BRISTOL Plan · Brookland, AR 72417

$280,990

3 bd · 2.0 ba · 1,672 sqft · SingleFamily · 322 Days on market

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks MLS

D. R. Horton Memphis is excited to unveil the Bristol Plan, a stunning floorplan designed for comfortable, open-concept living that suits the whole family. The heart of this home is the beautifully appointed kitchen, complete with elegant granite countertops, which seamlessly overlooks the living and dining areas. These spaces flow effortlessly onto the covered patio at the rear of the house, perfect for outdoor relaxation and entertaining. Thoughtfully designed for privacy, the primary bedroom is situated at the back of the house, featuring double windows that flood the room with natural light. The en suite bathroom boasts double-bowl sinks and a generous walk-in closet, which conveniently connects to the laundry room. At the front of the Bristol Plan, two secondary bedrooms are located just off the entry hall, sharing a centrally positioned bathroom. This thoughtful layout ensures easy access and comfort for family members and guests alike. In keeping with modern living needs, all homes come equipped with D. R. Horton's Home Is Connected Smart Home Technology Package, providing an array of features to enhance convenience and security. Please note that pictures, photographs, colors, features, and sizes are illustrative and may vary from the actual homes as built. Discover the perfect blend of style and functionality with the Bristol Plan, where every detail is crafted for contemporary family living.

Key facts

• Open concept living
• Double bowl sinks
• Covered patio

Tags

• OPEN CONCEPT LIVING
• GRANITE COUNTERTOPS
• COVERED PATIO
• PRIMARY BEDROOM
• DOUBLE BOWL SINKS
• WALK IN CLOSET

🏗️ New construction. The $280,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $290,344.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $281k.

Deal economics

• At list price, monthly cash flow is $-473 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (30.9% below list).
• Recommended offer: $194k (30.9% below list) — sets the bar for 1% rule.

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.
• Market conditions: 117 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 38% 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 $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 322 days — a 12% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Recommended offer $194,130 (30.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 322 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.98%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $290,344
• List price: $280,990
• Delta: -3.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74 Clearwater Dr	0.00mi	3/2.0	1,672 (0%)	2mo	$286,990	$172	98
93 Clearwater Dr	0.12mi	3/2.0	1,672 (0%)	2mo	$283,990	$170	93
97 Ellis Dr	0.09mi	4/2.0 (+1)	1,652 (-1%)	0mo	$207,000	$125	89
74 Clearwater Dr	0.22mi	3/2.0	1,672 (0%)	2mo	$286,990	$172	88
91 Clearwater Dr	0.12mi	3/2.0	1,796 (+7%)	3mo	$283,990	$158	79
91 Clearwater Dr	0.12mi	3/2.0	1,796 (+7%)	3mo	$283,990	$158	79
237 Cole Dr	0.05mi	3/2.0	1,485 (-11%)	1mo	$214,900	$145	78
357 Emma Dr	0.26mi	3/2.0	1,568 (-6%)	4mo	$165,000	$105	74
107 Ellis Dr	0.02mi	4/2.0 (+1)	1,470 (-12%)	3mo	$212,500	$145	71
104 Janis Dr	0.55mi	3/2.0	1,665 (-0%)	3mo	$210,000	$126	71
307 Harper Dr	0.27mi	4/2.0 (+1)	1,566 (-6%)	4mo	$205,000	$131	69
101 Ellis Dr	0.15mi	3/2.0	1,436 (-14%)	2mo	$220,000	$153	68

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: 19.4%
• Equity multiple: 2.57×
• Total profit: $128,041
• Equity at exit: $261,565

10-year hold

• IRR: 17.8%
• Equity multiple: 5.93×
• Total profit: $400,801
• Equity at exit: $564,075

Cash invested: $81,296 (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: 117
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$1,523
• Tax est. 1.5%: −$363 /mo · $4,355/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-473

Break-even live

Break-even rent $2,540

Max offer price $221,918

Occupancy floor —

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: $72,586
• Closing costs: $8,710
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Hidden Creek Dr Brookland, AR	3.0	2.0	1970	$2,550	$1.29	43d	1	0.10mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	43d	1	0.53mi
300 Story St Brookland, AR	3.0	2.0	1200	$1,270	$1.06	43d	1	0.58mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	43d	1	0.58mi
105 Cherry St Brookland, AR	3.0	2.0	1170	$1,575	$1.35	43d	1	0.85mi
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	43d	1	0.93mi

Listing history 19 events

1. 2026-06-19
   days on market $280,990 Active 322 DOM
2. 2026-06-18
   days on market $280,990 Active 321 DOM
3. 2026-06-17
   days on market $280,990 Active 320 DOM
4. 2026-06-16
   days on market $280,990 Active 319 DOM
5. 2026-06-15
   days on market $280,990 Active 318 DOM
6. 2026-06-14
   days on market $280,990 Active 316 DOM
7. 2026-06-13
   days on market $280,990 Active 315 DOM
8. 2026-06-10
   days on market $280,990 Active 313 DOM
9. 2026-06-09
   days on market $280,990 Active 312 DOM
10. 2026-06-08
    days on market $280,990 Active 311 DOM
11. 2026-06-07
    days on market $280,990 Active 310 DOM
12. 2026-06-05
    days on market $280,990 Active 307 DOM
13. 2026-06-02
    days on market $280,990 Active 305 DOM
14. 2026-06-01
    days on market $280,990 Active 304 DOM
15. 2026-05-31
    days on market $280,990 Active 303 DOM
16. 2026-05-30
    days on market $280,990 Active 302 DOM
17. 2025-10-16
    price $280,990 1423-char remark

    Show marketing remark (1423 chars)

    D. R. Horton Memphis is excited to unveil the Bristol Plan, a stunning floorplan designed for comfortable, open-concept living that suits the whole family. The heart of this home is the beautifully appointed kitchen, complete with elegant granite countertops, which seamlessly overlooks the living and dining areas. These spaces flow effortlessly onto the covered patio at the rear of the house, perfect for outdoor relaxation and entertaining. Thoughtfully designed for privacy, the primary bedroom is situated at the back of the house, featuring double windows that flood the room with natural light. The en suite bathroom boasts double-bowl sinks and a generous walk-in closet, which conveniently connects to the laundry room. At the front of the Bristol Plan, two secondary bedrooms are located just off the entry hall, sharing a centrally positioned bathroom. This thoughtful layout ensures easy access and comfort for family members and guests alike. In keeping with modern living needs, all homes come equipped with D. R. Horton's Home Is Connected Smart Home Technology Package, providing an array of features to enhance convenience and security. Please note that pictures, photographs, colors, features, and sizes are illustrative and may vary from the actual homes as built. Discover the perfect blend of style and functionality with the Bristol Plan, where every detail is crafted for contemporary family living.

18. 2025-09-09
    price $285,990 1423-char remark

    Show marketing remark (1423 chars)

    D. R. Horton Memphis is excited to unveil the Bristol Plan, a stunning floorplan designed for comfortable, open-concept living that suits the whole family. The heart of this home is the beautifully appointed kitchen, complete with elegant granite countertops, which seamlessly overlooks the living and dining areas. These spaces flow effortlessly onto the covered patio at the rear of the house, perfect for outdoor relaxation and entertaining. Thoughtfully designed for privacy, the primary bedroom is situated at the back of the house, featuring double windows that flood the room with natural light. The en suite bathroom boasts double-bowl sinks and a generous walk-in closet, which conveniently connects to the laundry room. At the front of the Bristol Plan, two secondary bedrooms are located just off the entry hall, sharing a centrally positioned bathroom. This thoughtful layout ensures easy access and comfort for family members and guests alike. In keeping with modern living needs, all homes come equipped with D. R. Horton's Home Is Connected Smart Home Technology Package, providing an array of features to enhance convenience and security. Please note that pictures, photographs, colors, features, and sizes are illustrative and may vary from the actual homes as built. Discover the perfect blend of style and functionality with the Bristol Plan, where every detail is crafted for contemporary family living.

19. 2025-08-01
    listed $280,990 Active 1423-char remark

    Show marketing remark (1423 chars)

    D. R. Horton Memphis is excited to unveil the Bristol Plan, a stunning floorplan designed for comfortable, open-concept living that suits the whole family. The heart of this home is the beautifully appointed kitchen, complete with elegant granite countertops, which seamlessly overlooks the living and dining areas. These spaces flow effortlessly onto the covered patio at the rear of the house, perfect for outdoor relaxation and entertaining. Thoughtfully designed for privacy, the primary bedroom is situated at the back of the house, featuring double windows that flood the room with natural light. The en suite bathroom boasts double-bowl sinks and a generous walk-in closet, which conveniently connects to the laundry room. At the front of the Bristol Plan, two secondary bedrooms are located just off the entry hall, sharing a centrally positioned bathroom. This thoughtful layout ensures easy access and comfort for family members and guests alike. In keeping with modern living needs, all homes come equipped with D. R. Horton's Home Is Connected Smart Home Technology Package, providing an array of features to enhance convenience and security. Please note that pictures, photographs, colors, features, and sizes are illustrative and may vary from the actual homes as built. Discover the perfect blend of style and functionality with the Bristol Plan, where every detail is crafted for contemporary family living.

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

Taxation est. · year 1

• Rental income: $23,296
• − Mortgage interest: −$16,264
• − Property taxes: −$4,355
• − Insurance: −$1,452
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$8,446
• Taxable loss: −$10,949
• Est. tax savings @ 24.0%: +$2,628
• After-tax cash flow: $-3,047/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

+0.0% since first listed

3 events — show timeline

• 2025-10-16 Price Changed $280,990 Zillow
• 2025-09-09 Price Changed $285,990 Zillow
• 2025-08-01 Listed $280,990 Zillow