120 Brookhaven Rd · Searcy, AR 72143

$115,900

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 40 Days on market

Built 1965 0.54 ac lot $99/sqft · 46% below area Est $214k · 46% under

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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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house has had alot of work done to it! Flooring, counter tops, cabinets and much more. It has a big yard and a nice covered back porch. The house has hardwood floors and laminate throughout except for the wet areas. The house has a wonderful large kitchen and laundry room!

Key facts

• 0.54 acre lot
• Built 1965
• Listed 39 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Septic system
• Home design: Single-family property
• Construction: Metal/Vinyl siding; Metal roof; Crawl space foundation; Built on approximately 0.54 acre lot
• Exterior features: Level lot; Paved road access; Inside city limits

Interior

• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Wood and laminate floors; Great Room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $83 ($999/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 $112k (3.4% below list).
• Recommended offer: $112k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.3% in Searcy — 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 (#51 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D, commute F, employment F.
• Searcy School District (town): math 47% / reading 43% proficiency, ranked #37 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 173 active listings in the ZIP; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $801 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $116k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,928 (3.4% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.97% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $213,958
• List price: $115,900
• Delta: -45.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Rosedale Dr	0.10mi	3/1.5	1,132 (-4%)	9mo	$120,000	$106	79
129 Carter Dr	0.07mi	3/1.0	1,008 (-14%)	10mo	$65,000	$64	61
2700 Ridgewood Rd	0.73mi	3/2.0	1,211 (+3%)	6mo	$210,000	$173	56
113 N Valley Rd	0.69mi	3/2.0	1,344 (+14%)	22mo	$189,900	$141	26

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-13,460
• Equity at exit: $17,281

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-4,823
• Equity at exit: $10,021

Cash invested: $32,452 (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 72143

• Home prices YoY: -28.4%
• Active inventory: 173
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$608
• Tax est. 1.5%: −$145 /mo · $1,738/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $83

Break-even live

Break-even rent $1,014

Max offer price $115,900

Occupancy floor 88%

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $115,900 Active 40 DOM
2. 2026-06-18
   days on market $115,900 Active 39 DOM
3. 2026-06-17
   days on market $115,900 Active 38 DOM
4. 2026-06-16
   days on market $115,900 Active 37 DOM
5. 2026-06-15
   days on market $115,900 Active 36 DOM
6. 2026-06-14
   days on market $115,900 Active 34 DOM
7. 2026-06-12
   days on market $115,900 Active 33 DOM
8. 2026-06-09
   days on market $115,900 Active 30 DOM
9. 2026-06-08
   days on market $115,900 Active 29 DOM
10. 2026-06-07
    statusdays on market $115,900 Active 28 DOM
11. 2026-06-05
    days on market $115,900 Price Change 25 DOM
12. 2026-06-03
    days on market $115,900 Price Change 24 DOM
13. 2026-06-02
    days on market $115,900 Price Change 23 DOM
14. 2026-06-01
    days on market $115,900 Price Change 22 DOM
15. 2026-05-31
    days on market $115,900 Price Change 21 DOM
16. 2026-05-30
    days on market $115,900 Price Change 20 DOM
17. 2026-05-10
    listed $129,000 New Listing 12-char remark
18. 2017-08-25
    soldstatus $69,000
19. 2017-08-24
    soldstatus $69,000 278-char remark

    Show marketing remark (278 chars)

    This house has had alot of work done to it! Flooring, counter tops, cabinets and much more. It has a big yard and a nice covered back porch. The house has hardwood floors and laminate throughout except for the wet areas. The house has a wonderful large kitchen and laundry room!

20. 2017-08-01
    historical 278-char remark

    Show marketing remark (278 chars)

    This house has had alot of work done to it! Flooring, counter tops, cabinets and much more. It has a big yard and a nice covered back porch. The house has hardwood floors and laminate throughout except for the wet areas. The house has a wonderful large kitchen and laundry room!

21. 2017-08-01
    listed $69,900 278-char remark

    Show marketing remark (278 chars)

    This house has had alot of work done to it! Flooring, counter tops, cabinets and much more. It has a big yard and a nice covered back porch. The house has hardwood floors and laminate throughout except for the wet areas. The house has a wonderful large kitchen and laundry room!

22. 2016-08-24
    historical
23. 2016-07-08
    price $69,900
24. 2016-04-12
    price $75,500
25. 2015-10-22
    price $79,500
26. 2015-10-20
    listed $82,900 New Listing
27. 2001-04-19
    soldstatus $55,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,431
• − Mortgage interest: −$6,492
• − Property taxes: −$1,738
• − Insurance: −$580
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$3,372
• Taxable loss: −$899
• Est. tax savings @ 24.0%: +$216
• After-tax cash flow: $1,215/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: Searcy School District
• NCES district ID: 0512210
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $44,318
• Composite: 38.12/100
• National rank: #4272
• State rank: #37 of 238 in AR

Livability — Searcy

• Score: 70/100
• State rank: #51
• US rank: #7408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Searcy, AR
• County: White County · 35,000 people
• City population: 35,000
• Metro: Searcy, AR
• Population (ZIP): 35,000
• Household income: $58,344
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 804.0

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 7% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.60%
• Current HPI: 206.0334
• Rent YoY: —
• Metro: Searcy, 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

+110.7% since first listed

12 events — show timeline

• 2026-05-29 Price Changed $115,900 CARMLS
• 2026-05-10 Listed $129,000 CARMLS
• 2017-08-25 Sold (Public Records) $69,000 Public Records
• 2017-08-24 Sold (MLS) $69,000 CARMLS
• 2017-08-01 Listing Removed — CARMLS
• 2017-08-01 Listed $69,900 CARMLS
• 2016-08-24 Listing Removed — CARMLS
• 2016-07-08 Price Changed $69,900 CARMLS
• 2016-04-12 Price Changed $75,500 CARMLS
• 2015-10-22 Price Changed $79,500 CARMLS
• 2015-10-20 Listed $82,900 CARMLS
• 2001-04-19 Sold (Public Records) $55,000 Public Records

Property tax history

-14.4%/yr

Latest (2025): $85 · -54.0% YoY. Source: county tax records.