10 Yosemite Dr · Cherokee Village, AR 72529

$195,500

3 bd · 2.0 ba · 2,086 sqft · SingleFamily public records · 283 Days on market

Built 1964 0.54 ac lot $94/sqft · 16% below area Est $233k · 16% under

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Why this score? — see what drove the B- 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 +26.1/30.0
• ARV discount +14.8/15.0
• DSCR +8.8/10.0
• 1% rule +5.6/10.0
• 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

ACROSS FROM LAKE THUNDERBIRD! 2 LOTS- Over 2000 sq ft- includes Mother-in-law suite. Upstairs vintage hardwood flooring-great character! Eat-in kitchen lots of cabinets and storage. Huge living room looks out to T-Bird views thru big windows (views best fall-winter). 2 roomy bedrooms on main level-share full hall bath-laundry on main level. Large bonus room views nice patio with native stone walls. Numerous uses for bonus room - has native stone wood burning fireplace (currently has electric logs) and large storage closet- with easy access to backyard. Newer storage bldg in back. Lots of vinyl replacement windows, low maintenance steel siding. Downstairs has family room along with bedroom, 3/4 bath & lots of additional storage. Newer h/a (Elec w/ propane back-up), roof, gutters, water heater-see disclosure for ages. Washer/dryer conveys at closing, new concrete septic 2012. Lot next door - great spot for garage or shop. Home is occupied requires appointment. #2417

Key facts

• Mother-in-law suite
• Huge living room
• Bonus room

Tags

• MOTHER-IN-LAW SUITE
• VINTAGE HARDWOOD FLOORING
• EAT-IN KITCHEN
• HUGE LIVING ROOM
• BONUS ROOM
• NEWER STORAGE BLDG

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $196k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 $1k of loan paydown is wiped out by about $6k 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 283 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $80k; list at $196k implies a 145% 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 $172,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1964 — 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: 1.06% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 7.9

CMA / ARV

• ARV (median comp): $233,381
• List price: $195,500
• Delta: -16.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Saginaw Cir	0.41mi	3/1.5	1,825 (-12%)	4mo	$117,000	$64	54
135 Iroquois Dr	0.38mi	3/3.0	2,386 (+14%)	0mo	$345,000	$145	54
129 Wahoo Dr	0.42mi	4/3.0 (+1)	2,384 (+14%)	1mo	$89,000	$37	46
171 W Lakeshore Dr	0.47mi	4/3.0 (+1)	2,187 (+5%)	24mo	$300,000	$137	41
41 Wyandotte Dr	0.61mi	4/2.5 (+1)	2,340 (+12%)	21mo	$294,705	$126	27

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: -0.1%
• Equity multiple: 0.99×
• Total profit: $-282
• Equity at exit: $29,150

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $39,912
• Equity at exit: $16,903

Cash invested: $54,740 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,071 medium
• Mortgage (P&I): −$1,025
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $494

Break-even live

Break-even rent $1,445

Max offer price $195,500

Occupancy floor 71%

Sensitivity live

Price	-10% $605	-5% $550	+0% $494	+5% $439	+10% $150
Rent	-10% $331	-5% $413	+0% $494	+5% $576	+10% $658
Rate	-1.0pp $593	-0.5pp $544	base $494	+0.5pp $444	+1.0pp $392

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: $48,875
• Closing costs: $5,865
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
194 E Lakeshore Dr Cherokee Village, AR	4.0	2.0	1764	$2,500	$1.42	44d	1	0.47mi
16 Annette Rd Cherokee Village, AR	3.0	2.5	1500	$1,100	$0.73	44d	1	0.91mi

Listing history 19 events

1. 2026-06-19
   days on market $195,500 Active 283 DOM
2. 2026-06-18
   days on market $195,500 Active 282 DOM
3. 2026-06-17
   days on market $195,500 Active 281 DOM
4. 2026-06-16
   days on market $195,500 Active 280 DOM
5. 2026-06-15
   days on market $195,500 Active 279 DOM
6. 2026-06-14
   days on market $195,500 Active 277 DOM
7. 2026-06-12
   days on market $195,500 Active 276 DOM
8. 2026-06-09
   days on market $195,500 Active 273 DOM
9. 2026-06-08
   days on market $195,500 Active 272 DOM
10. 2026-06-07
    days on market $195,500 Active 271 DOM
11. 2026-06-04
    days on market $195,500 Active 267 DOM
12. 2026-06-02
    days on market $195,500 Active 266 DOM
13. 2026-06-01
    days on market $195,500 Active 265 DOM
14. 2026-05-31
    days on market $195,500 Active 264 DOM
15. 2026-05-31
    days on market $195,500 Active 263 DOM
16. 2025-09-08
    listed $195,500 New Listing 984-char remark

    Show marketing remark (984 chars)

    ACROSS FROM LAKE THUNDERBIRD! 2 LOTS- Over 2000 sq ft- includes Mother-in-law suite. Upstairs vintage hardwood flooring-great character! Eat-in kitchen lots of cabinets and storage. Huge living room looks out to T-Bird views thru big windows (views best fall-winter). 2 roomy bedrooms on main level-share full hall bath-laundry on main level. Large bonus room views nice patio with native stone walls. Numerous uses for bonus room - has native stone wood burning fireplace (currently has electric logs) and large storage closet- with easy access to backyard. Newer storage bldg in back. Lots of vinyl replacement windows, low maintenance steel siding. Downstairs has family room along with bedroom, 3/4 bath & lots of additional storage. Newer h/a (Elec w/ propane back-up), roof, gutters, water heater-see disclosure for ages. Washer/dryer conveys at closing, new concrete septic 2012. Lot next door - great spot for garage or shop. Home is occupied requires appointment. #2417

17. 2015-07-17
    soldstatus $79,700 Sold 519-char remark

    Show marketing remark (519 chars)

    Exceptional value! Over 2,000 sq ft - includes MOTHER IN LAW SUITE! Upstairs you will find quality hardwood flooring with great character! Large eat in kitchen with lots of cabinets-great storage. Huge living room looks out to Lake Thunderbird thru big windows!! 2 roomy bedrooms on main level, laundry located on main level, large bonus room views beautiful rock wall & patio also features native stone fireplace. Lots of new vinyl tip out windows with this property. .. PRICED AT $89,900 Call 870-710-7653 #1573

18. 2015-06-03
    listed $79,700 Active 519-char remark

    Show marketing remark (519 chars)

    Exceptional value! Over 2,000 sq ft - includes MOTHER IN LAW SUITE! Upstairs you will find quality hardwood flooring with great character! Large eat in kitchen with lots of cabinets-great storage. Huge living room looks out to Lake Thunderbird thru big windows!! 2 roomy bedrooms on main level, laundry located on main level, large bonus room views beautiful rock wall & patio also features native stone fireplace. Lots of new vinyl tip out windows with this property. .. PRICED AT $89,900 Call 870-710-7653 #1573

19. 2006-12-18
    soldstatus $110,000

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$835/yr (+$70/mo · 200.4%)

ⓘ 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: $24,849
• − Mortgage interest: −$10,951
• − Property taxes: −$416
• − Insurance: −$978
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$5,687
• Taxable income: $2,841
• Est. tax owed @ 24.0%: −$682
• After-tax cash flow: $5,252/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

+77.7% since first listed

4 events — show timeline

• 2025-09-08 Listed $195,500 CARMLS
• 2015-07-17 Sold (MLS) $79,700 CARMLS
• 2015-06-03 Listed $79,700 CARMLS
• 2006-12-18 Sold (Public Records) $110,000 Public Records

Property tax history

-5.2%/yr

Latest (2025): $416 · -19.4% YoY. Source: county tax records.