1 Kiwanie Circle Cv · Cherokee Village, AR 72542

$149,900

1 bd · 1.0 ba · 928 sqft · SingleFamily public records · 153 Days on market

Built 1996 0.28 ac lot Est $112k · 33% 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 +22.3/30.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• 1% rule +4.5/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Tucked away on a shady, wooded lot, this charming A-frame cabin offers the perfect lakeside retreat. Fully furnished and thoughtfully updated, the 1-bedroom, 1-bath home blends rustic character with modern comfort. Inside, vaulted wood ceilings and warm wood floors create an inviting, open feel, while the updated kitchen features granite countertops Step outside to the lakeside deck and take in peaceful water views surrounded by nature, or head down to your private dock for swimming, fishing, or sunset evenings on the lake. Whether you're looking for a weekend escape, vacation rental, or cozy year-round getaway, this turnkey cabin delivers serene lake living at its best. Currently being used as an AirBnB.

Key facts

• Private dock
• Peaceful water views
• Updated kitchen

Tags

• VAULTED WOOD CEILINGS
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• LAKESIDE DECK
• PRIVATE DOCK
• PEACEFUL WATER VIEWS

Property features AI

Finance

• Financial info: Eligible for VA, FHA, Rural Development, new loan financing, cash, or in-house financing

Exterior

• Parking: 1-car parking
• Utilities: Public sewer; Public water; Satellite TV available
• Home design: Cypress exterior; Crawl space foundation
• Construction: Architectural shingle roof
• Exterior features: Deck; Paved road access; Lake view; Sloped lot; Not in a subdivision

Interior

• Kitchen: Electric range
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Mini-split heating and cooling
• Interior features: Electric water heater; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (5.0% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 129 active listings in the ZIP; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Sharp County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 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

• 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.95% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $112,288
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Sequoyah Ridge Rd Rdg	0.28mi	2/1.0 (+1)	960 (+3%)	6mo	$50,000	$52	71
7 Walsh Dr	0.10mi	2/1.0 (+1)	1,036 (+12%)	7mo	$124,900	$121	65
19 Riverview Ln	0.39mi	1/1.0	928 (0%)	20mo	$125,000	$135	65
32 Shawnee Dr	0.67mi	2/1.0 (+1)	868 (-6%)	7mo	$35,000	$40	47
14 Broken Bow Dr	0.64mi	2/1.0 (+1)	860 (-7%)	8mo	$110,000	$128	46

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: 28.0%
• Equity multiple: 3.22×
• Total profit: $93,165
• Equity at exit: $135,042

10-year hold

• IRR: 24.4%
• Equity multiple: 7.32×
• Total profit: $265,194
• Equity at exit: $291,223

Cash invested: $41,972 (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 72542

• Home prices YoY: 26.5%
• Active inventory: 129
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $182

Break-even live

Break-even rent $1,195

Max offer price $149,900

Occupancy floor 82%

Sensitivity live

Price	-10% $266	-5% $224	+0% $182	+5% $139	+10% $97
Rent	-10% $69	-5% $125	+0% $182	+5% $238	+10% $294
Rate	-1.0pp $257	-0.5pp $220	base $182	+0.5pp $143	+1.0pp $103

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $149,900 Active 153 DOM
2. 2026-06-19
   days on market $149,900 Active 151 DOM
3. 2026-06-18
   days on market $149,900 Active 150 DOM
4. 2026-06-17
   days on market $149,900 Active 149 DOM
5. 2026-06-16
   days on market $149,900 Active 148 DOM
6. 2026-06-15
   days on market $149,900 Active 147 DOM
7. 2026-06-14
   days on market $149,900 Active 145 DOM
8. 2026-06-12
   days on market $149,900 Active 144 DOM
9. 2026-06-09
   days on market $149,900 Active 141 DOM
10. 2026-06-08
    days on market $149,900 Active 140 DOM
11. 2026-06-07
    statusdays on market $149,900 Active 139 DOM
12. 2026-06-04
    days on market $149,900 Back on Market 135 DOM
13. 2026-06-02
    days on market $149,900 Back on Market 134 DOM
14. 2026-06-01
    days on market $149,900 Back on Market 133 DOM
15. 2026-05-31
    days on market $149,900 Back on Market 132 DOM
16. 2026-05-31
    statusdays on market $149,900 Back on Market 131 DOM
17. 2026-04-03
    status Pending 715-char remark

    Show marketing remark (715 chars)

    Tucked away on a shady, wooded lot, this charming A-frame cabin offers the perfect lakeside retreat. Fully furnished and thoughtfully updated, the 1-bedroom, 1-bath home blends rustic character with modern comfort. Inside, vaulted wood ceilings and warm wood floors create an inviting, open feel, while the updated kitchen features granite countertops Step outside to the lakeside deck and take in peaceful water views surrounded by nature, or head down to your private dock for swimming, fishing, or sunset evenings on the lake. Whether you're looking for a weekend escape, vacation rental, or cozy year-round getaway, this turnkey cabin delivers serene lake living at its best. Currently being used as an AirBnB.

18. 2026-04-03
    historical Take Backups

    Show marketing remark (715 chars)

    Tucked away on a shady, wooded lot, this charming A-frame cabin offers the perfect lakeside retreat. Fully furnished and thoughtfully updated, the 1-bedroom, 1-bath home blends rustic character with modern comfort. Inside, vaulted wood ceilings and warm wood floors create an inviting, open feel, while the updated kitchen features granite countertops Step outside to the lakeside deck and take in peaceful water views surrounded by nature, or head down to your private dock for swimming, fishing, or sunset evenings on the lake. Whether you're looking for a weekend escape, vacation rental, or cozy year-round getaway, this turnkey cabin delivers serene lake living at its best. Currently being used as an AirBnB.

19. 2026-01-19
    listed $149,900 Active 715-char remark

    Show marketing remark (715 chars)

    Tucked away on a shady, wooded lot, this charming A-frame cabin offers the perfect lakeside retreat. Fully furnished and thoughtfully updated, the 1-bedroom, 1-bath home blends rustic character with modern comfort. Inside, vaulted wood ceilings and warm wood floors create an inviting, open feel, while the updated kitchen features granite countertops Step outside to the lakeside deck and take in peaceful water views surrounded by nature, or head down to your private dock for swimming, fishing, or sunset evenings on the lake. Whether you're looking for a weekend escape, vacation rental, or cozy year-round getaway, this turnkey cabin delivers serene lake living at its best. Currently being used as an AirBnB.

20. 2026-01-18
    listed $149,900 New Listing
21. 2025-07-04
    status Under Contract 1099-char remark

    Show marketing remark (1099 chars)

    OZARK MOUNTAIN LAKE CABIN!! This lake cabin is nestled among the trees on a spring fed lake. .. .It could be your private A-frame cabin in the tree tops. It is located on about 1/2 acre-perfect for a cozy style of resort living. Features: a rustic northwestern motif throughout, floor to ceiling window/ doors allowing a great lake vista, soaring vaulted wooden ceiling, easy care plank flooring, kitchen island, granite counter tops and lake side deck for entertaining. On the main level is the great room/dining area, kitchen, and bath. The loft bedroom upstairs has a spectacular lake view. Included with the property is a joining wooded lot affording plenty of privacy and plenty of nature & wildlife. The private dock offers easy access to launch canoes or paddle boards, paddle boats and perfect for fishing. There are other updates/upgrades. Spring River and South Fork River are near by-for canoeing, rafting & trout fishing. This charming a-frame cabin is priced right to sell and probably won't be on the market very long. Call listing broker for more details and information.

22. 2025-07-03
    soldstatus $136,000 Sold 1099-char remark

    Show marketing remark (1099 chars)

    OZARK MOUNTAIN LAKE CABIN!! This lake cabin is nestled among the trees on a spring fed lake. .. .It could be your private A-frame cabin in the tree tops. It is located on about 1/2 acre-perfect for a cozy style of resort living. Features: a rustic northwestern motif throughout, floor to ceiling window/ doors allowing a great lake vista, soaring vaulted wooden ceiling, easy care plank flooring, kitchen island, granite counter tops and lake side deck for entertaining. On the main level is the great room/dining area, kitchen, and bath. The loft bedroom upstairs has a spectacular lake view. Included with the property is a joining wooded lot affording plenty of privacy and plenty of nature & wildlife. The private dock offers easy access to launch canoes or paddle boards, paddle boats and perfect for fishing. There are other updates/upgrades. Spring River and South Fork River are near by-for canoeing, rafting & trout fishing. This charming a-frame cabin is priced right to sell and probably won't be on the market very long. Call listing broker for more details and information.

23. 2025-07-03
    soldstatus $136,000

    Show marketing remark (1099 chars)

    OZARK MOUNTAIN LAKE CABIN!! This lake cabin is nestled among the trees on a spring fed lake. .. .It could be your private A-frame cabin in the tree tops. It is located on about 1/2 acre-perfect for a cozy style of resort living. Features: a rustic northwestern motif throughout, floor to ceiling window/ doors allowing a great lake vista, soaring vaulted wooden ceiling, easy care plank flooring, kitchen island, granite counter tops and lake side deck for entertaining. On the main level is the great room/dining area, kitchen, and bath. The loft bedroom upstairs has a spectacular lake view. Included with the property is a joining wooded lot affording plenty of privacy and plenty of nature & wildlife. The private dock offers easy access to launch canoes or paddle boards, paddle boats and perfect for fishing. There are other updates/upgrades. Spring River and South Fork River are near by-for canoeing, rafting & trout fishing. This charming a-frame cabin is priced right to sell and probably won't be on the market very long. Call listing broker for more details and information.

24. 2025-07-03
    soldstatus $136,000

    Show marketing remark (1099 chars)

    OZARK MOUNTAIN LAKE CABIN!! This lake cabin is nestled among the trees on a spring fed lake. .. .It could be your private A-frame cabin in the tree tops. It is located on about 1/2 acre-perfect for a cozy style of resort living. Features: a rustic northwestern motif throughout, floor to ceiling window/ doors allowing a great lake vista, soaring vaulted wooden ceiling, easy care plank flooring, kitchen island, granite counter tops and lake side deck for entertaining. On the main level is the great room/dining area, kitchen, and bath. The loft bedroom upstairs has a spectacular lake view. Included with the property is a joining wooded lot affording plenty of privacy and plenty of nature & wildlife. The private dock offers easy access to launch canoes or paddle boards, paddle boats and perfect for fishing. There are other updates/upgrades. Spring River and South Fork River are near by-for canoeing, rafting & trout fishing. This charming a-frame cabin is priced right to sell and probably won't be on the market very long. Call listing broker for more details and information.

25. 2025-06-16
    historical Take Backups 1099-char remark

    Show marketing remark (1099 chars)

    OZARK MOUNTAIN LAKE CABIN!! This lake cabin is nestled among the trees on a spring fed lake. .. .It could be your private A-frame cabin in the tree tops. It is located on about 1/2 acre-perfect for a cozy style of resort living. Features: a rustic northwestern motif throughout, floor to ceiling window/ doors allowing a great lake vista, soaring vaulted wooden ceiling, easy care plank flooring, kitchen island, granite counter tops and lake side deck for entertaining. On the main level is the great room/dining area, kitchen, and bath. The loft bedroom upstairs has a spectacular lake view. Included with the property is a joining wooded lot affording plenty of privacy and plenty of nature & wildlife. The private dock offers easy access to launch canoes or paddle boards, paddle boats and perfect for fishing. There are other updates/upgrades. Spring River and South Fork River are near by-for canoeing, rafting & trout fishing. This charming a-frame cabin is priced right to sell and probably won't be on the market very long. Call listing broker for more details and information.

26. 2025-05-16
    listed $145,000 New Listing 1099-char remark

    Show marketing remark (1099 chars)

    OZARK MOUNTAIN LAKE CABIN!! This lake cabin is nestled among the trees on a spring fed lake. .. .It could be your private A-frame cabin in the tree tops. It is located on about 1/2 acre-perfect for a cozy style of resort living. Features: a rustic northwestern motif throughout, floor to ceiling window/ doors allowing a great lake vista, soaring vaulted wooden ceiling, easy care plank flooring, kitchen island, granite counter tops and lake side deck for entertaining. On the main level is the great room/dining area, kitchen, and bath. The loft bedroom upstairs has a spectacular lake view. Included with the property is a joining wooded lot affording plenty of privacy and plenty of nature & wildlife. The private dock offers easy access to launch canoes or paddle boards, paddle boats and perfect for fishing. There are other updates/upgrades. Spring River and South Fork River are near by-for canoeing, rafting & trout fishing. This charming a-frame cabin is priced right to sell and probably won't be on the market very long. Call listing broker for more details and information.

27. 2019-01-21
    historical
28. 2018-06-30
    listed $54,900 New Listing
29. 2007-04-20
    soldstatus $44,500
30. 2006-05-23
    soldstatus $38,333
31. 2006-02-14
    soldstatus $41,918
32. 1998-04-06
    soldstatus $49,000

ⓘ 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: $345 · $29/mo
• Projected year-2 tax: $959 · $80/mo
• Expected delta: +$614/yr (+$51/mo · 178.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $17,093
• − Mortgage interest: −$8,397
• − Property taxes: −$345
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$4,361
• Taxable loss: −$292
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $2,248/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

• City population: 5,090
• Population (ZIP): 3,829

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 (88%)
• Race & ethnicity: White 88% Two or more races 9% Asian 1%
• Common ancestry: Lithuanian 9% Slovak 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 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: ▲ 40.05%
• Current HPI: 191.38
• 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

+205.9% since first listed

16 events — show timeline

• 2026-04-03 Pending — Batesville
• 2026-04-03 Contingent — CARMLS
• 2026-01-19 Listed $149,900 Batesville
• 2026-01-18 Listed $149,900 CARMLS
• 2025-07-04 Pending — CARMLS
• 2025-07-03 Sold (Public Records) $136,000 Public Records
• 2025-07-03 Sold (MLS) $136,000 Batesville
• 2025-07-03 Sold (MLS) $136,000 CARMLS
• 2025-06-16 Contingent — CARMLS
• 2025-05-16 Listed $145,000 CARMLS
• 2019-01-21 Listing Removed — CARMLS
• 2018-06-30 Listed $54,900 CARMLS
• 2007-04-20 Sold (Public Records) $44,500 Public Records
• 2006-05-23 Sold (Public Records) $38,333 Public Records
• 2006-02-14 Sold (Public Records) $41,918 Public Records
• 1998-04-06 Sold (Public Records) $49,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $345 · +0.0% YoY. Source: county tax records.