626 N Holman St · Brookland, AR 72417

$133,900

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 11 Days on market

Built 2007 0.75 ac lot Est $190k · 29% 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 +21.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 626 N Holman in Brookland! This 3-bedroom, 2-bath home sits on a large 0.75-acre lot and offers 1,272 sq. ft. of living space. You'll love the LVP flooring and the easy layout that's perfect for everyday living. Located just minutes from Brookland schools and Jonesboro/Paragould, it's the best of both worlds small-town living with quick access to the city.

Key facts

• Large lot
• Quick access
• Lvp flooring

Tags

• LARGE LOT
• LVP FLOORING
• EASY LAYOUT
• QUICK ACCESS

Property features AI

Finance

• Financial info: Financing available: Conventional loan or cash

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family property; Metal/vinyl siding; Architectural shingle roof
• Construction: Crawl space foundation
• Exterior features: Deck; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Electric range; Dishwasher
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Cap rate 8.1% vs local median 4.2% in Brookland — 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 70/100 on livability (#57 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D, amenities F, commute F.
• Brookland School District (suburban): math 45% / reading 39% proficiency, ranked #47 of 238 in AR (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brookland Middle School (math 56% / reading 35%, grade D-, #135 of 454 statewide, top 30%, 878 students, 31% FRL); Brookland High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 589 students, 27% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 118 active listings in the ZIP; 5 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; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($926 loan paydown + $13k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts 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 $28k; list at $134k implies a 378% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. 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.
4. 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.
5. 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: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $189,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 N Holman St	0.00mi	3/2.0	1,272 (0%)	1mo	$133,900	$105	95
114 Oak Meadow Cir	0.20mi	3/1.5	1,248 (-2%)	3mo	$164,500	$132	83
305 W School St	0.38mi	3/2.0	1,294 (+2%)	1mo	$185,000	$143	75
125 Logan	0.42mi	3/2.0	1,200 (-6%)	2mo	$182,000	$152	66
587 E Matthews St	0.44mi	4/2.0 (+1)	1,320 (+4%)	1mo	$188,000	$142	63
322 W School	0.49mi	3/2.0	1,209 (-5%)	5mo	$179,900	$149	61
400 Harper Dr	0.71mi	3/2.0	1,284 (+1%)	2mo	$199,300	$155	60
126 Ellis Dr	0.41mi	3/2.0	1,386 (+9%)	2mo	$218,850	$158	60
101 Ellis Dr	0.41mi	3/2.0	1,436 (+13%)	2mo	$220,000	$153	53
233 N Oak St N	0.71mi	3/2.0	1,385 (+9%)	1mo	$198,000	$143	47
104 Weston Cv	0.68mi	3/2.0	1,380 (+8%)	4mo	$198,500	$144	46
227 Cole Dr	0.62mi	3/2.0	1,128 (-11%)	2mo	$190,000	$168	46

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: 28.9%
• Equity multiple: 3.29×
• Total profit: $85,702
• Equity at exit: $120,628

10-year hold

• IRR: 25.2%
• Equity multiple: 7.47×
• Total profit: $242,390
• Equity at exit: $260,138

Cash invested: $37,492 (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 72417

• Home prices YoY: 20.6%
• Active inventory: 118
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$702
• Tax est. 1.5%: −$167 /mo · $2,008/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $200

Break-even live

Break-even rent $1,171

Max offer price $133,900

Occupancy floor 81%

Sensitivity live

Price	-10% $293	-5% $247	+0% $200	+5% $154	+10% $108
Rent	-10% $88	-5% $144	+0% $200	+5% $257	+10% $313
Rate	-1.0pp $268	-0.5pp $234	base $200	+0.5pp $166	+1.0pp $130

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: $33,475
• Closing costs: $4,017
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	45d	1	0.15mi
300 Story St Brookland, AR	3.0	2.0	1200	$1,270	$1.06	45d	1	0.17mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	45d	1	0.17mi
105 Cherry St Brookland, AR	3.0	2.0	1170	$1,575	$1.35	45d	1	0.32mi
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	45d	1	0.36mi

Listing history 14 events

1. 2026-04-28
   status Under Contract
2. 2026-04-14
   listed $133,900 New Listing
3. 2026-04-14
   historical
4. 2026-04-03
   price $133,900
5. 2026-02-12
   status Active
6. 2026-02-11
   historical
7. 2026-01-14
   listed $134,900 New Listing
8. 2026-01-14
   listed $134,900 Active
9. 2026-01-14
   historical
10. 2025-12-30
    price $134,900
11. 2025-12-29
    price $134,900
12. 2025-10-17
    listed $139,900 Active
13. 2025-10-17
    listed $139,900 New Listing
14. 2000-06-09
    soldstatus $28,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $17,098
• − Mortgage interest: −$7,500
• − Property taxes: −$2,008
• − Insurance: −$670
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,895
• Taxable income: $289
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $2,334/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: Brookland School District
• NCES district ID: 0503640
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $52,226
• Composite: 36.4/100
• National rank: #4678
• State rank: #47 of 238 in AR

Livability — Brookland

• Score: 70/100
• State rank: #57
• US rank: #7817

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment B- Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookland, AR
• County: Craighead County · 97,185 people
• City population: 5,940
• Metro: Jonesboro, AR
• Population (ZIP): 5,940
• Household income: $61,964
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 152.0

Population outlook (Craighead County) Hauer SSP2

• Today (2025): 122,235 people
• By 2030: 131,338 · +7.4%
• By 2040: 149,862 · +22.6%
• By 2050: 168,034 · +37.5%
• By 2075: 208,094 · +70.2%
• By 2100: 233,251 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 2% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 3%
• Foreign-born: 1% · Canada, South Korea

Political lean MEDSL · Craighead

• 2024 margin: Solid R (+37.4) · D 30.1% · R 67.5% · Other 2.4%
• 2008→2024 swing: -12.9pp toward R · 2008: -24.5pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.4 2016: R+35.2 2012: R+31.1 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 56.75%
• Current HPI: 331.5025
• Rent YoY: —
• Metro: Jonesboro, AR
• 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

+378.2% since first listed

14 events — show timeline

• 2026-04-28 Pending — CARMLS
• 2026-04-14 Listed $133,900 CARMLS
• 2026-04-14 Listing Removed — CARMLS
• 2026-04-03 Price Changed $133,900 CARMLS
• 2026-02-12 Relisted — NEABOR MLS
• 2026-02-11 Delisted — NEABOR MLS
• 2026-01-14 Listed $134,900 NEABOR MLS
• 2026-01-14 Listed $134,900 CARMLS
• 2026-01-14 Listing Removed — CARMLS
• 2025-12-30 Price Changed $134,900 CARMLS
• 2025-12-29 Price Changed $134,900 NEABOR MLS
• 2025-10-17 Listed $139,900 CARMLS
• 2025-10-17 Listed $139,900 NEABOR MLS
• 2000-06-09 Sold (Public Records) $28,000 Public Records

Property tax history

-5.6%/yr

Latest (2024): $58 · -46.7% YoY. Source: county tax records.