108 Sophie Dr · Brookland, AR 72417

$237,500

3 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 220 Days on market

Built 2016 9,583 sqft lot $138/sqft · 12% below area Est $270k · 12% under

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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).

• ARV discount +12.9/15.0
• Cash flow +11.1/30.0
• Appreciation +10.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Spacious, all brick, over 1700 square foot, 3bedrooms, 2 full bathrooms, granite, large kitchen with pantry, split floor plan, large master suite, in the desired Brookland School District and priced to sell. Professional pictures coming soon.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 2016

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (25.9% below list).
• Recommended offer: $176k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.1% 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.
• Market conditions: 118 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 34% 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 $25k of equity ($2k loan paydown + $24k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.
• Current owner paid $165k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,878 (25.9% 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 220 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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: 0.74% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 11.3

CMA / ARV

• ARV (median comp): $269,578
• List price: $237,500
• Delta: -11.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Clearwater Dr	0.45mi	3/2.0	1,672 (-3%)	2mo	$283,990	$170	73
74 Clearwater Dr	0.54mi	3/2.0	1,672 (-3%)	2mo	$286,990	$172	69
91 Clearwater Dr	0.45mi	3/2.0	1,796 (+5%)	3mo	$283,990	$158	68
91 Clearwater Dr	0.45mi	3/2.0	1,796 (+5%)	3mo	$283,990	$158	68
74 Clearwater Dr	0.62mi	3/2.0	1,672 (-3%)	2mo	$286,990	$172	65
97 Ellis Dr	0.50mi	4/2.0 (+1)	1,652 (-4%)	0mo	$207,000	$125	65
104 Janis Dr	0.62mi	3/2.0	1,665 (-3%)	3mo	$210,000	$126	64
357 Emma Dr	0.41mi	3/2.0	1,568 (-9%)	4mo	$165,000	$105	63
307 Harper Dr	0.33mi	4/2.0 (+1)	1,566 (-9%)	4mo	$205,000	$131	62
126 Hidden Creek Dr	0.41mi	3/2.0	1,942 (+13%)	3mo	$321,500	$166	57
237 Cole Dr	0.49mi	3/2.0	1,485 (-14%)	1mo	$214,900	$145	54
107 Ellis Dr	0.52mi	4/2.0 (+1)	1,470 (-14%)	3mo	$212,500	$145	44

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: 23.0%
• Equity multiple: 2.85×
• Total profit: $123,089
• Equity at exit: $213,959

10-year hold

• IRR: 20.5%
• Equity multiple: 6.52×
• Total profit: $367,209
• Equity at exit: $461,410

Cash invested: $66,500 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$1,245
• Tax from tax record: −$142 /mo · $1,707/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-97

Break-even live

Break-even rent $1,882

Max offer price $220,328

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-30	+0% $-97	+5% $-164	+10% $-232
Rent	-10% $-236	-5% $-167	+0% $-97	+5% $-28	+10% $42
Rate	-1.0pp $22	-0.5pp $-37	base $-97	+0.5pp $-159	+1.0pp $-221

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: $59,375
• Closing costs: $7,125
• 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	44d	1	0.44mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	44d	1	0.98mi
300 Story St Brookland, AR	3.0	2.0	1200	$1,270	$1.06	44d	1	1.04mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	44d	1	1.04mi
105 Cherry St Brookland, AR	3.0	2.0	1170	$1,575	$1.35	44d	1	1.12mi
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	44d	1	1.24mi

Listing history 21 events

1. 2026-06-21
   days on market $237,500 Active 220 DOM
2. 2026-06-19
   days on market $237,500 Active 218 DOM
3. 2026-06-18
   days on market $237,500 Active 217 DOM
4. 2026-06-17
   days on market $237,500 Active 216 DOM
5. 2026-06-16
   days on market $237,500 Active 215 DOM
6. 2026-06-15
   days on market $237,500 Active 214 DOM
7. 2026-06-14
   days on market $237,500 Active 212 DOM
8. 2026-06-13
   days on market $237,500 Active 211 DOM
9. 2026-06-10
   days on market $237,500 Active 209 DOM
10. 2026-06-09
    days on market $237,500 Active 208 DOM
11. 2026-06-08
    days on market $237,500 Active 207 DOM
12. 2026-06-07
    days on market $237,500 Active 206 DOM
13. 2026-06-05
    days on market $237,500 Active 203 DOM
14. 2026-06-02
    days on market $237,500 Active 201 DOM
15. 2026-06-01
    days on market $237,500 Active 200 DOM
16. 2026-05-31
    days on market $237,500 Active 199 DOM
17. 2026-05-30
    days on market $237,500 Active 198 DOM
18. 2026-02-04
    price $237,500 242-char remark

    Show marketing remark (242 chars)

    Spacious, all brick, over 1700 square foot, 3bedrooms, 2 full bathrooms, granite, large kitchen with pantry, split floor plan, large master suite, in the desired Brookland School District and priced to sell. Professional pictures coming soon.

19. 2025-11-11
    listed $249,900 Active 242-char remark

    Show marketing remark (242 chars)

    Spacious, all brick, over 1700 square foot, 3bedrooms, 2 full bathrooms, granite, large kitchen with pantry, split floor plan, large master suite, in the desired Brookland School District and priced to sell. Professional pictures coming soon.

20. 2016-10-25
    soldstatus $164,950 217-char remark

    Show marketing remark (217 chars)

    The Lowell plan is 1708 sq, ft, 3 bedroom/2 bath with hardwood floors, granite countertops, crown molding, ceramic tile, yard is already fenced. .. .so many amenities! You wont believe what you can get for this price!

21. 2016-01-19
    listed $165,900 217-char remark

    Show marketing remark (217 chars)

    The Lowell plan is 1708 sq, ft, 3 bedroom/2 bath with hardwood floors, granite countertops, crown molding, ceramic tile, yard is already fenced. .. .so many amenities! You wont believe what you can get for this price!

ⓘ 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: $1,707 · $142/mo
• Projected year-2 tax: $1,707 · $142/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 67% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 22 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: $21,105
• − Mortgage interest: −$13,304
• − Property taxes: −$1,707
• − Insurance: −$1,188
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$6,909
• Taxable loss: −$5,378
• Est. tax savings @ 24.0%: +$1,291
• After-tax cash flow: $124/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

+43.2% since first listed

4 events — show timeline

• 2026-02-04 Price Changed $237,500 NEABOR MLS
• 2025-11-11 Listed $249,900 NEABOR MLS
• 2016-10-25 Sold (MLS) $164,950 NEABOR MLS
• 2016-01-19 Listed $165,900 NEABOR MLS

Property tax history

+28.6%/yr

Latest (2025): $1,707 · +41.4% YoY. Source: county tax records.