111 Brooks St · Brookland, AR 72417

$129,900

4 bd · 2.0 ba · 1,786 sqft · Manufactured · 10 Days on market

Built 2004 0.30 ac lot Est $125k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +5.7/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious 4-bedroom, 2-bath manufactured home priced below recent appraisal! This well-maintained property offers an open floor plan, generous bedroom sizes, and plenty of natural light. Enjoy affordable living without sacrificing space or comfort. A great opportunity for buyers seeking value and room to grow!

Key facts

• 0.3 acre lot
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 11.6% vs local median 4.1% 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; 4 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).
• This rent runs 33% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($898 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 4y 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 $95k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $129,900

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: 1.33% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.98%
• DSCR: 1.84
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $125,020
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Brooks St	0.00mi	4/2.0	1,786 (0%)	1mo	$125,000	$70	99

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: 38.4%
• Equity multiple: 3.95×
• Total profit: $107,342
• Equity at exit: $117,024

10-year hold

• IRR: 33.1%
• Equity multiple: 8.90×
• Total profit: $287,206
• Equity at exit: $252,367

Cash invested: $36,372 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $575

Break-even live

Break-even rent $993

Max offer price $129,900

Occupancy floor 62%

Sensitivity live

Price	-10% $649	-5% $612	+0% $575	+5% $538	+10% $502
Rent	-10% $439	-5% $507	+0% $575	+5% $643	+10% $711
Rate	-1.0pp $641	-0.5pp $608	base $575	+0.5pp $542	+1.0pp $507

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	44d	1	0.22mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	44d	1	0.28mi
123 Hidden Creek Dr Brookland, AR	3.0	2.0	1970	$2,550	$1.29	44d	1	0.39mi
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	44d	1	0.62mi

Listing history 18 events

1. 2026-04-06
   status Under Contract
2. 2026-03-27
   listed $129,900 New Listing
3. 2026-03-27
   listed $134,500 New Listing
4. 2026-03-27
   historical
5. 2026-03-26
   historical
6. 2026-03-26
   historical
7. 2026-03-11
   status Active
8. 2026-02-19
   listed $40,000
9. 2026-01-09
   historical
10. 2025-12-09
    listed $134,500 New Listing
11. 2025-12-09
    listed $134,500 Active
12. 2025-12-04
    listed $134,500 New Listing
13. 2025-12-04
    listed $134,500 Active
14. 2022-11-09
    soldstatus $95,000
15. 2022-11-07
    soldstatus $95,000
16. 2022-09-06
    listed $120,000
17. 2012-06-22
    soldstatus $28,000
18. 2003-10-21
    soldstatus $10,000

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $831 · $69/mo
• Expected delta: +$240/yr (+$20/mo · 40.6%)

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

Taxation est. · year 1

• Rental income: $20,656
• − Mortgage interest: −$7,276
• − Property taxes: −$591
• − Insurance: −$650
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$3,779
• Taxable income: $5,055
• Est. tax owed @ 24.0%: −$1,213
• After-tax cash flow: $5,690/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

+1245.0% since first listed

18 events — show timeline

• 2026-04-06 Pending — CARMLS
• 2026-03-27 Listing Removed — CARMLS
• 2026-03-27 Listed $134,500 CARMLS
• 2026-03-27 Listed $129,900 CARMLS
• 2026-03-26 Listing Removed — CARMLS
• 2026-03-26 Listing Removed — CARMLS
• 2026-03-11 Relisted — NEABOR MLS
• 2026-02-19 Listed $40,000 NEABOR MLS
• 2026-01-09 Delisted — NEABOR MLS
• 2025-12-09 Listed $134,500 NEABOR MLS
• 2025-12-09 Listed $134,500 CARMLS
• 2025-12-04 Listed $134,500 NEABOR MLS
• 2025-12-04 Listed $134,500 CARMLS
• 2022-11-09 Sold (Public Records) $95,000 Public Records
• 2022-11-07 Sold (MLS) $95,000 NEABOR MLS
• 2022-09-06 Listed $120,000 NEABOR MLS
• 2012-06-22 Sold (Public Records) $28,000 Public Records
• 2003-10-21 Sold (Public Records) $10,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $591 · +0.0% YoY. Source: county tax records.