8 Warpath Dr · Cherokee Village, AR 72529

$42,000

3 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 27 Days on market

Built 1977 0.65 ac lot ↓ 38% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

A short walk to lakes and Town Center. Here's a home with a great location and many features people want. Take a look at this 3 bedroom, 1 full and a three-quarter bath home with open floor plan. Living room, kitchen, dining area all very handy and accessible. There is also a garage, a free standing carport, storage area under the home, a deck and fireplace. And an extra lot for "elbow room".

Key facts

• 0.65 acre lot
• Garage
• Community pool

Tags

• HEART OF CHEROKEE VILLAGE

Property features AI

Finance

• HOA & community: Community amenities include swimming pools, tennis courts, playground, picnic area, marina, golf course, fitness/bike trails; some mandatory fee applies

Exterior

• Parking: Garage; Parking pad; 1 covered parking space
• Utilities: Public water; Septic system; Municipal electric service (Entergy available)
• Home design: Inside city limits; Located in WEST LAKE subdivision
• Construction: Metal/vinyl siding and block exterior; Composition roof; Crawl space foundation
• Exterior features: Patio; Deck; Guttering; Paved road access; Sloped lot in subdivision near river/lake; down slope

Interior

• Kitchen: Free-standing stove; Dishwasher; Refrigerator stays; Ice maker connection
• Bedrooms: Walk-in closet(s) mentioned (bedroom details not specified)
• Flooring: Other (see remarks)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer and dryer remain with the home; Electric water heater; Walk-in closet(s); Ceiling fan(s); Sheetrock walls and ceilings; Wood-burning site-built fireplace with blowers
• Laundry & utility: Washer stays; Dryer stays; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.5% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $290 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,370 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.25% ✓
• Cap rate: 28.45%
• Cash-on-cash: 79.14%
• DSCR: 4.52
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $172,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Warpath Dr	0.00mi	3/1.5	1,360 (0%)	0mo	$40,000	$29	98
29 W Lakeshore Dr	0.12mi	3/1.0	1,300 (-4%)	5mo	$186,200	$143	78
1 W Lakeshore Dr	0.08mi	3/2.0	1,472 (+8%)	6mo	$319,000	$217	78
32 W Lakeshore Dr	0.14mi	2/2.0 (-1)	1,377 (+1%)	16mo	$175,000	$127	74
14 Nokonda Rd	0.65mi	2/2.0 (-1)	1,420 (+4%)	1mo	$202,876	$143	57
6 Arrowhead Dr	0.27mi	2/1.0 (-1)	1,176 (-14%)	2mo	$55,000	$47	54
85 Saginaw Cir	0.72mi	3/2.0	1,400 (+3%)	12mo	$270,000	$193	52
43 Choctaw Dr	0.64mi	2/2.0 (-1)	1,360 (0%)	18mo	$67,500	$50	50
1 E Lakeshore Dr	0.29mi	2/1.5 (-1)	1,190 (-12%)	13mo	$165,000	$139	48
25 Arrowhead Dr	0.32mi	2/1.0 (-1)	1,216 (-11%)	18mo	$102,500	$84	43
46 Choctaw Dr	0.60mi	2/2.0 (-1)	1,185 (-13%)	3mo	$108,000	$91	43
16 Navajo Dr	0.63mi	3/2.0	1,554 (+14%)	18mo	$159,000	$102	32

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: 79.3%
• Equity multiple: 4.62×
• Total profit: $42,616
• Equity at exit: $6,262

10-year hold

• IRR: 82.8%
• Equity multiple: 9.57×
• Total profit: $100,826
• Equity at exit: $3,631

Cash invested: $11,760 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$64 /mo · $769/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $776

Break-even live

Break-even rent $382

Max offer price $42,000

Occupancy floor 38%

Sensitivity live

Price	-10% $799	-5% $787	+0% $776	+5% $764	+10% $752
Rent	-10% $668	-5% $722	+0% $776	+5% $829	+10% $883
Rate	-1.0pp $797	-0.5pp $786	base $776	+0.5pp $765	+1.0pp $754

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Annette Rd Cherokee Village, AR	3.0	2.5	1500	$1,100	$0.73	44d	1	0.20mi
194 E Lakeshore Dr Cherokee Village, AR	4.0	2.0	1764	$2,500	$1.42	44d	1	0.82mi
128 W Lakeshore Dr Cherokee Village, AR	2.0	2.0	1344	$1,500	$1.12	44d	1	0.91mi

Listing history 18 events

1. 2026-06-09
   status $42,000 Under Contract 27 DOM
2. 2026-06-08
   days on market $42,000 Take Backups 27 DOM
3. 2026-06-07
   days on market $42,000 Take Backups 26 DOM
4. 2026-06-07
   days on market $42,000 Take Backups 25 DOM
5. 2026-06-04
   days on market $42,000 Take Backups 22 DOM
6. 2026-06-02
   days on market $42,000 Take Backups 21 DOM
7. 2026-06-01
   days on market $42,000 Take Backups 20 DOM
8. 2026-05-31
   days on market $42,000 Take Backups 19 DOM
9. 2026-05-31
   days on market $42,000 Take Backups 18 DOM
10. 2026-05-15
    historical Take Backups
11. 2026-05-12
    listed $42,000 New Listing
12. 2019-10-25
    soldstatus $62,900 Sold 405-char remark

    Show marketing remark (405 chars)

    A short walk to lakes and Town Center. Here's a home with a great location and many features people want. Take a look at this 3 bedroom, 1 full and a three-quarter bath home with open floor plan. Living room, kitchen, dining area all very handy and accessible. There is also a garage, a free standing carport, storage area under the home, a deck and fireplace. And an extra lot for "elbow room".

13. 2019-10-25
    soldstatus $62,900

    Show marketing remark (405 chars)

    A short walk to lakes and Town Center. Here's a home with a great location and many features people want. Take a look at this 3 bedroom, 1 full and a three-quarter bath home with open floor plan. Living room, kitchen, dining area all very handy and accessible. There is also a garage, a free standing carport, storage area under the home, a deck and fireplace. And an extra lot for "elbow room".

14. 2019-10-09
    status Under Contract 405-char remark

    Show marketing remark (405 chars)

    A short walk to lakes and Town Center. Here's a home with a great location and many features people want. Take a look at this 3 bedroom, 1 full and a three-quarter bath home with open floor plan. Living room, kitchen, dining area all very handy and accessible. There is also a garage, a free standing carport, storage area under the home, a deck and fireplace. And an extra lot for "elbow room".

15. 2019-10-03
    listed $62,900
16. 2019-09-25
    status Back on Market 405-char remark

    Show marketing remark (405 chars)

    A short walk to lakes and Town Center. Here's a home with a great location and many features people want. Take a look at this 3 bedroom, 1 full and a three-quarter bath home with open floor plan. Living room, kitchen, dining area all very handy and accessible. There is also a garage, a free standing carport, storage area under the home, a deck and fireplace. And an extra lot for "elbow room".

17. 2019-07-10
    status Under Contract 405-char remark

    Show marketing remark (405 chars)

    A short walk to lakes and Town Center. Here's a home with a great location and many features people want. Take a look at this 3 bedroom, 1 full and a three-quarter bath home with open floor plan. Living room, kitchen, dining area all very handy and accessible. There is also a garage, a free standing carport, storage area under the home, a deck and fireplace. And an extra lot for "elbow room".

18. 2019-06-23
    listed $67,500 New Listing 405-char remark

    Show marketing remark (405 chars)

    A short walk to lakes and Town Center. Here's a home with a great location and many features people want. Take a look at this 3 bedroom, 1 full and a three-quarter bath home with open floor plan. Living room, kitchen, dining area all very handy and accessible. There is also a garage, a free standing carport, storage area under the home, a deck and fireplace. And an extra lot for "elbow room".

ⓘ 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: $769 · $64/mo
• Projected year-2 tax: $769 · $64/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥108°F today · 20 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: $16,365
• − Mortgage interest: −$2,353
• − Property taxes: −$769
• − Insurance: −$210
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$1,222
• Taxable income: $9,193
• Est. tax owed @ 24.0%: −$2,206
• After-tax cash flow: $7,100/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

-37.8% since first listed

9 events — show timeline

• 2026-05-15 Contingent — CARMLS
• 2026-05-12 Listed $42,000 CARMLS
• 2019-10-25 Sold (MLS) $62,900 NEABOR MLS
• 2019-10-25 Sold (MLS) $62,900 CARMLS
• 2019-10-09 Pending — CARMLS
• 2019-10-03 Listed $62,900 NEABOR MLS
• 2019-09-25 Relisted — CARMLS
• 2019-07-10 Pending — CARMLS
• 2019-06-23 Listed $67,500 CARMLS

Property tax history

+1.5%/yr

Latest (2025): $769 · +8.7% YoY. Source: county tax records.