1 Hondo Cir · Cherokee Village, AR 72529

$120,000

2 bd · 1.5 ba · 868 sqft · SingleFamily public records · 28 Days on market

0.32 ac lot Est $89k · 34% over

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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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +6.1/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bank Owned - Good "Bones" This 2 bedroom home has possibilities. It has a fireplace, carport, central H/A, and room in the kitchen for a breakfast area. A perfect place for you "Do-it-yourselfers" or investors. Priced to sell at $19,200.

Key facts

• Golf courses
• Lakes
• Quiet lot

Tags

• QUIET LOT
• MATURE TREES
• GOLF COURSES
• LAKES
• WALKING TRAILS
• RECREATION OPPORTUNITIES

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional loans, or cash
• HOA & community: Community amenities include swimming pools, tennis courts, playground, picnic area, marina, and golf course

Exterior

• Parking: Carport
• Utilities: Public water; Septic; Municipal electric (Entergy)
• Home design: Frame/wood exterior
• Construction: Piers foundation; 3-tab shingle roof
• Exterior features: Porch; Paved road access; Level lot

Interior

• Kitchen: Free-standing stove; Refrigerator stays
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer stays; Dryer stays; Electric water heater; Wood-burning stove; Sheetrock walls/ceilings
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 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 $830 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $120k implies a 485% 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 $118,200 (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: 1.11% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.65%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $89,404
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Cisco Cir	0.41mi	2/1.0	848 (-2%)	9mo	$87,500	$103	67
36 Cherokee Rd	0.61mi	2/1.0	816 (-6%)	21mo	$79,900	$98	42

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,283
• Equity at exit: $17,892

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $27,680
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $326

Break-even live

Break-even rent $914

Max offer price $120,000

Occupancy floor 70%

Sensitivity live

Price	-10% $394	-5% $360	+0% $326	+5% $292	+10% $258
Rent	-10% $221	-5% $274	+0% $326	+5% $379	+10% $431
Rate	-1.0pp $387	-0.5pp $357	base $326	+0.5pp $295	+1.0pp $263

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $120,000 Active 28 DOM
2. 2026-06-18
   statusdays on market $120,000 Active 27 DOM
3. 2026-06-17
   days on market $120,000 Price Change 26 DOM
4. 2026-06-16
   days on market $120,000 Price Change 25 DOM
5. 2026-06-15
   days on market $120,000 Price Change 24 DOM
6. 2026-06-14
   days on market $120,000 Price Change 22 DOM
7. 2026-06-12
   pricestatusdays on market $120,000 Price Change 21 DOM
8. 2026-06-09
   days on market $129,000 Active 18 DOM
9. 2026-06-08
   days on market $129,000 Active 17 DOM
10. 2026-06-07
    days on market $129,000 Active 16 DOM
11. 2026-06-07
    days on market $129,000 Active 15 DOM
12. 2026-06-04
    days on market $129,000 Active 12 DOM
13. 2026-06-02
    days on market $129,000 Active 11 DOM
14. 2026-06-01
    days on market $129,000 Active 10 DOM
15. 2026-05-31
    days on market $129,000 Active 9 DOM
16. 2026-05-31
    days on market $129,000 Active 8 DOM
17. 2026-05-22
    listed $129,000 New Listing
18. 2024-04-17
    historical $750
19. 2024-04-06
    listed $750
20. 2016-05-20
    soldstatus $20,500 Sold 257-char remark

    Show marketing remark (257 chars)

    Bank Owned - Good "Bones" This 2 bedroom home has possibilities. It has a fireplace, carport, central H/A, and room in the kitchen for a breakfast area. A perfect place for you "Do-it-yourselfers" or investors. Priced to sell at $19,200.

21. 2016-03-16
    status Under Contract 257-char remark

    Show marketing remark (257 chars)

    Bank Owned - Good "Bones" This 2 bedroom home has possibilities. It has a fireplace, carport, central H/A, and room in the kitchen for a breakfast area. A perfect place for you "Do-it-yourselfers" or investors. Priced to sell at $19,200.

22. 2016-02-24
    listed $19,200 New Listing 257-char remark

    Show marketing remark (257 chars)

    Bank Owned - Good "Bones" This 2 bedroom home has possibilities. It has a fireplace, carport, central H/A, and room in the kitchen for a breakfast area. A perfect place for you "Do-it-yourselfers" or investors. Priced to sell at $19,200.

23. 2004-11-24
    soldstatus $39,000
24. 1995-07-27
    soldstatus $35,000
25. 1994-08-26
    soldstatus $27,000

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $768 · $64/mo
• Expected delta: +$254/yr (+$21/mo · 49.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 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: $15,923
• − Mortgage interest: −$6,722
• − Property taxes: −$514
• − Insurance: −$600
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$3,491
• Taxable income: $2,049
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $3,422/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

+377.8% since first listed

9 events — show timeline

• 2026-05-22 Listed $129,000 CARMLS
• 2024-04-17 Rental Removed $750 CARMLS
• 2024-04-06 Listed for Rent $750 CARMLS
• 2016-05-20 Sold (MLS) $20,500 CARMLS
• 2016-03-16 Pending — CARMLS
• 2016-02-24 Listed $19,200 CARMLS
• 2004-11-24 Sold (Public Records) $39,000 Public Records
• 1995-07-27 Sold (Public Records) $35,000 Public Records
• 1994-08-26 Sold (Public Records) $27,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $514 · +0.0% YoY. Source: county tax records.