31 Chacoto Dr · Cherokee Village, AR 72529

$119,500

2 bd · 1.0 ba · 945 sqft · SingleFamily public records · 10 Days on market

Built 1967 0.33 ac lot Est $112k · 7% over

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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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• ARV discount +4.3/15.0
• 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

Comfortable, cozy, and updated, this 2 bedroom 1 bath brick home in the Village sits by itself on a low traffic street close to Town Center. It has decks both front and back, drywall interior, laminate flooring in the living room, kitchen and bath, carpet in the bedrooms, updated kitchen cabinets and sink, 2022 architectural shingles, vinyl double pane windows, central electric heat and central air, gas log fireplace, one-car garage and 12x24 frame storage building suitable for creating your own workshop. The stove, dishwasher, washer, dryer, built-in microwave and vinyl plantation blinds are included. Nice front and back yards surrounded by trees.

Key facts

• Front and back yards
• Gas log fireplace
• 0.33 acre lot

Tags

• UPDATED KITCHEN CABINETS
• VINYL DOUBLE PANE WINDOWS
• GAS LOG FIREPLACE
• 12X24 FRAME STORAGE BUILDING
• FRONT AND BACK YARDS

Property features AI

Finance

• Financial info: Financing options: VA loan, FHA loan, conventional loan, cash, rural development, in-house financing
• HOA & community: Community amenities include swimming pools, tennis courts, playground, picnic area, marina, golf course, fitness/bike trail, and airport access

Exterior

• Parking: 1-car garage
• Security: Video surveillance; Community security (area amenity)
• Utilities: Public water; Septic; Municipal electric service (Entergy); Cable and satellite TV available; Insulated windows and doors
• Home design: Brick and wood exterior; Inside city limits; Subdivision: Dakota Second; Faces unspecified direction
• Construction: Crawl space foundation; Composition / architectural shingle roof with pitch
• Exterior features: Deck; Porch; Outside storage area; Guttering; Video surveillance; Paved road access; Sloped, cleared lot in subdivision near river/lake; down slope

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer connection (washer included); Dryer connection (electric) (dryer included); Electric water heater; Window treatments; Built-in cabinetry; Ceiling fan(s); Video surveillance; Formica kitchen counters; Uses gas logs only (fireplace); Sheetrock walls and ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.9% 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: amenities F, commute F, employment 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.
• Zoned schools: Cherokee Elementary School (math 58% / reading 40%, grade D, #108 of 454 statewide, top 24%, 594 students, 100% FRL); Highland High School (math 31% / reading 44%, grade F, #62 of 292 statewide, top 21%, 526 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 688 active listings in the ZIP; 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 $826 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $120k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood 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 $119,500

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.15% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $111,510
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Powhatan Dr	0.13mi	2/1.5	972 (+3%)	6mo	$134,900	$139	82
14 Cherokee Rd	0.36mi	2/1.5	1,020 (+8%)	2mo	$100,000	$98	66
16 Altakima Cir	0.71mi	2/1.0	1,008 (+7%)	4mo	$119,200	$118	53
3 Cisco Cir	0.62mi	2/1.0	848 (-10%)	9mo	$87,500	$103	46
36 Cherokee Rd	0.52mi	2/1.0	816 (-14%)	21mo	$79,900	$98	35
40 Tonto Cir	0.69mi	2/1.0	1,085 (+15%)	22mo	$134,500	$124	25

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-6,923
• Equity at exit: $17,818

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $10,162
• Equity at exit: $10,332

Cash invested: $33,460 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$627
• Tax est. 1.5%: −$149 /mo · $1,792/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $194

Break-even live

Break-even rent $1,129

Max offer price $119,500

Occupancy floor 81%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $119,500 Active 10 DOM
2. 2026-06-18
   days on market $119,500 Active 9 DOM
3. 2026-06-17
   days on market $119,500 Active 8 DOM
4. 2026-06-16
   statusdays on market $119,500 Active 7 DOM
5. 2026-06-15
   days on market $119,500 New Listing 6 DOM
6. 2026-06-14
   days on market $119,500 New Listing 4 DOM
7. 2026-06-12
   remarks 656-char remark
8. 2026-06-12
   listed $119,500 New Listing 3 DOM

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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: $16,506
• − Mortgage interest: −$6,694
• − Property taxes: −$1,792
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$3,476
• Taxable income: $508
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $2,211/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

+198.8% since first listed

4 events — show timeline

• 2026-06-06 Listed $119,500 CARMLS
• 2006-01-04 Sold (Public Records) $40,000 Public Records
• 2002-06-04 Sold (Public Records) $66,000 Public Records
• 1996-01-11 Sold (Public Records) $40,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $90 · +0.0% YoY. Source: county tax records.