2 Cisco Cir · Cherokee Village, AR 72529

$154,900

4 bd · 1.5 ba · 2,150 sqft · SingleFamily public records · 112 Days on market

Built 1997 0.32 ac lot $72/sqft · 5% below area Est $163k · 5% 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).

• Cash flow +23.0/30.0
• ARV discount +9.9/15.0
• DSCR +7.4/10.0
• 1% rule +4.9/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ozark Foothills Home in Cherokee Village Near Lakes & Southfork River Located at 2 Cisco Circle in Cherokee Village, AR, this well-maintained 2-level home offers over 2,100 sq ft of living space in a premier Ozark foothills community. Enjoy access to 7 lakes, 2 golf courses, recreational centers, and hiking trails. Just minutes from the Southfork River for kayaking, canoeing, fishing, and swimming. Main level (1,124 sq ft) features all new interior paint and luxury vinyl waterproof flooring, 2 spacious bedrooms, 1 bath, kitchen with eat-in dining, vaulted ceiling in living room, and walk-out deck. Covered front porch and 1-car carport included. Lower level (1,026 sq ft) offers additional living area, bedroom, bath, laundry, bonus room (ideal for office or extra sleeping space), and walk-out patio. Updates include roof (2023), HVAC (2017), septic (2007), water heater (2023) and low-maintenance vinyl siding. Ideal for full-time living, vacation home, or investment property in North Arkansas.

Key facts

• Southfork river
• 2 golf courses
• Access to 7 lakes

Tags

• ACCESS TO 7 LAKES
• 2 GOLF COURSES
• RECREATIONAL CENTERS
• HIKING TRAILS
• SOUTHFORK RIVER
• NEW INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/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 $154k (0.5% below list).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 3 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; 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 $1k of loan paydown is wiped out by about $5k 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 112 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 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 $53k; list at $155k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (median comp): $163,458
• List price: $154,900
• Delta: -5.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Cisco Cir	0.01mi	3/2.0 (-1)	2,048 (-5%)	2mo	$189,000	$92	83
30 Hondo Cir	0.25mi	4/2.5	2,052 (-5%)	12mo	$272,450	$133	66
6 Cochise Cir	0.65mi	4/2.0	2,056 (-4%)	8mo	$147,500	$72	54
7 Cochise Cir	0.70mi	3/3.0 (-1)	2,242 (+4%)	6mo	$212,500	$95	44

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-7,684
• Equity at exit: $23,096

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $15,582
• Equity at exit: $13,393

Cash invested: $43,372 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $274

Break-even live

Break-even rent $1,193

Max offer price $154,900

Occupancy floor 77%

Sensitivity live

Price	-10% $362	-5% $318	+0% $274	+5% $230	+10% $187
Rent	-10% $153	-5% $213	+0% $274	+5% $335	+10% $396
Rate	-1.0pp $352	-0.5pp $314	base $274	+0.5pp $234	+1.0pp $193

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Annette Rd Cherokee Village, AR	3.0	2.5	1500	$1,100	$0.73	44d	1	0.56mi
107 Cherokee Rd Cherokee Village, AR	3.0	2.0	1900	$1,500	$0.79	44d	1	1.32mi
194 E Lakeshore Dr Cherokee Village, AR	4.0	2.0	1764	$2,500	$1.42	44d	1	1.36mi

Listing history 28 events

1. 2026-06-19
   days on market $154,900 Active 112 DOM
2. 2026-06-18
   days on market $154,900 Active 111 DOM
3. 2026-06-17
   days on market $154,900 Active 110 DOM
4. 2026-06-16
   days on market $154,900 Active 109 DOM
5. 2026-06-15
   days on market $154,900 Active 108 DOM
6. 2026-06-14
   days on market $154,900 Active 106 DOM
7. 2026-06-12
   days on market $154,900 Active 105 DOM
8. 2026-06-09
   days on market $154,900 Active 102 DOM
9. 2026-06-08
   days on market $154,900 Active 101 DOM
10. 2026-06-07
    days on market $154,900 Active 100 DOM
11. 2026-06-07
    days on market $154,900 Active 99 DOM
12. 2026-06-04
    days on market $154,900 Active 96 DOM
13. 2026-06-02
    days on market $154,900 Active 95 DOM
14. 2026-06-01
    days on market $154,900 Active 94 DOM
15. 2026-05-31
    days on market $154,900 Active 93 DOM
16. 2026-05-31
    days on market $154,900 Active 92 DOM
17. 2026-05-14
    price $154,900 1011-char remark

    Show marketing remark (1011 chars)

    Ozark Foothills Home in Cherokee Village Near Lakes & Southfork River Located at 2 Cisco Circle in Cherokee Village, AR, this well-maintained 2-level home offers over 2,100 sq ft of living space in a premier Ozark foothills community. Enjoy access to 7 lakes, 2 golf courses, recreational centers, and hiking trails. Just minutes from the Southfork River for kayaking, canoeing, fishing, and swimming. Main level (1,124 sq ft) features all new interior paint and luxury vinyl waterproof flooring, 2 spacious bedrooms, 1 bath, kitchen with eat-in dining, vaulted ceiling in living room, and walk-out deck. Covered front porch and 1-car carport included. Lower level (1,026 sq ft) offers additional living area, bedroom, bath, laundry, bonus room (ideal for office or extra sleeping space), and walk-out patio. Updates include roof (2023), HVAC (2017), septic (2007), water heater (2023) and low-maintenance vinyl siding. Ideal for full-time living, vacation home, or investment property in North Arkansas.

18. 2026-05-13
    price $154,900 1706-char remark

    Show marketing remark (1706 chars)

    Ozark Foothills Home in Cherokee Village, AR - Near Southfork River, Lakes & Golf Located at 2 Cisco Circle in Cherokee Village, Arkansas, this well-maintained two-level home offers over 2,100 square feet of living space in the heart of the Ozark foothills. Whether you're searching for a full-time residence, vacation home, or investment property, this one checks the boxes. Cherokee Village is known for its outdoor lifestyle, featuring 7 lakes, 2 golf courses, recreational centers, and multiple hiking trails. Just minutes away, the Southfork River provides excellent opportunities for kayaking, canoeing, fishing, and swimmingperfect for those who love the water and natural beauty of North Arkansas. The main level (1,124 sq ft) has been updated with all new interior paint and luxury vinyl waterproof flooring. You'll find: 2 spacious bedrooms 1 full bathroom Kitchen with eat-in dining area Living room with vaulted ceiling Walk-out back deck off the dining area Covered front porch 1-car carport The lower level (1,026 sq ft) offers flexible living space ideal for guests, multi-generational living, or rental potential: Additional living area Bedroom Bonus room (could serve as additional sleeping space or office) Bathroom Laundry area Walk-out door to patio Major updates include: Roof replaced in 2023 HVAC replaced in 2017 Septic system installed in 2007 Low-maintenance vinyl siding exterior If you're looking for a home near lakes, golf, and river recreation in the Ozarks, this property offers space, updates, and location. Opportunities in Cherokee Village with this much square footage and flexibility don't last long.

19. 2026-02-27
    listed $159,900 New Listing 1011-char remark

    Show marketing remark (1706 chars)

    Ozark Foothills Home in Cherokee Village, AR - Near Southfork River, Lakes & Golf Located at 2 Cisco Circle in Cherokee Village, Arkansas, this well-maintained two-level home offers over 2,100 square feet of living space in the heart of the Ozark foothills. Whether you're searching for a full-time residence, vacation home, or investment property, this one checks the boxes. Cherokee Village is known for its outdoor lifestyle, featuring 7 lakes, 2 golf courses, recreational centers, and multiple hiking trails. Just minutes away, the Southfork River provides excellent opportunities for kayaking, canoeing, fishing, and swimmingperfect for those who love the water and natural beauty of North Arkansas. The main level (1,124 sq ft) has been updated with all new interior paint and luxury vinyl waterproof flooring. You'll find: 2 spacious bedrooms 1 full bathroom Kitchen with eat-in dining area Living room with vaulted ceiling Walk-out back deck off the dining area Covered front porch 1-car carport The lower level (1,026 sq ft) offers flexible living space ideal for guests, multi-generational living, or rental potential: Additional living area Bedroom Bonus room (could serve as additional sleeping space or office) Bathroom Laundry area Walk-out door to patio Major updates include: Roof replaced in 2023 HVAC replaced in 2017 Septic system installed in 2007 Low-maintenance vinyl siding exterior If you're looking for a home near lakes, golf, and river recreation in the Ozarks, this property offers space, updates, and location. Opportunities in Cherokee Village with this much square footage and flexibility don't last long.

20. 2026-02-27
    listed $159,900 Active 1706-char remark

    Show marketing remark (1706 chars)

    Ozark Foothills Home in Cherokee Village, AR - Near Southfork River, Lakes & Golf Located at 2 Cisco Circle in Cherokee Village, Arkansas, this well-maintained two-level home offers over 2,100 square feet of living space in the heart of the Ozark foothills. Whether you're searching for a full-time residence, vacation home, or investment property, this one checks the boxes. Cherokee Village is known for its outdoor lifestyle, featuring 7 lakes, 2 golf courses, recreational centers, and multiple hiking trails. Just minutes away, the Southfork River provides excellent opportunities for kayaking, canoeing, fishing, and swimmingperfect for those who love the water and natural beauty of North Arkansas. The main level (1,124 sq ft) has been updated with all new interior paint and luxury vinyl waterproof flooring. You'll find: 2 spacious bedrooms 1 full bathroom Kitchen with eat-in dining area Living room with vaulted ceiling Walk-out back deck off the dining area Covered front porch 1-car carport The lower level (1,026 sq ft) offers flexible living space ideal for guests, multi-generational living, or rental potential: Additional living area Bedroom Bonus room (could serve as additional sleeping space or office) Bathroom Laundry area Walk-out door to patio Major updates include: Roof replaced in 2023 HVAC replaced in 2017 Septic system installed in 2007 Low-maintenance vinyl siding exterior If you're looking for a home near lakes, golf, and river recreation in the Ozarks, this property offers space, updates, and location. Opportunities in Cherokee Village with this much square footage and flexibility don't last long.

21. 2018-05-15
    status Under Contract
22. 2018-04-26
    soldstatus $53,000 Sold
23. 2018-03-17
    historical Take Backups
24. 2018-01-23
    price $59,000
25. 2017-09-14
    status Back on Market
26. 2017-09-13
    historical
27. 2017-09-12
    price $62,500
28. 2016-09-17
    listed $69,900 New Listing

ⓘ 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: $790 · $66/mo
• Projected year-2 tax: $991 · $83/mo
• Expected delta: +$202/yr (+$17/mo · 25.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $18,486
• − Mortgage interest: −$8,677
• − Property taxes: −$790
• − Insurance: −$774
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$4,506
• Taxable income: $781
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $3,104/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

+121.6% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $154,900 CARMLS
• 2026-05-13 Price Changed $154,900 NEABOR MLS
• 2026-02-27 Listed $159,900 NEABOR MLS
• 2026-02-27 Listed $159,900 CARMLS
• 2018-05-15 Pending — CARMLS
• 2018-04-26 Sold (MLS) $53,000 CARMLS
• 2018-03-17 Contingent — CARMLS
• 2018-01-23 Price Changed $59,000 CARMLS
• 2017-09-14 Relisted — CARMLS
• 2017-09-13 Listing Removed — CARMLS
• 2017-09-12 Price Changed $62,500 CARMLS
• 2016-09-17 Listed $69,900 CARMLS

Property tax history

+0.4%/yr

Latest (2025): $790 · +9.0% YoY. Source: county tax records.