Tbd Slick Rock Rd · Cherokee Village, AR 72542

$22,500

3 bd · 1.0 ba · 480 sqft · Manufactured public records · 167 Days on market

3.98 ac lot $47/sqft · 61% below area ↓ 36% since listing

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Hunting Cabin in Ozark Foothills sitting on 4.00 acres near Spring River. This property offers hunting, fishing, canoeing, and kayaking in nearby rivers. The cabin is in need of TLC . There are no closets. Water and electric already in place . Hardwood trees with deer, turkey, and other wildlife.

Key facts

• Hardwood trees
• Wildlife
• 4 acres

Tags

• 4 ACRES
• SPRING RIVER
• HARDWOOD TREES
• WILDLIFE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $22k.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $20k (12.0% below list) — sets the bar for market timing.
• Cap rate 52.4% 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: amenities F, commute F, employment 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.
• Zoned schools: Cherokee Elementary School (math 58% / reading 40%, grade D, #108 of 454 statewide, top 24%, 594 students, 100% FRL); Highland Middle School (math 41% / reading 36%, grade F, #105 of 201 statewide, top 52%, 492 students, 100% FRL); Highland High School (math 31% / reading 44%, grade F, #62 of 292 statewide, top 21%, 526 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 129 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($156 loan paydown + $2k appreciation (10.0% local appreciation)).
• Fulton County population projected at -17% 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $6k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $19,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% 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: 5.63% ✓
• Cap rate: 52.39%
• Cash-on-cash: 164.63%
• DSCR: 8.33
• GRM: 1.5

CMA / ARV

• ARV (median comp): $120,593
• List price: $22,500
• Delta: -81.34%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.68×
• Total profit: $67,310
• Equity at exit: $20,270

10-year hold

• IRR: —
• Equity multiple: 25.59×
• Total profit: $154,941
• Equity at exit: $43,713

Cash invested: $6,300 (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: 129
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$118
• Tax from tax record: −$9 /mo · $110/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $864

Break-even live

Break-even rent $173

Max offer price $22,500

Occupancy floor 27%

Sensitivity live

Price	-10% $877	-5% $871	+0% $864	+5% $858	+10% $852
Rent	-10% $764	-5% $814	+0% $864	+5% $914	+10% $964
Rate	-1.0pp $876	-0.5pp $870	base $864	+0.5pp $858	+1.0pp $853

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: $5,625
• Closing costs: $675
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $22,500 Active 167 DOM
2. 2026-06-19
   days on market $22,500 Active 165 DOM
3. 2026-06-18
   days on market $22,500 Active 164 DOM
4. 2026-06-17
   days on market $22,500 Active 163 DOM
5. 2026-06-16
   days on market $22,500 Active 162 DOM
6. 2026-06-15
   days on market $22,500 Active 161 DOM
7. 2026-06-14
   days on market $22,500 Active 159 DOM
8. 2026-06-12
   days on market $22,500 Active 158 DOM
9. 2026-06-09
   days on market $22,500 Active 155 DOM
10. 2026-06-08
    days on market $22,500 Active 154 DOM
11. 2026-06-07
    days on market $22,500 Active 153 DOM
12. 2026-06-04
    days on market $22,500 Active 149 DOM
13. 2026-06-02
    days on market $22,500 Active 148 DOM
14. 2026-06-01
    days on market $22,500 Active 147 DOM
15. 2026-05-31
    days on market $22,500 Active 146 DOM
16. 2026-05-31
    days on market $22,500 Active 145 DOM
17. 2026-04-09
    price $22,500 297-char remark

    Show marketing remark (297 chars)

    Hunting Cabin in Ozark Foothills sitting on 4.00 acres near Spring River. This property offers hunting, fishing, canoeing, and kayaking in nearby rivers. The cabin is in need of TLC . There are no closets. Water and electric already in place . Hardwood trees with deer, turkey, and other wildlife.

18. 2026-04-09
    price $225,000 297-char remark

    Show marketing remark (297 chars)

    Hunting Cabin in Ozark Foothills sitting on 4.00 acres near Spring River. This property offers hunting, fishing, canoeing, and kayaking in nearby rivers. The cabin is in need of TLC . There are no closets. Water and electric already in place . Hardwood trees with deer, turkey, and other wildlife.

19. 2026-01-07
    status New Listing 297-char remark

    Show marketing remark (297 chars)

    Hunting Cabin in Ozark Foothills sitting on 4.00 acres near Spring River. This property offers hunting, fishing, canoeing, and kayaking in nearby rivers. The cabin is in need of TLC . There are no closets. Water and electric already in place . Hardwood trees with deer, turkey, and other wildlife.

20. 2026-01-07
    listed $28,000 New Listing 297-char remark

    Show marketing remark (297 chars)

    Hunting Cabin in Ozark Foothills sitting on 4.00 acres near Spring River. This property offers hunting, fishing, canoeing, and kayaking in nearby rivers. The cabin is in need of TLC . There are no closets. Water and electric already in place . Hardwood trees with deer, turkey, and other wildlife.

21. 2026-01-06
    historical 297-char remark

    Show marketing remark (297 chars)

    Hunting Cabin in Ozark Foothills sitting on 4.00 acres near Spring River. This property offers hunting, fishing, canoeing, and kayaking in nearby rivers. The cabin is in need of TLC . There are no closets. Water and electric already in place . Hardwood trees with deer, turkey, and other wildlife.

22. 2026-01-01
    historical
23. 2025-04-17
    listed $29,000 New Listing
24. 2023-01-17
    historical
25. 2023-01-11
    status Back on Market
26. 2022-12-28
    status Under Contract
27. 2022-12-13
    price $33,000
28. 2022-10-06
    listed $35,000 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: $110 · $9/mo
• Projected year-2 tax: $144 · $12/mo
• Expected delta: +$34/yr (+$3/mo · 31.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,202
• − Mortgage interest: −$1,260
• − Property taxes: −$110
• − Insurance: −$112
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$655
• Taxable income: $10,633
• Est. tax owed @ 24.0%: −$2,552
• After-tax cash flow: $7,820/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

• City population: 5,090
• Population (ZIP): 3,829

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

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 · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

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

-35.7% since first listed

12 events — show timeline

• 2026-04-09 Price Changed $22,500 CARMLS
• 2026-04-09 Price Changed $225,000 CARMLS
• 2026-01-07 Relisted — CARMLS
• 2026-01-07 Listed $28,000 CARMLS
• 2026-01-06 Listing Removed — CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-04-17 Listed $29,000 CARMLS
• 2023-01-17 Listing Removed — CARMLS
• 2023-01-11 Relisted — CARMLS
• 2022-12-28 Pending — CARMLS
• 2022-12-13 Price Changed $33,000 CARMLS
• 2022-10-06 Listed $35,000 CARMLS

Property tax history

+3.9%/yr

Latest (2025): $110 · +10.7% YoY. Source: county tax records.