1069 County Road 973 · Brookland, AR 72437

$240,000

4 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 109 Days on market

1.00 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.5/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

A wonderful opportunity to own two homes on approximately 1 acre +/-, each with its own utilities and the comfort of private living. It is hard to find two residences this close together, and this unique setup provides incredible flexibility for multi-generational living, rental income, or extended family arrangements. The Bungalow, built in 2018, features 2 bedrooms and 2 bathrooms with a spacious open-concept living and dining area highlighted by gorgeous wood beams and tall ceilings. The kitchen offers stunning cabinetry, a gas cooktop, and a built-in wall oven. A large walk-in closet and dedicated laundry room add to the functionality of this thoughtfully designed home. The Farmhouse offers 2 bedrooms with the potential for a third bedroom and 1 bathroom. The remodeled interior includes a recently updated bathroom with a walk-in shower. The kitchen features a gas top stove, beautiful vent-a-hood, and ample space for gathering and entertaining. A utility room sits just off the side of the home, leading to a deck that is perfect for summer BBQs. The roof and HVAC system are approximately 3 years old. Call or text today. Some pictures are virtually staged.

Key facts

• Gorgeous wood beams
• Tall ceilings
• Private living

Tags

• PRIVATE LIVING
• MULTI-GENERATIONAL LIVING
• RENTAL INCOME
• OPEN-CONCEPT LIVING
• GORGEOUS WOOD BEAMS
• TALL CEILINGS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (33.1% below list).
• Recommended offer: $161k (33.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.1% in Brookland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 35 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 $26k of equity ($2k loan paydown + $24k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $160,652 (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 109 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: 5.23%
• Cash-on-cash: -3.80%
• DSCR: 0.83
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.73×
• Total profit: $116,538
• Equity at exit: $215,642

10-year hold

• IRR: 19.4%
• Equity multiple: 6.26×
• Total profit: $353,530
• Equity at exit: $464,436

Cash invested: $67,200 (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 72437

• Home prices YoY: 3.5%
• Active inventory: 35
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-213

Break-even live

Break-even rent $1,876

Max offer price $202,409

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-145	+0% $-213	+5% $-281	+10% $-349
Rent	-10% $-340	-5% $-276	+0% $-213	+5% $-149	+10% $-86
Rate	-1.0pp $-92	-0.5pp $-152	base $-213	+0.5pp $-275	+1.0pp $-338

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $240,000 Active 109 DOM
2. 2026-06-18
   days on market $240,000 Active 108 DOM
3. 2026-06-17
   days on market $240,000 Active 107 DOM
4. 2026-06-16
   days on market $240,000 Active 106 DOM
5. 2026-06-15
   days on market $240,000 Active 105 DOM
6. 2026-06-14
   days on market $240,000 Active 103 DOM
7. 2026-06-13
   days on market $240,000 Active 102 DOM
8. 2026-06-10
   days on market $240,000 Active 100 DOM
9. 2026-06-09
   days on market $240,000 Active 99 DOM
10. 2026-06-08
    days on market $240,000 Active 98 DOM
11. 2026-06-07
    days on market $240,000 Active 97 DOM
12. 2026-06-05
    days on market $240,000 Active 94 DOM
13. 2026-06-02
    days on market $240,000 Active 92 DOM
14. 2026-06-01
    statusdays on market $240,000 Active 91 DOM
15. 2026-05-31
    days on market $240,000 Price Change 90 DOM
16. 2026-05-30
    days on market $240,000 Price Change 89 DOM
17. 2026-03-02
    listed $260,000 New Listing 1175-char remark

    Show marketing remark (1150 chars)

    A wonderful opportunity to own two homes on approximately 1 acre +/-, each with its own utilities and the comfort of private living. It is hard to find two residences this close together, and this unique setup provides incredible flexibility for multi-generational living, rental income, or extended family arrangements. The Bungalow, built in 2018, features 2 bedrooms and 2 bathrooms with a spacious open-concept living and dining area highlighted by gorgeous wood beams and tall ceilings. The kitchen offers stunning cabinetry, a gas cooktop, and a built-in wall oven. A large walk-in closet and dedicated laundry room add to the functionality of this thoughtfully designed home. The Farmhouse offers 2 bedrooms with the potential for a third bedroom and 1 bathroom. The remodeled interior includes a recently updated bathroom with a walk-in shower. The kitchen features a gas top stove, beautiful vent-a-hood, and ample space for gathering and entertaining. A utility room sits just off the side of the home, leading to a deck that is perfect for summer BBQs. The roof and HVAC system are approximately 3 years old. Be sure to call or text today.

18. 2026-03-02
    listed $260,000 Active 1150-char remark

    Show marketing remark (1150 chars)

    A wonderful opportunity to own two homes on approximately 1 acre +/-, each with its own utilities and the comfort of private living. It is hard to find two residences this close together, and this unique setup provides incredible flexibility for multi-generational living, rental income, or extended family arrangements. The Bungalow, built in 2018, features 2 bedrooms and 2 bathrooms with a spacious open-concept living and dining area highlighted by gorgeous wood beams and tall ceilings. The kitchen offers stunning cabinetry, a gas cooktop, and a built-in wall oven. A large walk-in closet and dedicated laundry room add to the functionality of this thoughtfully designed home. The Farmhouse offers 2 bedrooms with the potential for a third bedroom and 1 bathroom. The remodeled interior includes a recently updated bathroom with a walk-in shower. The kitchen features a gas top stove, beautiful vent-a-hood, and ample space for gathering and entertaining. A utility room sits just off the side of the home, leading to a deck that is perfect for summer BBQs. The roof and HVAC system are approximately 3 years old. Be sure to call or text today.

19. 2026-02-27
    historical
20. 2025-09-27
    price $260,000
21. 2025-09-04
    listed $280,000 New Listing
22. 2024-12-22
    historical
23. 2024-08-30
    listed $259,900 Active
24. 2024-08-30
    listed $259,900 New Listing

ⓘ 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: $1,480 · $123/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$56/yr (+$5/mo · 3.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,278
• − Mortgage interest: −$13,444
• − Property taxes: −$1,480
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$6,982
• Taxable loss: −$6,912
• Est. tax savings @ 24.0%: +$1,659
• After-tax cash flow: $-895/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

• City population: 5,940
• Population (ZIP): 3,386

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 9.97%
• Current HPI: 295.1637
• 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

+0.0% since first listed

8 events — show timeline

• 2026-03-02 Listed $260,000 NEABOR MLS
• 2026-03-02 Listed $260,000 CARMLS
• 2026-02-27 Listing Removed — CARMLS
• 2025-09-27 Price Changed $260,000 CARMLS
• 2025-09-04 Listed $280,000 CARMLS
• 2024-12-22 Listing Removed — CARMLS
• 2024-08-30 Listed $259,900 CARMLS
• 2024-08-30 Listed $259,900 NEABOR MLS

Property tax history

+12.7%/yr

Latest (2025): $1,480 · +8.4% YoY. Source: county tax records.