16 Iroquois Dr · Cherokee Village, AR 72529

$130,000

2 bd · 2.0 ba · 1,101 sqft · SingleFamily public records · 51 Days on market

Built 1996 0.29 ac lot $118/sqft · at area comps Est $133k · at est.

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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 +19.9/30.0
• ARV discount +8.6/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 16 Iroquois Drive in Cherokee Village — a charming and well-loved 2-bedroom, 2-bath home with great bones and tons of potential. Featuring beautiful hardwood and tile floors, an attached garage, and both a lovely front yard and a private backyard, this property offers comfort now and opportunity for the future. Inside, the layout is inviting and functional, with solid construction throughout. With a little fresh paint and a few thoughtful updates, this home could easily shine as a wonderful full-time residence, a reliable rental, or a smart investment property. Located in an easy-access area close to everything, 16 Iroquois Drive delivers convenience, charm, and value all in one package — and it’s priced to sell!!

Key facts

• Solid construction
• Attached garage
• Private backyard

Tags

• HARDWOOD AND TILE FLOORS
• ATTACHED GARAGE
• FRONT YARD
• PRIVATE BACKYARD
• SOLID CONSTRUCTION
• EASY-ACCESS AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: schools F, amenities F, commute 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.
• Market conditions: 688 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $899 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; list at $130k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
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: 1.03% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $133,121
• List price: $130,000
• Delta: -2.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
275 Okmulgee Dr	0.18mi	2/1.5	1,232 (+12%)	3mo	$130,000	$106	67
8 Enid Cir	0.40mi	2/1.5	1,008 (-8%)	6mo	$154,500	$153	60
17 S Odessa Dr	0.40mi	2/1.0	1,008 (-8%)	15mo	$60,000	$60	50
36 Delaware Dr	0.63mi	2/1.0	1,032 (-6%)	10mo	$135,000	$131	48
10 Wekiva Dr	0.32mi	3/2.0 (+1)	1,204 (+9%)	20mo	$125,000	$104	48
15 W Waketa Dr	0.67mi	2/1.0	972 (-12%)	7mo	$88,000	$91	40
110 Iroquois Dr	0.69mi	2/1.0	1,056 (-4%)	23mo	$90,000	$85	38
4 Delaware Dr	0.73mi	3/1.5 (+1)	1,236 (+12%)	20mo	$110,000	$89	22

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-11,032
• Equity at exit: $19,383

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,369
• Equity at exit: $11,240

Cash invested: $36,400 (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 72529

• Home prices YoY: -18.2%
• Active inventory: 688
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $157

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 83%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 W Lakeshore Dr Cherokee Village, AR	2.0	2.0	1344	$1,500	$1.12	43d	1	0.84mi
20 Micanoty Dr Cherokee Village, AR	2.0	1.5	992	$1,100	$1.11	43d	1	1.33mi

Listing history 19 events

1. 2026-06-12
   statusdays on market $130,000 Under Contract 51 DOM
2. 2026-06-09
   statusdays on market $130,000 Active 50 DOM
3. 2026-06-08
   days on market $130,000 Price Change 49 DOM
4. 2026-06-07
   days on market $130,000 Price Change 48 DOM
5. 2026-06-07
   days on market $130,000 Price Change 47 DOM
6. 2026-06-04
   days on market $130,000 Price Change 44 DOM
7. 2026-06-03
   pricestatus $130,000 Price Change 43 DOM
8. 2026-06-02
   days on market $140,000 Active 43 DOM
9. 2026-06-01
   days on market $140,000 Active 42 DOM
10. 2026-05-31
    days on market $140,000 Active 41 DOM
11. 2026-05-31
    days on market $140,000 Active 40 DOM
12. 2026-05-06
    price $140,000 752-char remark

    Show marketing remark (752 chars)

    Welcome to 16 Iroquois Drive in Cherokee Village — a charming and well-loved 2-bedroom, 2-bath home with great bones and tons of potential. Featuring beautiful hardwood and tile floors, an attached garage, and both a lovely front yard and a private backyard, this property offers comfort now and opportunity for the future. Inside, the layout is inviting and functional, with solid construction throughout. With a little fresh paint and a few thoughtful updates, this home could easily shine as a wonderful full-time residence, a reliable rental, or a smart investment property. Located in an easy-access area close to everything, 16 Iroquois Drive delivers convenience, charm, and value all in one package — and it’s priced to sell!!

13. 2026-04-20
    listed $145,000 New Listing 752-char remark

    Show marketing remark (752 chars)

    Welcome to 16 Iroquois Drive in Cherokee Village — a charming and well-loved 2-bedroom, 2-bath home with great bones and tons of potential. Featuring beautiful hardwood and tile floors, an attached garage, and both a lovely front yard and a private backyard, this property offers comfort now and opportunity for the future. Inside, the layout is inviting and functional, with solid construction throughout. With a little fresh paint and a few thoughtful updates, this home could easily shine as a wonderful full-time residence, a reliable rental, or a smart investment property. Located in an easy-access area close to everything, 16 Iroquois Drive delivers convenience, charm, and value all in one package — and it’s priced to sell!!

14. 2025-10-13
    historical
15. 2025-01-10
    price $152,900
16. 2025-01-09
    status Price Change
17. 2024-10-30
    historical
18. 2024-05-30
    listed $154,900 New Listing
19. 2010-10-06
    soldstatus $79,000

ⓘ 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 4/10 Moderate 7 d/yr ≥108°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: $16,035
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$3,782
• Taxable loss: −$195
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $1,933/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

+77.2% since first listed

8 events — show timeline

• 2026-05-06 Price Changed $140,000 CARMLS
• 2026-04-20 Listed $145,000 CARMLS
• 2025-10-13 Listing Removed — CARMLS
• 2025-01-10 Price Changed $152,900 CARMLS
• 2025-01-09 Relisted — CARMLS
• 2024-10-30 Listing Removed — CARMLS
• 2024-05-30 Listed $154,900 CARMLS
• 2010-10-06 Sold (Public Records) $79,000 Public Records

Property tax history

-8.3%/yr

Latest (2025): $90 · +0.0% YoY. Source: county tax records.