1044 Springwood Dr · Cherokee Village, AR 72542

$185,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 194 Days on market

24 ac lot

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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 +18.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +3.7/10.0
• 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

Welcome to an exciting new listing that is just one mile from the beautiful Spring River and only 15 minutes from the aesthetic town of Hardy, Arkansas! This charming 3 bedroom, 2 bathroom home sets on 24 m/l acres of beautiful wooded land, giving you plenty of space to hunt, explore and enjoy nature. This property includes several outbuildings that can be used for storage or used for your favorite hobbies! Plus, the home features its very own screened in back porch leading down to the back yard where a lovely gazebo is located, where you can relax and take in the peaceful surroundings around you! With all these wonderful features, this property is perfect for anyone looking for a serene place to call home here in the peaceful Ozark Mountains!

Key facts

• Gazebo
• Outbuildings
• Ozark mountains

Tags

• WOODED LAND
• OUTBUILDINGS
• SCREENED IN BACK PORCH
• GAZEBO
• PEACEFUL SURROUNDINGS
• OZARK MOUNTAINS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $161k (13.2% below list).
• Recommended offer: $161k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 131 active listings in the ZIP.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k 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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $44k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $185k implies a 2212% gain — meaningful room to come down on a strong offer.

Recommended offer $160,523 (13.2% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.1%
• Equity multiple: 3.15×
• Total profit: $111,582
• Equity at exit: $166,663

10-year hold

• IRR: 23.7%
• Equity multiple: 7.17×
• Total profit: $319,835
• Equity at exit: $359,414

Cash invested: $51,800 (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 72542

• Home prices YoY: 26.5%
• Active inventory: 131
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$50 /mo · $594/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $171

Break-even live

Break-even rent $1,388

Max offer price $185,000

Occupancy floor 84%

Sensitivity live

Price	-10% $276	-5% $224	+0% $171	+5% $119	+10% $67
Rent	-10% $45	-5% $108	+0% $171	+5% $235	+10% $298
Rate	-1.0pp $265	-0.5pp $218	base $171	+0.5pp $123	+1.0pp $75

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $185,000 Active 194 DOM
2. 2026-06-18
   days on market $185,000 Active 193 DOM
3. 2026-06-17
   price $185,000 Active 192 DOM
4. 2026-06-17
   days on market $204,000 Active 192 DOM
5. 2026-06-16
   days on market $204,000 Active 191 DOM
6. 2026-06-15
   days on market $204,000 Active 190 DOM
7. 2026-06-14
   days on market $204,000 Active 188 DOM
8. 2026-06-12
   days on market $204,000 Active 187 DOM
9. 2026-06-09
   days on market $204,000 Active 184 DOM
10. 2026-06-08
    days on market $204,000 Active 183 DOM
11. 2026-06-07
    days on market $204,000 Active 182 DOM
12. 2026-06-04
    days on market $204,000 Active 178 DOM
13. 2026-06-02
    days on market $204,000 Active 177 DOM
14. 2026-06-01
    days on market $204,000 Active 176 DOM
15. 2026-05-31
    days on market $204,000 Active 175 DOM
16. 2026-05-31
    days on market $204,000 Active 174 DOM
17. 2026-04-25
    status Active 753-char remark

    Show marketing remark (753 chars)

    Welcome to an exciting new listing that is just one mile from the beautiful Spring River and only 15 minutes from the aesthetic town of Hardy, Arkansas! This charming 3 bedroom, 2 bathroom home sets on 24 m/l acres of beautiful wooded land, giving you plenty of space to hunt, explore and enjoy nature. This property includes several outbuildings that can be used for storage or used for your favorite hobbies! Plus, the home features its very own screened in back porch leading down to the back yard where a lovely gazebo is located, where you can relax and take in the peaceful surroundings around you! With all these wonderful features, this property is perfect for anyone looking for a serene place to call home here in the peaceful Ozark Mountains!

18. 2026-03-19
    price $204,000 753-char remark

    Show marketing remark (753 chars)

    Welcome to an exciting new listing that is just one mile from the beautiful Spring River and only 15 minutes from the aesthetic town of Hardy, Arkansas! This charming 3 bedroom, 2 bathroom home sets on 24 m/l acres of beautiful wooded land, giving you plenty of space to hunt, explore and enjoy nature. This property includes several outbuildings that can be used for storage or used for your favorite hobbies! Plus, the home features its very own screened in back porch leading down to the back yard where a lovely gazebo is located, where you can relax and take in the peaceful surroundings around you! With all these wonderful features, this property is perfect for anyone looking for a serene place to call home here in the peaceful Ozark Mountains!

19. 2025-11-11
    listed $229,000 Active 753-char remark

    Show marketing remark (753 chars)

    Welcome to an exciting new listing that is just one mile from the beautiful Spring River and only 15 minutes from the aesthetic town of Hardy, Arkansas! This charming 3 bedroom, 2 bathroom home sets on 24 m/l acres of beautiful wooded land, giving you plenty of space to hunt, explore and enjoy nature. This property includes several outbuildings that can be used for storage or used for your favorite hobbies! Plus, the home features its very own screened in back porch leading down to the back yard where a lovely gazebo is located, where you can relax and take in the peaceful surroundings around you! With all these wonderful features, this property is perfect for anyone looking for a serene place to call home here in the peaceful Ozark Mountains!

20. 2025-11-02
    historical
21. 2025-08-15
    status Back on Market
22. 2025-05-30
    status Under Contract
23. 2025-05-11
    historical Take Backups
24. 2025-05-01
    listed $199,900 New Listing
25. 2008-06-18
    soldstatus $8,000

ⓘ 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: $594 · $50/mo
• Projected year-2 tax: $1,184 · $99/mo
• Expected delta: +$590/yr (+$49/mo · 99.2%)

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

Taxation est. · year 1

• Rental income: $19,263
• − Mortgage interest: −$10,363
• − Property taxes: −$594
• − Insurance: −$925
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$5,382
• Taxable loss: −$1,083
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $2,316/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

+2450.0% since first listed

9 events — show timeline

• 2026-04-25 Relisted — MHMLS
• 2026-03-19 Price Changed $204,000 MHMLS
• 2025-11-11 Listed $229,000 MHMLS
• 2025-11-02 Listing Removed — CARMLS
• 2025-08-15 Relisted — CARMLS
• 2025-05-30 Pending — CARMLS
• 2025-05-11 Contingent — CARMLS
• 2025-05-01 Listed $199,900 CARMLS
• 2008-06-18 Sold (Public Records) $8,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $594 · +9.1% YoY. Source: county tax records.