130 Hiawatha Dr · Cherokee Village, AR 72529

$125,000

3 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 625 Days on market

Built 1971 8,276 sqft lot $123/sqft · 24% above area Est $100k · 24% 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +5.7/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Nice, 1015 sq ft, 3 bedroom 1 bath home in a quiet neighborhood. Approximately 1/2 mile from Sequoia Lake. The a/c unit is less than five years old.

Key facts

• Quiet neighborhood
• 8,276 sq ft lot
• Built 1971

Tags

• QUIET NEIGHBORHOOD
• SEQUOIA LAKE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 688 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $864 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

• It's been on market 625 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $125k implies a 268% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 625 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.07% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (median comp): $100,407
• List price: $125,000
• Delta: 24.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Hiawatha Dr	0.03mi	3/1.5	1,114 (+10%)	2mo	$120,000	$108	79
99 E Lakeshore Dr	0.44mi	3/2.0	1,008 (-1%)	2mo	$151,500	$150	73
113 E Lakeshore Dr	0.41mi	2/1.0 (-1)	1,000 (-2%)	6mo	$144,900	$145	69
113 E Lk	0.37mi	2/2.0 (-1)	1,000 (-2%)	6mo	$144,900	$145	66
108 Sequoyah Ridge Rd Rdg	0.34mi	2/1.0 (-1)	960 (-5%)	6mo	$50,000	$52	64
32 Shawnee Dr	0.12mi	2/1.0 (-1)	868 (-14%)	7mo	$35,000	$40	59
7 Walsh Dr	0.59mi	2/1.0 (-1)	1,036 (+2%)	7mo	$124,900	$121	59
212 Hiawatha	0.65mi	2/1.0 (-1)	995 (-2%)	6mo	$88,900	$89	56
132 E Lakeshore Dr	0.38mi	2/2.0 (-1)	1,089 (+7%)	7mo	$170,000	$156	55
22 S Wichita Cir	0.63mi	2/1.0 (-1)	936 (-8%)	1mo	$100,000	$107	52
42 Arrowhead Dr	0.47mi	2/1.5 (-1)	1,152 (+14%)	2mo	$118,000	$102	47
170 E Lakeshore Dr	0.51mi	2/2.0 (-1)	1,152 (+14%)	2mo	$266,000	$231	43

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-853
• Equity at exit: $18,638

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $24,100
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $305

Break-even live

Break-even rent $947

Max offer price $125,000

Occupancy floor 72%

Sensitivity live

Price	-10% $376	-5% $341	+0% $305	+5% $270	+10% $235
Rent	-10% $200	-5% $253	+0% $305	+5% $358	+10% $411
Rate	-1.0pp $368	-0.5pp $337	base $305	+0.5pp $273	+1.0pp $240

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 W Lakeshore Dr Cherokee Village, AR	2.0	2.0	1344	$1,500	$1.12	44d	1	0.78mi
16 Annette Rd Cherokee Village, AR	3.0	2.5	1500	$1,100	$0.73	44d	1	0.98mi

Listing history 21 events

1. 2026-06-19
   days on market $125,000 Active 625 DOM
2. 2026-06-18
   days on market $125,000 Active 624 DOM
3. 2026-06-17
   days on market $125,000 Active 623 DOM
4. 2026-06-16
   days on market $125,000 Active 622 DOM
5. 2026-06-15
   days on market $125,000 Active 621 DOM
6. 2026-06-14
   days on market $125,000 Active 619 DOM
7. 2026-06-12
   days on market $125,000 Active 618 DOM
8. 2026-06-09
   days on market $125,000 Active 615 DOM
9. 2026-06-08
   days on market $125,000 Active 614 DOM
10. 2026-06-07
    days on market $125,000 Active 613 DOM
11. 2026-06-04
    days on market $125,000 Active 609 DOM
12. 2026-06-02
    days on market $125,000 Active 608 DOM
13. 2026-06-01
    days on market $125,000 Active 607 DOM
14. 2026-05-31
    days on market $125,000 Active 606 DOM
15. 2026-05-31
    days on market $125,000 Active 605 DOM
16. 2024-08-06
    listed $125,000 New Listing 149-char remark

    Show marketing remark (149 chars)

    Nice, 1015 sq ft, 3 bedroom 1 bath home in a quiet neighborhood. Approximately 1/2 mile from Sequoia Lake. The a/c unit is less than five years old.

17. 2009-03-11
    soldstatus $34,000
18. 1997-07-23
    soldstatus $25,000
19. 1995-01-25
    soldstatus $25,000
20. 1994-05-26
    soldstatus $12,000
21. 1994-05-26
    soldstatus $25,000

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$315/yr (+$26/mo · 64.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 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: $16,002
• − Mortgage interest: −$7,002
• − Property taxes: −$485
• − Insurance: −$625
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$3,636
• Taxable income: $1,693
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $3,259/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

+941.7% since first listed

6 events — show timeline

• 2024-08-06 Listed $125,000 CARMLS
• 2009-03-11 Sold (Public Records) $34,000 Public Records
• 1997-07-23 Sold (Public Records) $25,000 Public Records
• 1995-01-25 Sold (Public Records) $25,000 Public Records
• 1994-05-26 Sold (Public Records) $25,000 Public Records
• 1994-05-26 Sold (Public Records) $12,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $485 · +0.0% YoY. Source: county tax records.