991 County Road 741 Flt · Brookland, AR 72405

$180,000

3 bd · 2.0 ba · 1,494 sqft · SingleFamily public records · 48 Days on market

Built 2004 1.01 ac lot Est $248k · 27% 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 +20.2/30.0
• ARV discount +15.0/15.0
• Appreciation +9.7/10.0
• DSCR +6.4/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

If you've been searching for a property with space, freedom, and real potential, this one checks all the boxes. Nestled on 1.01 acres in the county, outside Brookland city limits, this 3-bedroom, 2-bath home offers the kind of setting that's getting harder to find, all while being located in a highly desirable Brookland school district. The home is ready for a new vision. Whether you're dreaming of a modern farmhouse, a cozy country retreat, or your next smart investment, this is the perfect canvas to bring it to life. With solid bones and room to customize, you can add value while creating a space that truly reflects your style. Step outside and you'll see what makes this property special.

Key facts

• Open land
• Privacy
• 1.01 acres

Tags

• 1.01 ACRES
• BROOKLAND SCHOOL DISTRICT
• OPEN LAND
• PRIVACY
• SPACE TO GROW

Property features AI

Finance

• Financial info: Financing options may include FHA, Conventional, Cash, Rural Development, or in-house financing

Exterior

• Parking: Carport for 2 cars
• Utilities: Well water; Septic system; Gas: Propane/Butane
• Home design: Single-family property; Entry level: Not specified; Facing direction: Not specified
• Construction: Metal/vinyl siding; Architectural shingle roof; Crawl space foundation; Built on approximately 1.01 acres
• Exterior features: Fully fenced yard; Paved road access; Rural, level lot

Interior

• Kitchen: Built-in stove; Microwave
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling (electric); Central heating (propane)
• Interior features: Walk-in shower

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/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 $162k (10.2% below list).
• Recommended offer: $162k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: 152 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; solid renter incomes; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (9.4% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $141k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire 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 $161,552 (10.2% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $248,004
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
991 County Road 741 Flt	0.00mi	3/2.0	1,494 (0%)	1mo	$162,000	$108	100
243 N Oak St	0.51mi	3/2.0	1,486 (-0%)	9mo	$199,000	$134	68
227 N Oak	0.53mi	3/2.0	1,482 (-1%)	8mo	$218,000	$147	67
107 Terry Dr	0.58mi	3/2.0	1,475 (-1%)	9mo	$266,990	$181	64
233 N Oak St N	0.52mi	3/2.0	1,385 (-7%)	1mo	$198,000	$143	63
106 Terry Dr	0.61mi	4/2.0 (+1)	1,497 (+0%)	6mo	$249,990	$167	62
113 Terry Dr	0.58mi	4/2.0 (+1)	1,497 (+0%)	7mo	$257,990	$172	62
113 Terry Dr	0.58mi	4/2.0 (+1)	1,497 (+0%)	7mo	$247,990	$166	61
119 Terry Dr	0.60mi	3/2.0	1,475 (-1%)	11mo	$244,990	$166	61
99 Abigail Dr	0.61mi	4/2.0 (+1)	1,497 (+0%)	10mo	$251,000	$168	58
103 Abigail Dr	0.64mi	3/2.0	1,618 (+8%)	2mo	$259,990	$161	55
107 Terry Dr	0.58mi	3/2.0	1,618 (+8%)	9mo	$266,990	$165	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 3.09×
• Total profit: $105,234
• Equity at exit: $154,596

10-year hold

• IRR: 23.8%
• Equity multiple: 6.89×
• Total profit: $296,715
• Equity at exit: $325,659

Cash invested: $50,400 (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 72405

• Home prices YoY: 3.5%
• Active inventory: 152
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$944
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $226

Break-even live

Break-even rent $1,329

Max offer price $180,000

Occupancy floor 81%

Sensitivity live

Price	-10% $328	-5% $277	+0% $226	+5% $-30	+10% $-92
Rent	-10% $99	-5% $162	+0% $226	+5% $290	+10% $354
Rate	-1.0pp $317	-0.5pp $272	base $226	+0.5pp $180	+1.0pp $132

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Cherry St Brookland, AR	3.0	2.0	1170	$1,575	$1.35	44d	1	1.03mi
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	44d	1	1.13mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	44d	1	1.37mi
300 Story St Brookland, AR	3.0	2.0	1200	$1,270	$1.06	44d	1	1.40mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	44d	1	1.40mi

Listing history 9 events

1. 2026-04-28
   status Under Contract
2. 2026-02-25
   listed $180,000 New Listing
3. 2026-01-04
   listed $180,000 Active
4. 2023-02-20
   historical
5. 2022-12-21
   listed $199,000 New Listing
6. 2022-10-20
   listed $194,900
7. 2019-10-02
   soldstatus $141,000
8. 2019-08-13
   listed $141,000
9. 2008-01-29
   soldstatus $83,000

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $1,152 · $96/mo
• Expected delta: +$778/yr (+$65/mo · 208.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $19,386
• − Mortgage interest: −$10,083
• − Property taxes: −$374
• − Insurance: −$900
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$5,236
• Taxable loss: −$309
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $2,788/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

• County: Craighead County · 97,185 people
• City population: 5,940
• Metro: Jonesboro, AR
• Population (ZIP): 18,675
• Household income: $92,440
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 443.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Black 9% Hispanic / Latino 3% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Arabic 1%

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: ▲ 9.42%
• Current HPI: 277.37
• 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

+116.9% since first listed

9 events — show timeline

• 2026-04-28 Pending — CARMLS
• 2026-02-25 Listed $180,000 CARMLS
• 2026-01-04 Listed $180,000 NEABOR MLS
• 2023-02-20 Listing Removed — CARMLS
• 2022-12-21 Listed $199,000 CARMLS
• 2022-10-20 Listed $194,900 NEABOR MLS
• 2019-10-02 Sold (MLS) $141,000 NEABOR MLS
• 2019-08-13 Listed $141,000 NEABOR MLS
• 2008-01-29 Sold (Public Records) $83,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $374 · -14.3% YoY. Source: county tax records.