279 Cr 7922 · Brookland, AR 72417

$264,900

3 bd · 2.0 ba · 1,480 sqft · SingleFamily public records · 17 Days on market

Built 2023 1.00 ac lot Est $243k · 9% over

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Why this score? — see what drove the F 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
• Cash flow +6.7/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• ARV discount +3.4/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.6/10.0

Listing remarks MLS

Country living at its bestjust minutes from town and located in the sought-after Brookland School District! Built in 2023, this beautiful all-brick 3 bedroom, 2 bath home sits on a gorgeous 1-acre lot and offers the open-concept layout today's buyers want. The spacious living area flows seamlessly into the kitchen and dining space, making it perfect for everyday living and entertaining. Enjoy newer construction peace of mind, modern finishes, and plenty of room to spread outinside and out. Step outside and take in the wide-open space, ideal for a shop, garden, pool, animals, or just enjoying the quiet. If you've been looking for a nearly-new home with land in Brookland, this one is a must-see!

Key facts

• Newer construction
• Wide-open space
• Gorgeous 1-acre lot

Tags

• OPEN-CONCEPT LAYOUT
• GORGEOUS 1-ACRE LOT
• NEWER CONSTRUCTION
• WIDE-OPEN SPACE
• DETACHED

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water
• Home design: Brick exterior
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Level lot; Gravel road access; Public water

Interior

• Kitchen: Free-standing stove
• Flooring: Tile; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Tile and luxury vinyl flooring; Free-standing stove

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-419 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (44.3% below list).
• Recommended offer: $147k (44.3% 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; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $225k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $147,445 (44.3% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.56% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.78%
• DSCR: 0.70
• GRM: 15.0

CMA / ARV

• ARV (on-the-fly): $242,720
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 County Road 7922	0.20mi	3/2.0	1,403 (-5%)	6mo	$230,000	$164	77
110 County Road 7922	0.16mi	3/2.0	1,650 (+12%)	6mo	$270,000	$164	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: 19.5%
• Equity multiple: 2.58×
• Total profit: $117,461
• Equity at exit: $238,643

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $366,628
• Equity at exit: $514,642

Cash invested: $74,172 (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: 15.0×

Monthly cashflow live

• Estimated rent: $1,474 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-419

Break-even live

Break-even rent $2,005

Max offer price $190,897

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $264,900 Active 17 DOM
2. 2026-06-18
   days on market $264,900 Active 16 DOM
3. 2026-06-17
   days on market $264,900 Active 15 DOM
4. 2026-06-16
   days on market $264,900 Active 14 DOM
5. 2026-06-15
   days on market $264,900 Active 13 DOM
6. 2026-06-14
   days on market $264,900 Active 11 DOM
7. 2026-06-13
   days on market $264,900 Active 10 DOM
8. 2026-06-10
   days on market $264,900 Active 8 DOM
9. 2026-06-09
   statusdays on market $264,900 Active 7 DOM
10. 2026-06-08
    days on market $264,900 New Listing 6 DOM
11. 2026-06-07
    days on market $264,900 New Listing 5 DOM
12. 2026-06-05
    days on market $264,900 New Listing 2 DOM
13. 2026-06-03
    remarks 675-char remark
14. 2026-06-03
    listed $264,900 New Listing 1 DOM

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,695 · $141/mo
• Expected delta: +$685/yr (+$57/mo · 67.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 69% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $17,693
• − Mortgage interest: −$14,839
• − Property taxes: −$1,010
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$7,706
• Taxable loss: −$10,017
• Est. tax savings @ 24.0%: +$2,404
• After-tax cash flow: $-2,623/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): 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

+488.7% since first listed

14 events — show timeline

• 2026-06-02 Listed $264,900 CARMLS
• 2026-06-02 Listed $264,900 NEABOR MLS
• 2024-04-01 Sold (Public Records) $225,000 Public Records
• 2024-03-31 Sold (MLS) $225,000 NEABOR MLS
• 2024-03-31 Sold (MLS) $225,000 CARMLS
• 2024-03-07 Delisted — NEABOR MLS
• 2024-03-07 Pending — CARMLS
• 2024-02-21 Price Changed $229,900 CARMLS
• 2024-02-21 Price Changed $229,900 NEABOR MLS
• 2024-01-28 Price Changed $234,900 CARMLS
• 2024-01-28 Price Changed $234,900 NEABOR MLS
• 2023-11-26 Listed $239,900 CARMLS
• 2023-11-24 Listed $239,900 NEABOR MLS
• 2023-01-13 Sold (Public Records) $45,000 Public Records

Property tax history

+20.0%/yr

Latest (2025): $1,010 · +361.3% YoY. Source: county tax records.