06-08
    days on market $160,000 Active 34 DOM
11. 2026-06-07
    days on market $160,000 Active 33 DOM
12. 2026-06-05
    days on market $160,000 Active 30 DOM
13. 2026-06-02
    days on market $160,000 Active 28 DOM
14. 2026-06-01
    days on market $160,000 Active 27 DOM
15. 2026-05-31
    days on market $160,000 Active 26 DOM
16. 2026-05-30
    days on market $160,000 Active 25 DOM
17. 2026-05-04
    listed $160,000 New Listing 715-char remark

    Show marketing remark (743 chars)

    Located on Manley Ln. in Brookland, this property offers a rare opportunity inside the city limits with approximately . 97 acres, more or lessproviding a near one-acre lot that gives a country feel while still being convenient to the amenities of town. The home features approximately 1,700 sq. ft. of living space with 3 bedrooms, 2 bathrooms, and two separate living areas. A large den on the back of the home includes a free-standing wood stove, adding character and functionality. This property is well suited for investors or owner-occupants looking for a value-add opportunity. With some remodeling, this home has strong potential and is priced aggressively so a new owner can remodel and make it their own. Taxes quoted are before HSTC.

18. 2026-05-04
    listed $160,000 Active 743-char remark

    Show marketing remark (743 chars)

    Located on Manley Ln. in Brookland, this property offers a rare opportunity inside the city limits with approximately . 97 acres, more or lessproviding a near one-acre lot that gives a country feel while still being convenient to the amenities of town. The home features approximately 1,700 sq. ft. of living space with 3 bedrooms, 2 bathrooms, and two separate living areas. A large den on the back of the home includes a free-standing wood stove, adding character and functionality. This property is well suited for investors or owner-occupants looking for a value-add opportunity. With some remodeling, this home has strong potential and is priced aggressively so a new owner can remodel and make it their own. Taxes quoted are before HSTC.

19. 1988-05-01
    soldstatus $33,000

ⓘ 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: $411 · $34/mo
• Projected year-2 tax: $1,024 · $85/mo
• Expected delta: +$613/yr (+$51/mo · 148.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,256
• − Mortgage interest: −$8,962
• − Property taxes: −$411
• − Insurance: −$800
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$4,655
• Taxable income: $2,187
• Est. tax owed @ 24.0%: −$525
• After-tax cash flow: $4,198/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: Brookland School District
• NCES district ID: 0503640
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $52,226
• Composite: 36.4/100
• National rank: #4678
• State rank: #47 of 238 in AR

Livability — Brookland

• Score: 70/100
• State rank: #57
• US rank: #7817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookland, AR
• County: Craighead County · 97,185 people
• City population: 5,940
• Metro: Jonesboro, AR
• Population (ZIP): 5,940
• Household income: $61,964
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 152.0

Population outlook (Craighead County) Hauer SSP2

• Today (2025): 122,235 people
• By 2030: 131,338 · +7.4%
• By 2040: 149,862 · +22.6%
• By 2050: 168,034 · +37.5%
• By 2075: 208,094 · +70.2%
• By 2100: 233,251 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 2% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 3%
• Foreign-born: 1% · Canada, South Korea

Political lean MEDSL · Craighead

• 2024 margin: Solid R (+37.4) · D 30.1% · R 67.5% · Other 2.4%
• 2008→2024 swing: -12.9pp toward R · 2008: -24.5pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.4 2016: R+35.2 2012: R+31.1 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 56.75%
• Current HPI: 331.5025
• Rent YoY: —
• Metro: Jonesboro, 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

+384.8% since first listed

3 events — show timeline

• 2026-05-04 Listed $160,000 NEABOR MLS
• 2026-05-04 Listed $160,000 CARMLS
• 1988-05-01 Sold (Public Records) $33,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $411 · -19.6% YoY. Source: county tax records.