111 Cameron · Brookland, AR 72417

$210,000

3 bd · 2.0 ba · 1,282 sqft · SingleFamily public records · 34 Days on market

Built 2020 0.27 ac lot $164/sqft · 12% above area Est $188k · 12% over

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +9.6/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• 1% rule +1.8/10.0

Listing remarks

The words Move-in ready get thrown around a lot. .. but THIS one actually means it! 3 bedrooms, 2 bathrooms, Split floor plan, Granite Countertops, Stainless Appliances, Oversized pantry, Huge fenced backyard, All brick exterior. From the acid-stained floors to the spacious primary suite and backyard made for summer nights, this home just feels GOOD the second you walk in. And lets be honest. .. finding a clean, stylish home in Brookland School District with this much charm? Is Hard to beat!!

Key facts

• Stainless appliances
• Split floor plan
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS APPLIANCES
• OVERSIZED PANTRY
• HUGE FENCED BACKYARD
• ALL BRICK EXTERIOR
• SPLIT FLOOR PLAN

Property features AI

Finance

• Financial info: Financing options may include VA, FHA, Conventional, Rural Development, cash, or in-house financing

Exterior

• Parking: Garage for 2 cars
• Utilities: Public sewer; Public water; Municipal electric service (Entergy available)
• Home design: Single-family property; Approximately 1,282 square feet
• Construction: Slab foundation; Architectural shingle roof
• Exterior features: Brick exterior; Porch; Fully fenced yard with wood fence; Paved road access; Level lot; Located inside city limits

Interior

• Kitchen: Free-standing stove; Microwave; Electric range; Dishwasher
• Flooring: Concrete floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Walk-in closets; Ceiling fans; Kitchen counters with granite slab; Sheetrock walls and ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (32.1% below list).
• Recommended offer: $143k (32.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: 117 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $22k of equity ($1k loan paydown + $21k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 8 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

• 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 $142,592 (32.1% 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 34 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.68% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 12.3

CMA / ARV

• ARV (median comp): $187,863
• List price: $210,000
• Delta: 11.78%
• 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
626 N Holman St	0.24mi	3/2.0	1,272 (-1%)	1mo	$133,900	$105	87
105 Cameron Ave	0.04mi	3/2.0	1,356 (+6%)	5mo	$218,000	$161	85
114 Oak Meadow Cir	0.27mi	3/1.5	1,248 (-3%)	3mo	$164,500	$132	79
305 W School St	0.51mi	3/2.0	1,294 (+1%)	1mo	$185,000	$143	74
587 E Matthews St	0.37mi	4/2.0 (+1)	1,320 (+3%)	1mo	$188,000	$142	72
125 Logan	0.39mi	3/2.0	1,200 (-6%)	2mo	$182,000	$152	70
314 W School	0.59mi	3/2.0	1,228 (-4%)	7mo	$177,000	$144	60
322 W School	0.61mi	3/2.0	1,209 (-6%)	5mo	$179,900	$149	58
104 Weston Cv	0.57mi	3/2.0	1,380 (+8%)	4mo	$198,500	$144	57
126 Ellis Dr	0.60mi	3/2.0	1,386 (+8%)	2mo	$218,850	$158	56
101 Ellis Dr	0.60mi	3/2.0	1,436 (+12%)	2mo	$220,000	$153	50
107 Ellis Dr	0.75mi	4/2.0 (+1)	1,470 (+15%)	3mo	$212,500	$145	33

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: 22.2%
• Equity multiple: 2.79×
• Total profit: $105,311
• Equity at exit: $189,185

10-year hold

• IRR: 19.9%
• Equity multiple: 6.39×
• Total profit: $316,995
• Equity at exit: $407,984

Cash invested: $58,800 (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: 117
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-141

Break-even live

Break-even rent $1,604

Max offer price $185,124

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Story St Brookland, AR	3.0	2.0	1200	$1,270	$1.06	43d	1	0.17mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	43d	1	0.17mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	43d	1	0.21mi
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	43d	1	0.35mi
105 Cherry St Brookland, AR	3.0	2.0	1170	$1,575	$1.35	43d	1	0.39mi

Listing history 31 events

1. 2026-06-16
   status $210,000 Under Contract 34 DOM
2. 2026-06-15
   days on market $210,000 Active 34 DOM
3. 2026-06-14
   days on market $210,000 Active 32 DOM
4. 2026-06-13
   statusdays on market $210,000 Active 31 DOM
5. 2026-06-10
   days on market $210,000 Price Change 29 DOM
6. 2026-06-09
   days on market $210,000 Price Change 28 DOM
7. 2026-06-08
   days on market $210,000 Price Change 27 DOM
8. 2026-06-07
   pricestatusdays on market $210,000 Price Change 26 DOM
9. 2026-06-05
   days on market $214,900 Active 23 DOM
10. 2026-06-02
    days on market $214,900 Active 21 DOM
11. 2026-06-01
    days on market $214,900 Active 20 DOM
12. 2026-05-31
    days on market $214,900 Active 19 DOM
13. 2026-05-30
    days on market $214,900 Active 18 DOM
14. 2026-05-12
    listed $214,900 Active 497-char remark
15. 2026-05-12
    listed $214,900 New Listing 497-char remark
16. 2026-03-01
    price $216,900
17. 2026-02-10
    listed $221,000 Active
18. 2024-08-05
    soldstatus $209,900
19. 2024-07-22
    soldstatus $209,900 Closed
20. 2024-07-22
    soldstatus $209,900 Sold
21. 2024-06-26
    historical
22. 2024-06-25
    historical Take Backups
23. 2024-06-20
    listed $209,900 New Listing
24. 2024-06-14
    listed $209,900 Active
25. 2020-06-02
    historical
26. 2020-06-01
    soldstatus $158,000
27. 2019-12-03
    listed $160,000
28. 2019-12-02
    listed $160,000
29. 2019-05-07
    historical
30. 2018-11-08
    listed $144,425
31. 2018-11-08
    listed $144,425

ⓘ 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: $942 · $79/mo
• Projected year-2 tax: $1,344 · $112/mo
• Expected delta: +$402/yr (+$33/mo · 42.6%)

ⓘ 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 ≥110°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: $17,111
• − Mortgage interest: −$11,763
• − Property taxes: −$942
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$6,109
• Taxable loss: −$5,491
• Est. tax savings @ 24.0%: +$1,318
• After-tax cash flow: $-372/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

+45.4% since first listed

20 events — show timeline

• 2026-06-16 Pending — CARMLS
• 2026-06-06 Price Changed $210,000 CARMLS
• 2026-06-05 Price Changed $210,000 NEABOR MLS
• 2026-05-12 Listed $214,900 CARMLS
• 2026-03-01 Price Changed $216,900 NEABOR MLS
• 2026-02-10 Listed $221,000 NEABOR MLS
• 2024-08-05 Sold (Public Records) $209,900 Public Records
• 2024-07-22 Sold (MLS) $209,900 NEABOR MLS
• 2024-07-22 Sold (MLS) $209,900 CARMLS
• 2024-06-26 Delisted — NEABOR MLS
• 2024-06-25 Contingent — CARMLS
• 2024-06-20 Listed $209,900 CARMLS
• 2024-06-14 Listed $209,900 NEABOR MLS
• 2020-06-02 Listing Removed — CARMLS
• 2020-06-01 Sold (MLS) $158,000 NEABOR MLS
• 2019-12-03 Listed $160,000 CARMLS
• 2019-12-02 Listed $160,000 NEABOR MLS
• 2019-05-07 Listing Removed — CARMLS
• 2018-11-08 Listed $144,425 NEABOR MLS
• 2018-11-08 Listed $144,425 CARMLS

Property tax history

+18.6%/yr

Latest (2025): $942 · +6.7% YoY. Source: county tax records.