93 Clearwater Dr · Brookland, AR 72417

$283,990

3 bd · 2.0 ba · 1,672 sqft · SingleFamily · 156 Days on market

Built 2025 9,583 sqft lot Est $256k · 11% over $13/mo HOA · 1% of rent

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.1/10.0

Listing remarks

November closing! Bristol Floor Plan.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $-434 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (31.3% below list).
• Recommended offer: $195k (31.3% below list) — sets the bar for 1% rule.

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 Elementary School (875 students, 32% FRL); Brookland Junior High School (math 36% / reading 46%, grade F, #83 of 201 statewide, top 44%, 718 students, 26% FRL); Brookland High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 589 students, 27% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 118 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 38% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($250k) is reasonable based on typical stale-listing flexibility.

Recommended offer $195,115 (31.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.55%
• DSCR: 0.71
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $255,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Clearwater Dr	0.00mi	3/2.0	1,672 (0%)	2mo	$283,990	$170	98
74 Clearwater Dr	0.12mi	3/2.0	1,672 (0%)	2mo	$286,990	$172	93
97 Ellis Dr	0.05mi	4/2.0 (+1)	1,652 (-1%)	0mo	$207,000	$125	90
74 Clearwater Dr	0.19mi	3/2.0	1,672 (0%)	2mo	$286,990	$172	90
91 Clearwater Dr	0.00mi	3/2.0	1,796 (+7%)	3mo	$283,990	$158	85
91 Clearwater Dr	0.00mi	3/2.0	1,796 (+7%)	3mo	$283,990	$158	85
237 Cole Dr	0.07mi	3/2.0	1,485 (-11%)	1mo	$214,900	$145	78
104 Janis Dr	0.45mi	3/2.0	1,665 (-0%)	3mo	$210,000	$126	76
357 Emma Dr	0.28mi	3/2.0	1,568 (-6%)	4mo	$165,000	$105	73
307 Harper Dr	0.25mi	4/2.0 (+1)	1,566 (-6%)	4mo	$205,000	$131	70
107 Ellis Dr	0.10mi	4/2.0 (+1)	1,470 (-12%)	3mo	$212,500	$145	68
101 Ellis Dr	0.17mi	3/2.0	1,436 (-14%)	2mo	$220,000	$153	66

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: 19.7%
• Equity multiple: 2.60×
• Total profit: $127,053
• Equity at exit: $255,841

10-year hold

• IRR: 18.0%
• Equity multiple: 5.98×
• Total profit: $395,970
• Equity at exit: $551,730

Cash invested: $79,517 (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: 118
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$1,489
• Tax est. 1.5%: −$355 /mo · $4,260/yr
• Insurance: −$118
• HOA: −$13
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-434

Break-even live

Break-even rent $2,501

Max offer price $221,163

Occupancy floor —

Sensitivity live

Price	-10% $-238	-5% $-336	+0% $-434	+5% $-532	+10% $-630
Rent	-10% $-588	-5% $-511	+0% $-434	+5% $-357	+10% $-280
Rate	-1.0pp $-291	-0.5pp $-362	base $-434	+0.5pp $-508	+1.0pp $-583

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: $70,998
• Closing costs: $8,520
• 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	45d	1	0.08mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	45d	1	0.57mi
300 Story St Brookland, AR	3.0	2.0	1200	$1,270	$1.06	45d	1	0.63mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	45d	1	0.63mi
105 Cherry St Brookland, AR	3.0	2.0	1170	$1,575	$1.35	45d	1	0.82mi
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	45d	1	0.92mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 8 events

1. 2026-03-21
   status Under Contract
2. 2026-03-17
   price $283,990
3. 2026-02-19
   price $283,990
4. 2025-12-21
   price $268,990
5. 2025-12-19
   price $268,990
6. 2025-10-17
   price $288,990
7. 2025-10-16
   listed $278,990 New Listing
8. 2025-10-15
   price $273,990

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,414
• − Mortgage interest: −$15,908
• − Property taxes: −$4,260
• − Insurance: −$1,420
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − HOA: −$156
• − Depreciation: −$8,262
• Taxable loss: −$10,338
• Est. tax savings @ 24.0%: +$2,481
• After-tax cash flow: $-2,729/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

+3.6% since first listed

8 events — show timeline

• 2026-03-21 Pending — CARMLS
• 2026-03-17 Price Changed $283,990 CARMLS
• 2026-02-19 Price Changed $283,990 NEABOR MLS
• 2025-12-21 Price Changed $268,990 CARMLS
• 2025-12-19 Price Changed $268,990 NEABOR MLS
• 2025-10-17 Price Changed $288,990 CARMLS
• 2025-10-16 Listed $278,990 CARMLS
• 2025-10-15 Price Changed $273,990 NEABOR MLS