21942 E 510 Rd · Cherokee City, AR 74338

$189,500

3 bd · 2.0 ba · 1,759 sqft · SingleFamily public records · 120 Days on market

Built 1970 1.25 ac 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.0/10.0

Listing remarks MLS

Brick home on 1+ acre with multiple homesite potential and no HOA! Discover the possibilities with this 3 bed, 2 bath, brick home situated on over 1 acre in a quiet location just minutes from the Arkansas Stateline. Conveniently located just off HWY 116, this property offers an easy commute in any direction with maintaining peaceful country living. Inside you'll find a spacious layout featuring a bonus sunroom with indoor storm cellar for added safety and peace of mind. The metal roof is only 6 years old and the home includes a new hot water heater along with all new water well equipment. The property is equipped with 2 city water meters, 2 septic tanks, creating excellent potential for additional home sites or future expansion. Outside there's plenty of room for pets, small livestock, and privacy. Multiple storage buildings and sheds. Endless opportunities await! (Mobile home and small shed will be removed prior to closing. )

Key facts

• Metal roof
• New hot water heater
• Bonus sunroom

Tags

• MULTIPLE HOMESITE POTENTIAL
• NO HOA
• BONUS SUNROOM
• INDOOR STORM CELLAR
• METAL ROOF
• NEW HOT WATER HEATER

Property features AI

Exterior

• Parking: 2-car garage; Carport; Workshop in garage
• Security: Storm shelter
• Utilities: Electricity available; Phone available; Public water and well; Septic tank
• Home design: Single-story; Faces south; Entry on main level
• Construction: Brick and wood frame construction; Metal roof; Crawlspace and slab foundation; Built (year per public records)
• Exterior features: Covered patio; Patio; Shed(s); Exterior storage; Workshop; Storm shelter; Horses allowed

Interior

• Kitchen: Oven; Range; Stove
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Programmable thermostat; Vinyl window trim
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#519 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Colcord (rural): math 22% / reading 26% proficiency, ranked #135 of 270 in OK (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 51 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Delaware County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 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 $34k; list at $190k implies a 457% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $172,445 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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: 1.25% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.74%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.2%
• Equity multiple: 2.32×
• Total profit: $69,895
• Equity at exit: $85,207

10-year hold

• IRR: 24.1%
• Equity multiple: 4.44×
• Total profit: $182,672
• Equity at exit: $131,315

Cash invested: $53,060 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $2,362 medium
• Mortgage (P&I): −$994
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $740

Break-even live

Break-even rent $1,425

Max offer price $189,500

Occupancy floor 64%

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $189,500 Active 120 DOM
2. 2026-06-17
   days on market $189,500 Active 119 DOM
3. 2026-06-16
   days on market $189,500 Active 118 DOM
4. 2026-06-15
   days on market $189,500 Active 117 DOM
5. 2026-06-14
   days on market $189,500 Active 115 DOM
6. 2026-06-10
   days on market $189,500 Active 112 DOM
7. 2026-06-09
   days on market $189,500 Active 111 DOM
8. 2026-06-08
   days on market $189,500 Active 110 DOM
9. 2026-06-07
   days on market $189,500 Active 109 DOM
10. 2026-06-05
    days on market $189,500 Active 106 DOM
11. 2026-06-03
    days on market $189,500 Active 105 DOM
12. 2026-06-02
    days on market $189,500 Active 104 DOM
13. 2026-06-01
    days on market $189,500 Active 103 DOM
14. 2026-05-31
    days on market $189,500 Active 102 DOM
15. 2026-05-31
    days on market $189,500 Active 101 DOM
16. 2026-05-06
    status Active

    Show marketing remark (940 chars)

    Brick home on 1+ acre with multiple homesite potential and no HOA! Discover the possibilities with this 3 bed, 2 bath, brick home situated on over 1 acre in a quiet location just minutes from the Arkansas Stateline. Conveniently located just off HWY 116, this property offers an easy commute in any direction with maintaining peaceful country living. Inside you'll find a spacious layout featuring a bonus sunroom with indoor storm cellar for added safety and peace of mind. The metal roof is only 6 years old and the home includes a new hot water heater along with all new water well equipment. The property is equipped with 2 city water meters, 2 septic tanks, creating excellent potential for additional home sites or future expansion. Outside there's plenty of room for pets, small livestock, and privacy. Multiple storage buildings and sheds. Endless opportunities await! (Mobile home and small shed will be removed prior to closing. )

17. 2026-05-06
    status Active 940-char remark

    Show marketing remark (940 chars)

    Brick home on 1+ acre with multiple homesite potential and no HOA! Discover the possibilities with this 3 bed, 2 bath, brick home situated on over 1 acre in a quiet location just minutes from the Arkansas Stateline. Conveniently located just off HWY 116, this property offers an easy commute in any direction with maintaining peaceful country living. Inside you'll find a spacious layout featuring a bonus sunroom with indoor storm cellar for added safety and peace of mind. The metal roof is only 6 years old and the home includes a new hot water heater along with all new water well equipment. The property is equipped with 2 city water meters, 2 septic tanks, creating excellent potential for additional home sites or future expansion. Outside there's plenty of room for pets, small livestock, and privacy. Multiple storage buildings and sheds. Endless opportunities await! (Mobile home and small shed will be removed prior to closing. )

18. 2026-05-04
    historical 940-char remark

    Show marketing remark (940 chars)

    Brick home on 1+ acre with multiple homesite potential and no HOA! Discover the possibilities with this 3 bed, 2 bath, brick home situated on over 1 acre in a quiet location just minutes from the Arkansas Stateline. Conveniently located just off HWY 116, this property offers an easy commute in any direction with maintaining peaceful country living. Inside you'll find a spacious layout featuring a bonus sunroom with indoor storm cellar for added safety and peace of mind. The metal roof is only 6 years old and the home includes a new hot water heater along with all new water well equipment. The property is equipped with 2 city water meters, 2 septic tanks, creating excellent potential for additional home sites or future expansion. Outside there's plenty of room for pets, small livestock, and privacy. Multiple storage buildings and sheds. Endless opportunities await! (Mobile home and small shed will be removed prior to closing. )

19. 2026-05-04
    historical

    Show marketing remark (940 chars)

    Brick home on 1+ acre with multiple homesite potential and no HOA! Discover the possibilities with this 3 bed, 2 bath, brick home situated on over 1 acre in a quiet location just minutes from the Arkansas Stateline. Conveniently located just off HWY 116, this property offers an easy commute in any direction with maintaining peaceful country living. Inside you'll find a spacious layout featuring a bonus sunroom with indoor storm cellar for added safety and peace of mind. The metal roof is only 6 years old and the home includes a new hot water heater along with all new water well equipment. The property is equipped with 2 city water meters, 2 septic tanks, creating excellent potential for additional home sites or future expansion. Outside there's plenty of room for pets, small livestock, and privacy. Multiple storage buildings and sheds. Endless opportunities await! (Mobile home and small shed will be removed prior to closing. )

20. 2026-04-10
    price $189,500 940-char remark

    Show marketing remark (940 chars)

    Brick home on 1+ acre with multiple homesite potential and no HOA! Discover the possibilities with this 3 bed, 2 bath, brick home situated on over 1 acre in a quiet location just minutes from the Arkansas Stateline. Conveniently located just off HWY 116, this property offers an easy commute in any direction with maintaining peaceful country living. Inside you'll find a spacious layout featuring a bonus sunroom with indoor storm cellar for added safety and peace of mind. The metal roof is only 6 years old and the home includes a new hot water heater along with all new water well equipment. The property is equipped with 2 city water meters, 2 septic tanks, creating excellent potential for additional home sites or future expansion. Outside there's plenty of room for pets, small livestock, and privacy. Multiple storage buildings and sheds. Endless opportunities await! (Mobile home and small shed will be removed prior to closing. )

21. 2026-04-10
    price $189,500

    Show marketing remark (940 chars)

    Brick home on 1+ acre with multiple homesite potential and no HOA! Discover the possibilities with this 3 bed, 2 bath, brick home situated on over 1 acre in a quiet location just minutes from the Arkansas Stateline. Conveniently located just off HWY 116, this property offers an easy commute in any direction with maintaining peaceful country living. Inside you'll find a spacious layout featuring a bonus sunroom with indoor storm cellar for added safety and peace of mind. The metal roof is only 6 years old and the home includes a new hot water heater along with all new water well equipment. The property is equipped with 2 city water meters, 2 septic tanks, creating excellent potential for additional home sites or future expansion. Outside there's plenty of room for pets, small livestock, and privacy. Multiple storage buildings and sheds. Endless opportunities await! (Mobile home and small shed will be removed prior to closing. )

22. 2026-03-24
    price $192,000 940-char remark

    Show marketing remark (940 chars)

    Brick home on 1+ acre with multiple homesite potential and no HOA! Discover the possibilities with this 3 bed, 2 bath, brick home situated on over 1 acre in a quiet location just minutes from the Arkansas Stateline. Conveniently located just off HWY 116, this property offers an easy commute in any direction with maintaining peaceful country living. Inside you'll find a spacious layout featuring a bonus sunroom with indoor storm cellar for added safety and peace of mind. The metal roof is only 6 years old and the home includes a new hot water heater along with all new water well equipment. The property is equipped with 2 city water meters, 2 septic tanks, creating excellent potential for additional home sites or future expansion. Outside there's plenty of room for pets, small livestock, and privacy. Multiple storage buildings and sheds. Endless opportunities await! (Mobile home and small shed will be removed prior to closing. )

23. 2026-03-24
    price $192,000

    Show marketing remark (940 chars)

    Brick home on 1+ acre with multiple homesite potential and no HOA! Discover the possibilities with this 3 bed, 2 bath, brick home situated on over 1 acre in a quiet location just minutes from the Arkansas Stateline. Conveniently located just off HWY 116, this property offers an easy commute in any direction with maintaining peaceful country living. Inside you'll find a spacious layout featuring a bonus sunroom with indoor storm cellar for added safety and peace of mind. The metal roof is only 6 years old and the home includes a new hot water heater along with all new water well equipment. The property is equipped with 2 city water meters, 2 septic tanks, creating excellent potential for additional home sites or future expansion. Outside there's plenty of room for pets, small livestock, and privacy. Multiple storage buildings and sheds. Endless opportunities await! (Mobile home and small shed will be removed prior to closing. )

24. 2026-02-16
    listed $195,000 Active

    Show marketing remark (940 chars)

    Brick home on 1+ acre with multiple homesite potential and no HOA! Discover the possibilities with this 3 bed, 2 bath, brick home situated on over 1 acre in a quiet location just minutes from the Arkansas Stateline. Conveniently located just off HWY 116, this property offers an easy commute in any direction with maintaining peaceful country living. Inside you'll find a spacious layout featuring a bonus sunroom with indoor storm cellar for added safety and peace of mind. The metal roof is only 6 years old and the home includes a new hot water heater along with all new water well equipment. The property is equipped with 2 city water meters, 2 septic tanks, creating excellent potential for additional home sites or future expansion. Outside there's plenty of room for pets, small livestock, and privacy. Multiple storage buildings and sheds. Endless opportunities await! (Mobile home and small shed will be removed prior to closing. )

25. 2026-02-16
    listed $195,000 Active 940-char remark

    Show marketing remark (940 chars)

    Brick home on 1+ acre with multiple homesite potential and no HOA! Discover the possibilities with this 3 bed, 2 bath, brick home situated on over 1 acre in a quiet location just minutes from the Arkansas Stateline. Conveniently located just off HWY 116, this property offers an easy commute in any direction with maintaining peaceful country living. Inside you'll find a spacious layout featuring a bonus sunroom with indoor storm cellar for added safety and peace of mind. The metal roof is only 6 years old and the home includes a new hot water heater along with all new water well equipment. The property is equipped with 2 city water meters, 2 septic tanks, creating excellent potential for additional home sites or future expansion. Outside there's plenty of room for pets, small livestock, and privacy. Multiple storage buildings and sheds. Endless opportunities await! (Mobile home and small shed will be removed prior to closing. )

26. 2025-12-31
    historical
27. 2025-11-21
    price $195,000
28. 2025-10-20
    price $199,000
29. 2025-10-15
    price $210,000
30. 2025-09-24
    listed $220,000 Active
31. 2009-06-10
    soldstatus $34,000
32. 2001-05-25
    soldstatus $68,000
33. 1999-05-04
    soldstatus $62,500

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $1,213 · $101/mo
• Expected delta: +$579/yr (+$48/mo · 91.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $28,341
• − Mortgage interest: −$10,615
• − Property taxes: −$634
• − Insurance: −$948
• − Repairs & maintenance: −$2,267
• − Management: −$2,267
• − Depreciation: −$5,513
• Taxable income: $6,097
• Est. tax owed @ 24.0%: −$1,463
• After-tax cash flow: $7,419/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: Colcord
• NCES district ID: 4008250
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $34,595
• Composite: 19.75/100
• National rank: #8710
• State rank: #135 of 270 in OK

Livability — Cherokee City

• Score: 44/100
• State rank: #519
• US rank: #26745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,306

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 41,302 people
• By 2030: 40,888 · -1.0%
• By 2040: 39,802 · -3.6%
• By 2050: 38,839 · -6.0%
• By 2075: 37,438 · -9.4%
• By 2100: 34,910 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 55% Native American 24% Two or more races 16% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Portuguese 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Delaware

• 2024 margin: Solid R (+60.4) · D 19.2% · R 79.6% · Other 1.2%
• 2008→2024 swing: -26.6pp toward R · 2008: -33.8pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.5 2016: R+54.1 2012: R+41.3 2008: R+33.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+203.2% since first listed

18 events — show timeline

• 2026-05-06 Relisted — MLS Technology, Inc.
• 2026-05-06 Relisted — NWARMLS
• 2026-05-04 Delisted — NWARMLS
• 2026-05-04 Listing Removed — MLS Technology, Inc.
• 2026-04-10 Price Changed $189,500 NWARMLS
• 2026-04-10 Price Changed $189,500 MLS Technology, Inc.
• 2026-03-24 Price Changed $192,000 NWARMLS
• 2026-03-24 Price Changed $192,000 MLS Technology, Inc.
• 2026-02-16 Listed $195,000 NWARMLS
• 2026-02-16 Listed $195,000 MLS Technology, Inc.
• 2025-12-31 Listing Removed — MLS Technology, Inc.
• 2025-11-21 Price Changed $195,000 MLS Technology, Inc.
• 2025-10-20 Price Changed $199,000 MLS Technology, Inc.
• 2025-10-15 Price Changed $210,000 MLS Technology, Inc.
• 2025-09-24 Listed $220,000 MLS Technology, Inc.
• 2009-06-10 Sold (Public Records) $34,000 Public Records
• 2001-05-25 Sold (Public Records) $68,000 Public Records
• 1999-05-04 Sold (Public Records) $62,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $634 · +2.8% YoY. Source: county tax records.