6 S Hileah Trce · Cherokee Village, AR 72529

$125,000

2 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 18 Days on market

Built 1981 0.30 ac lot $106/sqft · at area comps Est $124k · at est.

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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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.1/15.0
• 1% rule +7.0/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 2 BR 2 BA single level home at the end of a cul-de-sac. Close to Lake Thunderbird. Single car carport.

Key facts

• Covered front porch
• Metal roof
• Attached carport

Tags

• CUL-DE-SAC
• WOOD STONE EXTERIOR
• METAL ROOF
• COVERED FRONT PORCH
• ATTACHED CARPORT
• PATIO AREA

Property features AI

Finance

• Financial info: Financing options may include cash, in-house financing, FHA, conventional, VA, and Rural Development

Exterior

• Parking: Carport for 1 car
• Utilities: Public water; Septic; Municipal electric service (Entergy)
• Home design: Frame/wood exterior; Single-story (entry level not specified); Metal roof
• Construction: Crawl space foundation
• Exterior features: Patio; Porch; Outside storage area; Level lot; Cul-de-sac lot; Wooded; Inside city limits; Paved road access; Has lake nearby; Has river nearby; Community amenities include swimming pools, tennis courts, playground, picnic area, marina, golf course, fitness/bike trails, and airport access

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Dishwasher
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Ceiling fans; Wood-burning site-built fireplace; Sheetrock walls and ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 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: 688 active listings in the ZIP; 1 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.

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 $123,125 (1.5% below list)

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. 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?
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: 1.20% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 6.9

CMA / ARV

• ARV (median comp): $123,910
• List price: $125,000
• Delta: 0.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Okmulgee Dr	0.33mi	3/1.0 (+1)	1,164 (-1%)	15mo	$95,000	$82	62
8 Ponca Dr	0.24mi	3/2.0 (+1)	1,225 (+4%)	23mo	$125,000	$102	58
116 Topez Dr	0.63mi	2/1.5	1,100 (-6%)	5mo	$112,750	$103	53
57 Winnebago Dr	0.32mi	2/1.0	1,020 (-13%)	14mo	$80,000	$78	48
182 Yakima Dr	0.65mi	2/2.0	1,296 (+10%)	12mo	$126,000	$97	42
5 Winnebago Cir	0.66mi	2/1.5	1,024 (-13%)	10mo	$138,000	$135	37
58 Yosemite Dr	0.73mi	2/1.5	1,300 (+10%)	13mo	$119,900	$92	36
54 Kato Dr	0.67mi	2/1.0	1,055 (-10%)	15mo	$83,500	$79	36

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: 5.0%
• Equity multiple: 1.20×
• Total profit: $6,839
• Equity at exit: $18,638

10-year hold

• IRR: 14.5%
• Equity multiple: 2.16×
• Total profit: $40,727
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $426

Break-even live

Break-even rent $961

Max offer price $125,000

Occupancy floor 67%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 W Lakeshore Dr Cherokee Village, AR	2.0	2.0	1344	$1,500	$1.12	44d	1	1.31mi

Listing history 23 events

1. 2026-06-02
   status $125,000 Under Contract 18 DOM
2. 2026-06-01
   days on market $125,000 Active 18 DOM
3. 2026-05-31
   days on market $125,000 Active 17 DOM
4. 2026-05-31
   days on market $125,000 Active 16 DOM
5. 2026-05-15
   listed $125,000 New Listing 1186-char remark
6. 2026-05-15
   listed $125,000 Active 1186-char remark
7. 2026-04-22
   soldstatus $125,000
8. 2021-08-11
   soldstatus $82,500 Sold

   Show marketing remark (111 chars)

   Adorable 2 BR 2 BA single level home at the end of a cul-de-sac. Close to Lake Thunderbird. Single car carport.

9. 2021-08-11
   soldstatus $82,500

   Show marketing remark (111 chars)

   Adorable 2 BR 2 BA single level home at the end of a cul-de-sac. Close to Lake Thunderbird. Single car carport.

10. 2021-07-11
    historical

    Show marketing remark (111 chars)

    Adorable 2 BR 2 BA single level home at the end of a cul-de-sac. Close to Lake Thunderbird. Single car carport.

11. 2021-07-10
    listed $82,500

    Show marketing remark (111 chars)

    Adorable 2 BR 2 BA single level home at the end of a cul-de-sac. Close to Lake Thunderbird. Single car carport.

12. 2020-07-27
    soldstatus $70,000
13. 2020-07-24
    soldstatus $70,000 Sold

    Show marketing remark (355 chars)

    Move in Ready Home w/ Extra Lot - No appointment necessary to look at this beauty. This home is ready for occupancy with 2 bedrooms, 2 full baths, cozy living room and kitchen. Other features are, wood burning fireplace, central electric heat pump, carport, patio and covered front porch. The 6" wall construction makes this an energy efficient home.

14. 2020-07-23
    status Under Contract

    Show marketing remark (355 chars)

    Move in Ready Home w/ Extra Lot - No appointment necessary to look at this beauty. This home is ready for occupancy with 2 bedrooms, 2 full baths, cozy living room and kitchen. Other features are, wood burning fireplace, central electric heat pump, carport, patio and covered front porch. The 6" wall construction makes this an energy efficient home.

15. 2020-07-10
    status Back on Market

    Show marketing remark (355 chars)

    Move in Ready Home w/ Extra Lot - No appointment necessary to look at this beauty. This home is ready for occupancy with 2 bedrooms, 2 full baths, cozy living room and kitchen. Other features are, wood burning fireplace, central electric heat pump, carport, patio and covered front porch. The 6" wall construction makes this an energy efficient home.

16. 2020-07-02
    status Under Contract

    Show marketing remark (355 chars)

    Move in Ready Home w/ Extra Lot - No appointment necessary to look at this beauty. This home is ready for occupancy with 2 bedrooms, 2 full baths, cozy living room and kitchen. Other features are, wood burning fireplace, central electric heat pump, carport, patio and covered front porch. The 6" wall construction makes this an energy efficient home.

17. 2020-06-01
    listed $72,500 New Listing

    Show marketing remark (355 chars)

    Move in Ready Home w/ Extra Lot - No appointment necessary to look at this beauty. This home is ready for occupancy with 2 bedrooms, 2 full baths, cozy living room and kitchen. Other features are, wood burning fireplace, central electric heat pump, carport, patio and covered front porch. The 6" wall construction makes this an energy efficient home.

18. 2018-10-02
    soldstatus $49,900 Sold
19. 2018-09-28
    status Under Contract
20. 2018-08-28
    price $49,900
21. 2018-06-15
    listed $59,500 New Listing
22. 2013-05-23
    soldstatus $45,000
23. 1996-12-20
    soldstatus $43,000

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$184/yr (+$15/mo · 29.8%)

ⓘ 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 4/10 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: $18,000
• − Mortgage interest: −$7,002
• − Property taxes: −$616
• − Insurance: −$625
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,636
• Taxable income: $3,241
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $4,335/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

+190.7% since first listed

19 events — show timeline

• 2026-06-02 Pending — CARMLS
• 2026-05-15 Listed $125,000 CARMLS
• 2026-04-22 Sold (Public Records) $125,000 Public Records
• 2021-08-11 Sold (Public Records) $82,500 Public Records
• 2021-08-11 Sold (MLS) $82,500 CARMLS
• 2021-07-11 Listing Removed — CARMLS
• 2021-07-10 Listed $82,500 CARMLS
• 2020-07-27 Sold (Public Records) $70,000 Public Records
• 2020-07-24 Sold (MLS) $70,000 CARMLS
• 2020-07-23 Pending — CARMLS
• 2020-07-10 Relisted — CARMLS
• 2020-07-02 Pending — CARMLS
• 2020-06-01 Listed $72,500 CARMLS
• 2018-10-02 Sold (MLS) $49,900 CARMLS
• 2018-09-28 Pending — CARMLS
• 2018-08-28 Price Changed $49,900 CARMLS
• 2018-06-15 Listed $59,500 CARMLS
• 2013-05-23 Sold (Public Records) $45,000 Public Records
• 1996-12-20 Sold (Public Records) $43,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $616 · +8.4% YoY. Source: county tax records.