300 E Matthews St · Brookland, AR 72417

$89,500

2 bd · 1.0 ba · 1,208 sqft · SingleFamily public records · 130 Days on market

Built 1997 Poor condition 9,148 sqft lot $74/sqft · 59% below area Est $134k · 33% under ↓ 25% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.8/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Welcome to 300 A East Matthews. This 2 bedroom, 1 bath home offers 1208 SF of living space and sits on approximately 0.23 acres. This property features a spacious front porch along with a covered carport and attached storage area. Inside, you'll find a large kitchen equipped with an electric stove, dishwasher, microwave, and refrigerator, offering plenty of space for everyday living. The home offers generously sized rooms, central electric HVAC, washer and dryer hookups, and an additional room that can function as a third bedroom, office, or flex space. Previously rented for $1,000 per month, this property presents a strong opportunity for investors or buyers seeking flexible living space with income potential.

Key facts

• Additional room
• Refrigerator
• Electric stove

Tags

• GAS WALL HEATER
• WINDOW AC UNITS
• ELECTRIC STOVE
• REFRIGERATOR
• ADDITIONAL ROOM
• NEW ROOF

🏷️ Possibly a rental listed for sale. The $89,500 price doesn't fit this home's estimated sale value (~$134,457) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $508 ($6k/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: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 4.4% 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 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: 152 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 $10k of equity ($619 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
6. 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.
7. 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.
8. 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: 1.48% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.33%
• DSCR: 2.08
• GRM: 5.6

CMA / ARV

• ARV (median comp): $134,457
• List price: $89,500
• Delta: -33.44%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Cameron	0.20mi	3/2.0 (+1)	1,282 (+6%)	1mo	$210,000	$164	71
125 Logan	0.46mi	3/2.0 (+1)	1,200 (-1%)	3mo	$182,000	$152	66
114 Oak Meadow Cir	0.43mi	3/1.5 (+1)	1,248 (+3%)	4mo	$164,500	$132	64
626 N Holman St	0.44mi	3/2.0 (+1)	1,272 (+5%)	2mo	$133,900	$105	60
105 Cameron Ave	0.21mi	3/2.0 (+1)	1,356 (+12%)	7mo	$218,000	$161	55
314 W School	0.73mi	3/2.0 (+1)	1,228 (+2%)	8mo	$177,000	$144	47
315 S Oak St	0.55mi	3/2.0 (+1)	1,340 (+11%)	0mo	$210,000	$157	47
305 W School St	0.65mi	3/2.0 (+1)	1,294 (+7%)	2mo	$185,000	$143	47
105 Logan Ave	0.49mi	3/2.0 (+1)	1,092 (-10%)	9mo	$155,000	$142	45
104 Weston Cv	0.52mi	3/2.0 (+1)	1,380 (+14%)	6mo	$198,500	$144	38
101 Weston Cv	0.46mi	3/2.0 (+1)	1,380 (+14%)	11mo	$210,000	$152	37
103 Weston Cv	0.47mi	3/2.0 (+1)	1,380 (+14%)	11mo	$210,000	$152	36

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: 42.6%
• Equity multiple: 4.24×
• Total profit: $81,074
• Equity at exit: $80,629

10-year hold

• IRR: 36.8%
• Equity multiple: 9.51×
• Total profit: $213,246
• Equity at exit: $173,879

Cash invested: $25,060 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 5 under contract
• Months of supply: 5.0 mo (20%/mo absorbed)
• Median asking: $219,950 ($155/sqft)
• Median days on market: 105 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -28.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72417

• Home prices YoY: 20.6%
• Active inventory: 152
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$469
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $508

Break-even live

Break-even rent $683

Max offer price $89,500

Occupancy floor 57%

Sensitivity live

Price	-10% $559	-5% $533	+0% $508	+5% $483	+10% $457
Rent	-10% $403	-5% $456	+0% $508	+5% $560	+10% $613
Rate	-1.0pp $553	-0.5pp $531	base $508	+0.5pp $485	+1.0pp $461

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: $22,375
• Closing costs: $2,685
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Story St Brookland, AR	3.0	2.0	1200	$1,270	$1.06	93d	1	0.36mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	93d	1	0.36mi
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	93d	1	0.41mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	93d	1	0.41mi
105 Cherry St Brookland, AR	3.0	2.0	1170	$1,575	$1.35	93d	1	0.50mi
103 Jewel Cv Brookland, AR	2.0	1.0	832	$1,095	$1.32	93d	1	0.70mi

Listing history 50 events

1. 2026-08-08
   days on market $89,500 Active 130 DOM
2. 2026-08-07
   days on market $89,500 Active 129 DOM
3. 2026-08-06
   days on market $89,500 Active 128 DOM
4. 2026-08-05
   days on market $89,500 Active 127 DOM
5. 2026-08-04
   days on market $89,500 Active 126 DOM
6. 2026-08-03
   days on market $89,500 Active 125 DOM
7. 2026-07-31
   days on market $89,500 Active 122 DOM
8. 2026-07-30
   days on market $89,500 Active 121 DOM
9. 2026-07-29
   days on market $89,500 Active 120 DOM
10. 2026-07-27
    days on market $89,500 Active 118 DOM
11. 2026-07-25
    days on market $89,500 Active 116 DOM
12. 2026-07-24
    days on market $89,500 Active 115 DOM
13. 2026-07-23
    days on market $89,500 Active 114 DOM
14. 2026-07-22
    days on market $89,500 Active 113 DOM
15. 2026-07-21
    days on market $89,500 Active 112 DOM
16. 2026-07-18
    days on market $89,500 Active 109 DOM
17. 2026-07-16
    days on market $89,500 Active 107 DOM
18. 2026-07-16
    days on market $89,500 Active 106 DOM
19. 2026-07-14
    days on market $89,500 Active 105 DOM
20. 2026-07-13
    days on market $89,500 Active 104 DOM
21. 2026-07-12
    days on market $89,500 Active 103 DOM
22. 2026-07-11
    days on market $89,500 Active 102 DOM
23. 2026-07-10
    days on market $89,500 Active 101 DOM
24. 2026-07-09
    days on market $89,500 Active 100 DOM
25. 2026-07-08
    days on market $89,500 Active 99 DOM
26. 2026-07-07
    days on market $89,500 Active 98 DOM
27. 2026-07-06
    days on market $89,500 Active 97 DOM
28. 2026-07-05
    days on market $89,500 Active 96 DOM
29. 2026-07-04
    days on market $89,500 Active 95 DOM
30. 2026-07-03
    days on market $89,500 Active 94 DOM
31. 2026-07-02
    days on market $89,500 Active 93 DOM
32. 2026-07-01
    days on market $89,500 Active 92 DOM
33. 2026-06-30
    days on market $89,500 Active 91 DOM
34. 2026-06-29
    days on market $89,500 Active 90 DOM
35. 2026-06-28
    days on market $89,500 Active 89 DOM
36. 2026-06-28
    days on market $89,500 Active 88 DOM
37. 2026-06-27
    days on market $89,500 Active 87 DOM
38. 2026-06-26
    days on market $89,500 Active 86 DOM
39. 2026-06-23
    days on market $89,500 Active 83 DOM
40. 2026-06-21
    days on market $89,500 Active 82 DOM
41. 2026-06-19
    days on market $89,500 Active 80 DOM
42. 2026-06-18
    days on market $89,500 Active 79 DOM
43. 2026-06-17
    days on market $89,500 Active 78 DOM
44. 2026-06-16
    days on market $89,500 Active 77 DOM
45. 2026-06-15
    days on market $89,500 Active 76 DOM
46. 2026-06-14
    days on market $89,500 Active 74 DOM
47. 2026-06-13
    days on market $89,500 Active 73 DOM
48. 2026-06-10
    days on market $89,500 Active 71 DOM
49. 2026-06-09
    days on market $89,500 Active 70 DOM
50. 2026-06-08
    days on market $89,500 Active 69 DOM

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $573 · $48/mo
• Expected delta: +$176/yr (+$15/mo · 44.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $15,915
• − Mortgage interest: −$5,013
• − Property taxes: −$396
• − Insurance: −$448
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$2,604
• Taxable income: $4,908
• Est. tax owed @ 24.0%: −$1,178
• After-tax cash flow: $4,919/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab Est. rehab $60,400–$108,720 screening

This home requires extensive repairs and updates, including a new roof, exterior repairs, and landscaping, to become move-in ready and increase its value.

Repairs flagged

• Major roof — The satellite image suggests significant damage.
• Major exterior siding — The exterior siding is visibly worn and damaged.
• Major exterior paint — The exterior paint is peeling and chipping.
• Major landscaping — The landscaping is overgrown and requires significant maintenance and landscaping work.

Value-add opportunities

• Both repair roof — A new roof would significantly increase the home's value and make it more attractive to buyers and renters. ↑
• Both repair exterior siding and paint — Updating the exterior would improve the home's curb appeal and make it more marketable. ↑
• Both landscaping — A well-maintained and landscaped yard would enhance the home's appeal and increase its value. ↑
• Both interior updates — Updating the interior, such as painting and replacing worn-out fixtures, would improve the home's condition and make it more attractive to buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Brookland Middle School D- AR #135/454 Nat'l #15,746/41,679 Middle Brookland Junior High School F AR #83/201 Nat'l #5,727/14,009 High Brookland High School F AR #142/292 Nat'l #11,215/17,239

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

B Composite livability gradescore 70/100

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 · 122,235 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: 5% of renters

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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%

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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

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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

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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

-25.4% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $89,500 NEABOR MLS
• 2026-05-06 Price Changed $110,000 NEABOR MLS
• 2026-03-23 Listed $98,500 NEABOR MLS
• 2026-03-23 Listed $119,900 NEABOR MLS

Property tax history

-3.4%/yr

Latest (2025): $396 · +0.0% YoY. Source: county tax records.