237 Cole Dr · Brookland, AR 72417

$214,900

3 bd · 2.0 ba · 1,485 sqft · SingleFamily public records · 106 Days on market

Built 2021 9,583 sqft lot $145/sqft · 12% below area Est $245k · 12% under

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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).

• ARV discount +13.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.5/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks MLS

Built in 2021, this three bedroom, two bath home with 1,485 square feet offers the modern features you want with the cozy feel you've been looking for- all in the highly sought after Brookland school district! The spacious living area has plenty of room to gather with family and friends for holiday get-togethers or game nights while the kitchen has a breakfast bar, pantry and stainless appliances with easy access to the backyard. The main suite is generous in size with a walk-in closet while the other bedrooms provide flexibility for kids, guests or a home office if needed. If you've been waiting for a newer home without the new price tag in Brookland, here it is!

Key facts

• Walk-in closet
• Stainless appliances
• Breakfast bar

Tags

• BREAKFAST BAR
• WALK-IN CLOSET
• STAINLESS APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (33.1% below list).
• Recommended offer: $144k (33.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• Market conditions: 117 active listings in the ZIP; 5 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).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $21k 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Recommended offer $143,859 (33.1% 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 106 days. Have you received any prior offers? Is the seller open to a 33% 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: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 12.4

CMA / ARV

• ARV (median comp): $244,981
• List price: $214,900
• Delta: -12.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
237 Cole Dr	0.00mi	3/2.0	1,485 (0%)	1mo	$214,900	$145	99
101 Ellis Dr	0.15mi	3/2.0	1,436 (-3%)	2mo	$220,000	$153	86
126 Ellis Dr	0.15mi	3/2.0	1,386 (-7%)	2mo	$218,850	$158	80
74 Clearwater Dr	0.05mi	3/2.0	1,672 (+13%)	2mo	$286,990	$172	75
93 Clearwater Dr	0.07mi	3/2.0	1,672 (+13%)	2mo	$283,990	$170	74
97 Ellis Dr	0.05mi	4/2.0 (+1)	1,652 (+11%)	0mo	$207,000	$125	74
400 Harper Dr	0.16mi	3/2.0	1,284 (-14%)	2mo	$199,300	$155	69
74 Clearwater Dr	0.21mi	3/2.0	1,672 (+13%)	2mo	$286,990	$172	68
100 Clark Dr	0.43mi	3/2.0	1,271 (-14%)	1mo	$200,000	$157	55
104 Janis Dr	0.51mi	3/2.0	1,665 (+12%)	3mo	$210,000	$126	54
626 N Holman St	0.56mi	3/2.0	1,272 (-14%)	1mo	$133,900	$105	49
587 E Matthews St	0.66mi	4/2.0 (+1)	1,320 (-11%)	1mo	$188,000	$142	44

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: 22.2%
• Equity multiple: 2.79×
• Total profit: $107,506
• Equity at exit: $193,599

10-year hold

• IRR: 19.9%
• Equity multiple: 6.38×
• Total profit: $323,803
• Equity at exit: $417,503

Cash invested: $60,172 (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: 12.4×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-148

Break-even live

Break-even rent $1,626

Max offer price $188,737

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	43d	1	0.51mi
300 Story St Brookland, AR	3.0	2.0	1200	$1,270	$1.06	43d	1	0.57mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	43d	1	0.57mi
105 Cherry St Brookland, AR	3.0	2.0	1170	$1,575	$1.35	43d	1	0.81mi
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	43d	1	0.90mi

Listing history 6 events

1. 2026-04-20
   price $214,900 672-char remark

   Show marketing remark (672 chars)

   Built in 2021, this three bedroom, two bath home with 1,485 square feet offers the modern features you want with the cozy feel you've been looking for- all in the highly sought after Brookland school district! The spacious living area has plenty of room to gather with family and friends for holiday get-togethers or game nights while the kitchen has a breakfast bar, pantry and stainless appliances with easy access to the backyard. The main suite is generous in size with a walk-in closet while the other bedrooms provide flexibility for kids, guests or a home office if needed. If you've been waiting for a newer home without the new price tag in Brookland, here it is!

2. 2026-04-06
   price $216,900 672-char remark

   Show marketing remark (672 chars)

   Built in 2021, this three bedroom, two bath home with 1,485 square feet offers the modern features you want with the cozy feel you've been looking for- all in the highly sought after Brookland school district! The spacious living area has plenty of room to gather with family and friends for holiday get-togethers or game nights while the kitchen has a breakfast bar, pantry and stainless appliances with easy access to the backyard. The main suite is generous in size with a walk-in closet while the other bedrooms provide flexibility for kids, guests or a home office if needed. If you've been waiting for a newer home without the new price tag in Brookland, here it is!

3. 2026-03-02
   price $217,900 672-char remark

   Show marketing remark (672 chars)

   Built in 2021, this three bedroom, two bath home with 1,485 square feet offers the modern features you want with the cozy feel you've been looking for- all in the highly sought after Brookland school district! The spacious living area has plenty of room to gather with family and friends for holiday get-togethers or game nights while the kitchen has a breakfast bar, pantry and stainless appliances with easy access to the backyard. The main suite is generous in size with a walk-in closet while the other bedrooms provide flexibility for kids, guests or a home office if needed. If you've been waiting for a newer home without the new price tag in Brookland, here it is!

4. 2026-02-11
   listed $220,000 Active 672-char remark

   Show marketing remark (672 chars)

   Built in 2021, this three bedroom, two bath home with 1,485 square feet offers the modern features you want with the cozy feel you've been looking for- all in the highly sought after Brookland school district! The spacious living area has plenty of room to gather with family and friends for holiday get-togethers or game nights while the kitchen has a breakfast bar, pantry and stainless appliances with easy access to the backyard. The main suite is generous in size with a walk-in closet while the other bedrooms provide flexibility for kids, guests or a home office if needed. If you've been waiting for a newer home without the new price tag in Brookland, here it is!

5. 2022-02-28
   soldstatus $189,800 163-char remark

   Show marketing remark (163 chars)

   This is a newer plan that is very open and spacious. It has a very long and functional bartop that will seat 4-5. This home will have carpet in the bedrooms only.

6. 2021-10-21
   listed $189,800 163-char remark

   Show marketing remark (163 chars)

   This is a newer plan that is very open and spacious. It has a very long and functional bartop that will seat 4-5. This home will have carpet in the bedrooms only.

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$558/yr (+$47/mo · 68.3%)

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

Taxation est. · year 1

• Rental income: $17,263
• − Mortgage interest: −$12,038
• − Property taxes: −$817
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$6,252
• Taxable loss: −$5,680
• Est. tax savings @ 24.0%: +$1,363
• After-tax cash flow: $-414/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

+13.2% since first listed

6 events — show timeline

• 2026-04-20 Price Changed $214,900 NEABOR MLS
• 2026-04-06 Price Changed $216,900 NEABOR MLS
• 2026-03-02 Price Changed $217,900 NEABOR MLS
• 2026-02-11 Listed $220,000 NEABOR MLS
• 2022-02-28 Sold (MLS) $189,800 NEABOR MLS
• 2021-10-21 Listed $189,800 NEABOR MLS

Property tax history

-16.8%/yr

Latest (2025): $817 · -10.9% YoY. Source: county tax records.