9 Many Moons Trce · Cherokee Village, AR 72542

$79,900

2 bd · 2.0 ba · 1,362 sqft · SingleFamily public records · 203 Days on market

1,742 sqft lot $59/sqft · 37% below area Est $126k · 37% under $80/mo HOA · 7% of rent

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Why this score? — see what drove the A 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEW PRICE of $79,900 buys this 2 bdrm, 2 bath, end unit, 2-level TOWNHOME! Outside is a fixer upper with needing some exterior siding repairs, but the INTERIOR has LOTS of UPDATES including a new kitchen in 2024 with GRANITE COUNTERTOPS, maple shaker soft close cabinets!! Stainless-steel appliances include glass top slide-in range with convection oven, OTR microwave, French door refrigerator, and Sapphire blue GE large capacity stack washer and dryer (2025). NEW TRANE HVAC, electric water heater, water softener-New upstairs carpet, all new ceiling lighting & fans and interior paint throughout the home ALL IN 2024-2025. Living/Dining combo with FIREPLACE (currently not operational). The large primary bedroom has its own 3/4 bath with his & her vanities. The full hall bathroom with jetted tub and a half bath on the main level are great for guests. Large PATIO out back overlooking green space is perfect for grilling and entertaining. New architectural shingled roof in 2023. 2 level parking spaces. Great location, within walking distance to post office, bank and HEATED SWIMMING POOL!! The home's PRICE IS FIRM AND BEING SOLD "AS-IS". Great investment property or snowbirds retreat!

Key facts

• New hvac
• New water heater
• New upstairs carpet

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• NEW HVAC
• NEW UPSTAIRS CARPET
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 131 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

• In year one you build about $9k of equity ($552 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.43% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.85%
• DSCR: 1.71
• GRM: 5.8

CMA / ARV

• ARV (median comp): $126,307
• List price: $79,900
• Delta: -36.74%
• 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
8 Warpath Dr	0.34mi	3/1.5 (+1)	1,360 (-0%)	0mo	$40,000	$29	76
32 W Lakeshore Dr	0.46mi	2/2.0	1,377 (+1%)	16mo	$175,000	$127	64
14 Nokonda Rd	0.66mi	2/2.0	1,420 (+4%)	1mo	$202,876	$143	61
1 W Lakeshore Dr	0.34mi	3/2.0 (+1)	1,472 (+8%)	6mo	$319,000	$217	61
29 W Lakeshore Dr	0.46mi	3/1.0 (+1)	1,300 (-5%)	5mo	$186,200	$143	57
15 W Lakeshore Dr	0.42mi	2/1.5	1,268 (-7%)	19mo	$230,000	$181	51
6 Arrowhead Dr	0.50mi	2/1.0	1,176 (-14%)	2mo	$55,000	$47	48
1 E Lakeshore Dr	0.41mi	2/1.5	1,190 (-13%)	13mo	$165,000	$139	47
20 S Ontario Dr	0.45mi	2/2.0	1,200 (-12%)	16mo	$72,000	$60	45
16 Navajo Dr	0.36mi	3/2.0 (+1)	1,554 (+14%)	18mo	$159,000	$102	40
7 Ada Dr	0.66mi	2/1.0	1,224 (-10%)	15mo	$123,000	$100	36
25 Arrowhead Dr	0.64mi	2/1.0	1,216 (-11%)	18mo	$102,500	$84	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: 36.0%
• Equity multiple: 3.79×
• Total profit: $62,383
• Equity at exit: $71,980

10-year hold

• IRR: 31.0%
• Equity multiple: 8.55×
• Total profit: $169,018
• Equity at exit: $155,228

Cash invested: $22,372 (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 72542

• Home prices YoY: 26.5%
• Active inventory: 131
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$33
• HOA: −$80
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $295

Break-even live

Break-even rent $773

Max offer price $79,900

Occupancy floor 69%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.14mi
128 W Lakeshore Dr Cherokee Village, AR	2.0	2.0	1344	$1,500	$1.12	44d	1	1.20mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: waterelectricpool

Listing history 16 events

1. 2026-04-03
   price $79,900 1216-char remark

   Show marketing remark (1216 chars)

   NEW PRICE of $79,900 buys this 2 bdrm, 2 bath, end unit, 2-level TOWNHOME! Outside is a fixer upper with needing some exterior siding repairs, but the INTERIOR has LOTS of UPDATES including a new kitchen in 2024 with GRANITE COUNTERTOPS, maple shaker soft close cabinets!! Stainless-steel appliances include glass top slide-in range with convection oven, OTR microwave, French door refrigerator, and Sapphire blue GE large capacity stack washer and dryer (2025). NEW TRANE HVAC, electric water heater, water softener-New upstairs carpet, all new ceiling lighting & fans and interior paint throughout the home ALL IN 2024-2025. Living/Dining combo with FIREPLACE (currently not operational). The large primary bedroom has its own 3/4 bath with his & her vanities. The full hall bathroom with jetted tub and a half bath on the main level are great for guests. Large PATIO out back overlooking green space is perfect for grilling and entertaining. New architectural shingled roof in 2023. 2 level parking spaces. Great location, within walking distance to post office, bank and HEATED SWIMMING POOL!! The home's PRICE IS FIRM AND BEING SOLD "AS-IS". Great investment property or snowbirds retreat!

2. 2026-03-05
   price $84,900 1216-char remark

   Show marketing remark (1216 chars)

   NEW PRICE of $79,900 buys this 2 bdrm, 2 bath, end unit, 2-level TOWNHOME! Outside is a fixer upper with needing some exterior siding repairs, but the INTERIOR has LOTS of UPDATES including a new kitchen in 2024 with GRANITE COUNTERTOPS, maple shaker soft close cabinets!! Stainless-steel appliances include glass top slide-in range with convection oven, OTR microwave, French door refrigerator, and Sapphire blue GE large capacity stack washer and dryer (2025). NEW TRANE HVAC, electric water heater, water softener-New upstairs carpet, all new ceiling lighting & fans and interior paint throughout the home ALL IN 2024-2025. Living/Dining combo with FIREPLACE (currently not operational). The large primary bedroom has its own 3/4 bath with his & her vanities. The full hall bathroom with jetted tub and a half bath on the main level are great for guests. Large PATIO out back overlooking green space is perfect for grilling and entertaining. New architectural shingled roof in 2023. 2 level parking spaces. Great location, within walking distance to post office, bank and HEATED SWIMMING POOL!! The home's PRICE IS FIRM AND BEING SOLD "AS-IS". Great investment property or snowbirds retreat!

3. 2026-01-21
   price $86,500 1216-char remark

   Show marketing remark (1216 chars)

   NEW PRICE of $79,900 buys this 2 bdrm, 2 bath, end unit, 2-level TOWNHOME! Outside is a fixer upper with needing some exterior siding repairs, but the INTERIOR has LOTS of UPDATES including a new kitchen in 2024 with GRANITE COUNTERTOPS, maple shaker soft close cabinets!! Stainless-steel appliances include glass top slide-in range with convection oven, OTR microwave, French door refrigerator, and Sapphire blue GE large capacity stack washer and dryer (2025). NEW TRANE HVAC, electric water heater, water softener-New upstairs carpet, all new ceiling lighting & fans and interior paint throughout the home ALL IN 2024-2025. Living/Dining combo with FIREPLACE (currently not operational). The large primary bedroom has its own 3/4 bath with his & her vanities. The full hall bathroom with jetted tub and a half bath on the main level are great for guests. Large PATIO out back overlooking green space is perfect for grilling and entertaining. New architectural shingled roof in 2023. 2 level parking spaces. Great location, within walking distance to post office, bank and HEATED SWIMMING POOL!! The home's PRICE IS FIRM AND BEING SOLD "AS-IS". Great investment property or snowbirds retreat!

4. 2025-11-04
   listed $89,900 New Listing 1216-char remark

   Show marketing remark (1216 chars)

   NEW PRICE of $79,900 buys this 2 bdrm, 2 bath, end unit, 2-level TOWNHOME! Outside is a fixer upper with needing some exterior siding repairs, but the INTERIOR has LOTS of UPDATES including a new kitchen in 2024 with GRANITE COUNTERTOPS, maple shaker soft close cabinets!! Stainless-steel appliances include glass top slide-in range with convection oven, OTR microwave, French door refrigerator, and Sapphire blue GE large capacity stack washer and dryer (2025). NEW TRANE HVAC, electric water heater, water softener-New upstairs carpet, all new ceiling lighting & fans and interior paint throughout the home ALL IN 2024-2025. Living/Dining combo with FIREPLACE (currently not operational). The large primary bedroom has its own 3/4 bath with his & her vanities. The full hall bathroom with jetted tub and a half bath on the main level are great for guests. Large PATIO out back overlooking green space is perfect for grilling and entertaining. New architectural shingled roof in 2023. 2 level parking spaces. Great location, within walking distance to post office, bank and HEATED SWIMMING POOL!! The home's PRICE IS FIRM AND BEING SOLD "AS-IS". Great investment property or snowbirds retreat!

5. 2024-09-09
   soldstatus $69,900
6. 2024-09-05
   status Under Contract 935-char remark

   Show marketing remark (935 chars)

   INVESTOR SPECIAL!! Just $69,900 (Firm) buys this 2 level town home near Town Center-walk to post office, bank, and HEATED SWIMMING POOL!! 2 bedroom 1 full bath 3/4 bath and 1/2 bath! This property is owned by older couple who do not wish to make any repairs and are selling AS IS!! Vinyl windows, laminate flooring and Berber carpet. Kitchen has appliances including refrigerator, dishwasher, and range. Roomy utility room with washer & dryer. Fireplace in living room is closed off and not being used. 1/2 bath on main level. Great patio out back overlooking green space, with storage shed. Upstairs you'll find 2 roomy bedrooms, good storage, full bath in hall Large master bedroom with his and her vanities and shower. New roof in 2023. Air is not currently working. .. . Level parking, great location, Sold "as is" - you do the fixes and save $$$ on purchase price! Measurements per ARCountydata. Listing #2375

7. 2024-09-05
   soldstatus $69,900 Sold 935-char remark

   Show marketing remark (935 chars)

   INVESTOR SPECIAL!! Just $69,900 (Firm) buys this 2 level town home near Town Center-walk to post office, bank, and HEATED SWIMMING POOL!! 2 bedroom 1 full bath 3/4 bath and 1/2 bath! This property is owned by older couple who do not wish to make any repairs and are selling AS IS!! Vinyl windows, laminate flooring and Berber carpet. Kitchen has appliances including refrigerator, dishwasher, and range. Roomy utility room with washer & dryer. Fireplace in living room is closed off and not being used. 1/2 bath on main level. Great patio out back overlooking green space, with storage shed. Upstairs you'll find 2 roomy bedrooms, good storage, full bath in hall Large master bedroom with his and her vanities and shower. New roof in 2023. Air is not currently working. .. . Level parking, great location, Sold "as is" - you do the fixes and save $$$ on purchase price! Measurements per ARCountydata. Listing #2375

8. 2024-07-26
   historical Take Backups 935-char remark

   Show marketing remark (935 chars)

   INVESTOR SPECIAL!! Just $69,900 (Firm) buys this 2 level town home near Town Center-walk to post office, bank, and HEATED SWIMMING POOL!! 2 bedroom 1 full bath 3/4 bath and 1/2 bath! This property is owned by older couple who do not wish to make any repairs and are selling AS IS!! Vinyl windows, laminate flooring and Berber carpet. Kitchen has appliances including refrigerator, dishwasher, and range. Roomy utility room with washer & dryer. Fireplace in living room is closed off and not being used. 1/2 bath on main level. Great patio out back overlooking green space, with storage shed. Upstairs you'll find 2 roomy bedrooms, good storage, full bath in hall Large master bedroom with his and her vanities and shower. New roof in 2023. Air is not currently working. .. . Level parking, great location, Sold "as is" - you do the fixes and save $$$ on purchase price! Measurements per ARCountydata. Listing #2375

9. 2024-04-05
   listed $69,900 New Listing 935-char remark

   Show marketing remark (935 chars)

   INVESTOR SPECIAL!! Just $69,900 (Firm) buys this 2 level town home near Town Center-walk to post office, bank, and HEATED SWIMMING POOL!! 2 bedroom 1 full bath 3/4 bath and 1/2 bath! This property is owned by older couple who do not wish to make any repairs and are selling AS IS!! Vinyl windows, laminate flooring and Berber carpet. Kitchen has appliances including refrigerator, dishwasher, and range. Roomy utility room with washer & dryer. Fireplace in living room is closed off and not being used. 1/2 bath on main level. Great patio out back overlooking green space, with storage shed. Upstairs you'll find 2 roomy bedrooms, good storage, full bath in hall Large master bedroom with his and her vanities and shower. New roof in 2023. Air is not currently working. .. . Level parking, great location, Sold "as is" - you do the fixes and save $$$ on purchase price! Measurements per ARCountydata. Listing #2375

10. 2015-08-03
    soldstatus $39,900 Sold
11. 2015-07-28
    status Under Contract
12. 2015-06-09
    listed $39,900 New Listing
13. 1996-12-27
    soldstatus $35,000
14. 1994-03-18
    soldstatus $37,000
15. 1993-08-19
    soldstatus $25,000
16. 1986-07-25
    soldstatus $40,000

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $937 · $78/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 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 · 21 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: $13,758
• − Mortgage interest: −$4,476
• − Property taxes: −$937
• − Insurance: −$400
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − HOA: −$960
• − Depreciation: −$2,324
• Taxable income: $2,461
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $2,954/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): 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

+99.8% since first listed

16 events — show timeline

• 2026-04-03 Price Changed $79,900 CARMLS
• 2026-03-05 Price Changed $84,900 CARMLS
• 2026-01-21 Price Changed $86,500 CARMLS
• 2025-11-04 Listed $89,900 CARMLS
• 2024-09-09 Sold (Public Records) $69,900 Public Records
• 2024-09-05 Pending — CARMLS
• 2024-09-05 Sold (MLS) $69,900 CARMLS
• 2024-07-26 Contingent — CARMLS
• 2024-04-05 Listed $69,900 CARMLS
• 2015-08-03 Sold (MLS) $39,900 CARMLS
• 2015-07-28 Pending — CARMLS
• 2015-06-09 Listed $39,900 CARMLS
• 1996-12-27 Sold (Public Records) $35,000 Public Records
• 1994-03-18 Sold (Public Records) $37,000 Public Records
• 1993-08-19 Sold (Public Records) $25,000 Public Records
• 1986-07-25 Sold (Public Records) $40,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $937 · +114.5% YoY. Source: county tax records.