8 Annette Rd · Cherokee Village, AR 72529

$90,000

2 bd · 2.0 ba · 1,231 sqft · SingleFamily public records · 90 Days on market

Built 1970 2,178 sqft lot $73/sqft · 9% below area Est $99k · 9% under $80/mo HOA · 7% of rent

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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 +28.3/30.0
• ARV discount +11.5/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-level end-unit townhome in Cherokee Village—move-in ready and ideal for full-time living, a vacation getaway, or investment property! Walking distance to Lake Thunderbird and the scenic Spring River. Enjoy peace of mind with major upgrades in 2023, including a new heat pump, roof, windows, storm doors, and water heater. Inside, beautiful cedar wood throughout creates a warm, cabin-style feel with modern updates. Relax by the electric fireplace on cool evenings. This end-unit offers extra privacy with only one shared wall, plus more natural light from additional windows. Step outside to your private patio—perfect for morning coffee or evening relaxation. Community amenities include outdoor and year-round heated pools, 7 lakes, 2 championship golf courses, walking trails, and parks. Whether you're looking to unwind or explore, this vibrant community has it all. Excellent potential for VRBO or short-term rental income!

Key facts

• New heat pump
• End-unit townhome
• New storm doors

Tags

• END-UNIT TOWNHOME
• MAJOR UPGRADES IN 2023
• NEW HEAT PUMP
• NEW ROOF
• NEW WINDOWS
• NEW STORM DOORS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 5.7% in Cherokee Village — 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 62/100 on livability (#227 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: schools F, amenities F, commute F.
• Highland School District (town): math 43% / reading 39% proficiency, ranked #66 of 238 in AR (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 688 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sharp County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.26% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.67%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (median comp): $98,802
• List price: $90,000
• Delta: -8.91%
• 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
6 Arrowhead Dr	0.44mi	2/1.0	1,176 (-4%)	2mo	$55,000	$47	66
8 Warpath Dr	0.23mi	3/1.5 (+1)	1,360 (+10%)	0mo	$40,000	$29	64
1 E Lakeshore Dr	0.38mi	2/1.5	1,190 (-3%)	13mo	$165,000	$139	64
15 W Lakeshore Dr	0.31mi	2/1.5	1,268 (+3%)	19mo	$230,000	$181	63
42 Arrowhead Dr	0.52mi	2/1.5	1,152 (-6%)	2mo	$118,000	$102	62
29 W Lakeshore Dr	0.35mi	3/1.0 (+1)	1,300 (+6%)	5mo	$186,200	$143	61
20 S Ontario Dr	0.58mi	2/2.0	1,200 (-2%)	16mo	$72,000	$60	55
25 Arrowhead Dr	0.55mi	2/1.0	1,216 (-1%)	18mo	$102,500	$84	54
32 W Lakeshore Dr	0.34mi	2/2.0	1,377 (+12%)	16mo	$175,000	$127	52
72 Arrowhead Dr	0.65mi	2/2.0	1,100 (-11%)	9mo	$147,500	$134	44
50 Cheyenne Dr	0.74mi	3/1.5 (+1)	1,131 (-8%)	2mo	$142,500	$126	43
85 Saginaw Cir	0.68mi	3/2.0 (+1)	1,400 (+14%)	12mo	$270,000	$193	31

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $3,716
• Equity at exit: $13,419

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $26,831
• Equity at exit: $7,782

Cash invested: $25,200 (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 72529

• Home prices YoY: -18.2%
• Active inventory: 688
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$22 /mo · $270/yr
• Insurance: −$38
• HOA: −$80
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $287

Break-even live

Break-even rent $775

Max offer price $90,000

Occupancy floor 70%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Annette Rd Cherokee Village, AR	3.0	2.5	1500	$1,100	$0.73	43d	1	0.02mi
128 W Lakeshore Dr Cherokee Village, AR	2.0	2.0	1344	$1,500	$1.12	43d	1	1.06mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: waterelectricpool

Listing history 50 events

1. 2026-06-19
   days on market $90,000 Active 90 DOM
2. 2026-06-18
   days on market $90,000 Active 89 DOM
3. 2026-06-17
   days on market $90,000 Active 88 DOM
4. 2026-06-16
   days on market $90,000 Active 87 DOM
5. 2026-06-15
   days on market $90,000 Active 86 DOM
6. 2026-06-14
   days on market $90,000 Active 84 DOM
7. 2026-06-12
   days on market $90,000 Active 83 DOM
8. 2026-06-09
   days on market $90,000 Active 80 DOM
9. 2026-06-08
   days on market $90,000 Active 79 DOM
10. 2026-06-07
    days on market $90,000 Active 78 DOM
11. 2026-06-07
    days on market $90,000 Active 77 DOM
12. 2026-06-04
    days on market $90,000 Active 74 DOM
13. 2026-06-02
    days on market $90,000 Active 73 DOM
14. 2026-06-01
    days on market $90,000 Active 72 DOM
15. 2026-05-31
    days on market $90,000 Active 71 DOM
16. 2026-05-31
    days on market $90,000 Active 70 DOM
17. 2026-03-17
    listed $90,000 New Listing 952-char remark

    Show marketing remark (952 chars)

    Charming 2-level end-unit townhome in Cherokee Village—move-in ready and ideal for full-time living, a vacation getaway, or investment property! Walking distance to Lake Thunderbird and the scenic Spring River. Enjoy peace of mind with major upgrades in 2023, including a new heat pump, roof, windows, storm doors, and water heater. Inside, beautiful cedar wood throughout creates a warm, cabin-style feel with modern updates. Relax by the electric fireplace on cool evenings. This end-unit offers extra privacy with only one shared wall, plus more natural light from additional windows. Step outside to your private patio—perfect for morning coffee or evening relaxation. Community amenities include outdoor and year-round heated pools, 7 lakes, 2 championship golf courses, walking trails, and parks. Whether you're looking to unwind or explore, this vibrant community has it all. Excellent potential for VRBO or short-term rental income!

18. 2026-03-01
    historical
19. 2025-11-11
    price $90,000
20. 2025-07-24
    price $105,000
21. 2025-03-31
    price $118,000
22. 2025-02-10
    listed $128,000 New Listing
23. 2023-06-22
    soldstatus $114,000
24. 2023-06-21
    soldstatus $114,000 Sold
25. 2023-06-05
    status Under Contract
26. 2023-05-27
    price $114,000
27. 2023-03-24
    price $115,000
28. 2023-03-17
    status Back on Market
29. 2023-03-13
    historical Take Backups
30. 2023-03-08
    price $94,500
31. 2022-10-19
    price $99,000
32. 2022-09-16
    price $102,900
33. 2022-07-07
    price $109,900
34. 2022-06-22
    listed $117,000 New Listing
35. 2021-04-01
    soldstatus $80,000 Sold
36. 2021-03-23
    historical
37. 2021-03-03
    historical Take Backups
38. 2021-02-18
    status Back on Market
39. 2021-02-18
    historical
40. 2020-12-28
    status Back on Market
41. 2020-12-18
    historical
42. 2020-11-28
    status Back on Market
43. 2020-10-18
    historical
44. 2020-08-25
    status Back on Market
45. 2020-08-18
    historical
46. 2020-06-22
    status Back on Market
47. 2020-06-18
    historical
48. 2020-05-27
    status Back on Market
49. 2020-05-18
    historical
50. 2020-04-16
    status Back on Market

ⓘ 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: $270 · $22/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: +$306/yr (+$26/mo · 113.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $13,658
• − Mortgage interest: −$5,041
• − Property taxes: −$270
• − Insurance: −$450
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − HOA: −$960
• − Depreciation: −$2,618
• Taxable income: $2,133
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $2,934/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: Highland School District
• NCES district ID: 0507770
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $32,066
• Composite: 33.63/100
• National rank: #5400
• State rank: #66 of 238 in AR

Livability — Cherokee Village

• Score: 62/100
• State rank: #227
• US rank: #17211

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cherokee Village, AR
• City population: 5,090
• Population (ZIP): 5,090

Population outlook (Sharp County) Hauer SSP2

• Today (2025): 16,170 people
• By 2030: 15,711 · -2.8%
• By 2040: 14,974 · -7.4%
• By 2050: 14,420 · -10.8%
• By 2075: 13,235 · -18.2%
• By 2100: 11,492 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Native American 2%
• Common ancestry: Lithuanian 6% Italian 3% Romanian 3%
• Foreign-born: 1%

Political lean MEDSL · Sharp

• 2024 margin: Solid R (+62.7) · D 17.7% · R 80.4% · Other 1.9%
• 2008→2024 swing: -33.7pp toward R · 2008: -28.9pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+60.0 2016: R+54.7 2012: R+38.8 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.53%
• Current HPI: 182.4438
• 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

+125.0% since first listed

54 events — show timeline

• 2026-03-17 Listed $90,000 CARMLS
• 2026-03-01 Listing Removed — CARMLS
• 2025-11-11 Price Changed $90,000 CARMLS
• 2025-07-24 Price Changed $105,000 CARMLS
• 2025-03-31 Price Changed $118,000 CARMLS
• 2025-02-10 Listed $128,000 CARMLS
• 2023-06-22 Sold (Public Records) $114,000 Public Records
• 2023-06-21 Sold (MLS) $114,000 CARMLS
• 2023-06-05 Pending — CARMLS
• 2023-05-27 Price Changed $114,000 CARMLS
• 2023-03-24 Price Changed $115,000 CARMLS
• 2023-03-17 Relisted — CARMLS
• 2023-03-13 Contingent — CARMLS
• 2023-03-08 Price Changed $94,500 CARMLS
• 2022-10-19 Price Changed $99,000 CARMLS
• 2022-09-16 Price Changed $102,900 CARMLS
• 2022-07-07 Price Changed $109,900 CARMLS
• 2022-06-22 Listed $117,000 CARMLS
• 2021-04-01 Sold (MLS) $80,000 CARMLS
• 2021-03-23 Listing Removed — CARMLS
• 2021-03-03 Contingent — CARMLS
• 2021-02-18 Relisted — CARMLS
• 2021-02-18 Listing Removed — CARMLS
• 2020-12-28 Relisted — CARMLS
• 2020-12-18 Listing Removed — CARMLS
• 2020-11-28 Relisted — CARMLS
• 2020-10-18 Listing Removed — CARMLS
• 2020-08-25 Relisted — CARMLS
• 2020-08-18 Listing Removed — CARMLS
• 2020-06-22 Relisted — CARMLS
• 2020-06-18 Listing Removed — CARMLS
• 2020-05-27 Relisted — CARMLS
• 2020-05-18 Listing Removed — CARMLS
• 2020-04-16 Relisted — CARMLS
• 2020-02-18 Listing Removed — CARMLS
• 2020-01-28 Price Changed $89,300 CARMLS
• 2020-01-28 Price Changed $89,800 CARMLS
• 2020-01-23 Price Changed $79,800 CARMLS
• 2020-01-22 Relisted — CARMLS
• 2020-01-18 Listing Removed — CARMLS
• 2019-09-21 Relisted — CARMLS
• 2019-09-18 Listing Removed — CARMLS
• 2019-08-28 Price Changed $61,500 CARMLS
• 2019-08-18 Relisted — CARMLS
• 2019-08-18 Listing Removed — CARMLS
• 2019-05-04 Relisted — CARMLS
• 2019-04-18 Listing Removed — CARMLS
• 2019-03-21 Relisted — CARMLS
• 2019-02-18 Listing Removed — CARMLS
• 2019-02-07 Price Changed $55,000 CARMLS
• 2019-01-26 Relisted — CARMLS
• 2019-01-18 Listing Removed — CARMLS
• 2018-08-17 Listed $40,000 CARMLS
• 1997-01-22 Sold (Public Records) $40,000 Public Records

Property tax history

-3.9%/yr

Latest (2025): $270 · -17.9% YoY. Source: county tax records.