93 Topez Dr · Cherokee Village, AR 72529

$85,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 310 Days on market

Built 1963 0.72 ac lot $71/sqft · 36% below area Est $132k · 36% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

FULLY FURNISHED, Really cute 2, bedroom 2 bath home in the heart of Cherokee Village. One car carport. Central heat and air, 2 water heaters, one electric and one gas. there is a garage door on the lower level in the back along with a large, covered carport area. Inside the garage is a workshop with some tools. There is a Solar System on site just waiting to have the installation completed. Batteries, inverter and solar panels on site. There is a fenced in garden area in the back and the makings of a rainwater catchment system is started. This is a great opportunity for a fully move-in ready home, all furnishings, appliances, dishes stay. It can use a little clean up but for this price it is an incredible opportunity as a starter home. To be sold As-Is. Make an appointment today to see this place.

Key facts

• One car carport
• Solar system
• Workshop

Tags

• ONE CAR CARPORT
• SOLAR SYSTEM
• FENCED IN GARDEN
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $67k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 1.53% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.20%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $131,966
• List price: $85,000
• Delta: -35.59%
• 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
116 Topez Dr	0.10mi	2/1.5	1,100 (-8%)	5mo	$112,750	$103	75
131 Okmulgee Dr	0.21mi	3/1.0 (+1)	1,164 (-3%)	15mo	$95,000	$82	68
204 Cherokee Rd	0.33mi	2/1.5	1,248 (+4%)	22mo	$129,900	$104	58
57 Winnebago Dr	0.21mi	2/1.0	1,020 (-15%)	14mo	$80,000	$78	54
5 Winnebago Cir	0.29mi	2/1.5	1,024 (-15%)	10mo	$138,000	$135	52
8 Ponca Dr	0.41mi	3/2.0 (+1)	1,225 (+2%)	23mo	$125,000	$102	49
175 Cherokee Rd	0.59mi	2/1.5	1,100 (-8%)	10mo	$130,000	$118	48
22 Ozoo Cir	0.52mi	2/2.0	1,068 (-11%)	17mo	$80,000	$75	40
114 Cherokee Rd	0.62mi	2/1.5	1,027 (-14%)	8mo	$144,900	$141	39
59 Okmulgee Dr Dr	0.40mi	2/1.5	1,032 (-14%)	23mo	$159,000	$154	37
40 Tonto Cir	0.71mi	2/1.0	1,085 (-10%)	22mo	$134,500	$124	33
25 Tishimingo Dr	0.51mi	3/1.5 (+1)	1,376 (+15%)	15mo	$265,000	$193	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: 15.0%
• Equity multiple: 1.60×
• Total profit: $14,285
• Equity at exit: $12,674

10-year hold

• IRR: 23.7%
• Equity multiple: 3.04×
• Total profit: $48,623
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $440

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $499	-5% $470	+0% $440	+5% $411	+10% $381
Rent	-10% $337	-5% $389	+0% $440	+5% $492	+10% $543
Rate	-1.0pp $483	-0.5pp $462	base $440	+0.5pp $418	+1.0pp $396

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.29mi
128 W Lakeshore Dr Cherokee Village, AR	2.0	2.0	1344	$1,500	$1.12	44d	1	1.42mi

Listing history 29 events

1. 2026-06-19
   days on market $85,000 Active 310 DOM
2. 2026-06-18
   days on market $85,000 Active 309 DOM
3. 2026-06-17
   days on market $85,000 Active 308 DOM
4. 2026-06-16
   days on market $85,000 Active 307 DOM
5. 2026-06-15
   days on market $85,000 Active 306 DOM
6. 2026-06-14
   days on market $85,000 Active 304 DOM
7. 2026-06-12
   days on market $85,000 Active 303 DOM
8. 2026-06-09
   days on market $85,000 Active 300 DOM
9. 2026-06-08
   days on market $85,000 Active 299 DOM
10. 2026-06-07
    days on market $85,000 Active 298 DOM
11. 2026-06-04
    days on market $85,000 Active 294 DOM
12. 2026-06-02
    days on market $85,000 Active 293 DOM
13. 2026-06-01
    days on market $85,000 Active 292 DOM
14. 2026-05-31
    days on market $85,000 Active 291 DOM
15. 2026-05-31
    days on market $85,000 Active 290 DOM
16. 2025-11-22
    status Back on Market 808-char remark

    Show marketing remark (808 chars)

    FULLY FURNISHED, Really cute 2, bedroom 2 bath home in the heart of Cherokee Village. One car carport. Central heat and air, 2 water heaters, one electric and one gas. there is a garage door on the lower level in the back along with a large, covered carport area. Inside the garage is a workshop with some tools. There is a Solar System on site just waiting to have the installation completed. Batteries, inverter and solar panels on site. There is a fenced in garden area in the back and the makings of a rainwater catchment system is started. This is a great opportunity for a fully move-in ready home, all furnishings, appliances, dishes stay. It can use a little clean up but for this price it is an incredible opportunity as a starter home. To be sold As-Is. Make an appointment today to see this place.

17. 2025-09-29
    status Under Contract 808-char remark

    Show marketing remark (808 chars)

    FULLY FURNISHED, Really cute 2, bedroom 2 bath home in the heart of Cherokee Village. One car carport. Central heat and air, 2 water heaters, one electric and one gas. there is a garage door on the lower level in the back along with a large, covered carport area. Inside the garage is a workshop with some tools. There is a Solar System on site just waiting to have the installation completed. Batteries, inverter and solar panels on site. There is a fenced in garden area in the back and the makings of a rainwater catchment system is started. This is a great opportunity for a fully move-in ready home, all furnishings, appliances, dishes stay. It can use a little clean up but for this price it is an incredible opportunity as a starter home. To be sold As-Is. Make an appointment today to see this place.

18. 2025-06-20
    listed $85,000 New Listing 808-char remark

    Show marketing remark (808 chars)

    FULLY FURNISHED, Really cute 2, bedroom 2 bath home in the heart of Cherokee Village. One car carport. Central heat and air, 2 water heaters, one electric and one gas. there is a garage door on the lower level in the back along with a large, covered carport area. Inside the garage is a workshop with some tools. There is a Solar System on site just waiting to have the installation completed. Batteries, inverter and solar panels on site. There is a fenced in garden area in the back and the makings of a rainwater catchment system is started. This is a great opportunity for a fully move-in ready home, all furnishings, appliances, dishes stay. It can use a little clean up but for this price it is an incredible opportunity as a starter home. To be sold As-Is. Make an appointment today to see this place.

19. 2023-09-01
    soldstatus $67,000
20. 2020-09-18
    soldstatus $25,000 Sold 192-char remark

    Show marketing remark (192 chars)

    Great Investment Property! This home has 2 bedrooms, 1 & 3/4 baths, kitchen, living room, large bonus room, vinyl siding, metal roof, garge and all sitting on a deep lot. What a Price!!!

21. 2020-08-30
    status Under Contract 192-char remark

    Show marketing remark (192 chars)

    Great Investment Property! This home has 2 bedrooms, 1 & 3/4 baths, kitchen, living room, large bonus room, vinyl siding, metal roof, garge and all sitting on a deep lot. What a Price!!!

22. 2020-08-12
    status Back on Market 192-char remark

    Show marketing remark (192 chars)

    Great Investment Property! This home has 2 bedrooms, 1 & 3/4 baths, kitchen, living room, large bonus room, vinyl siding, metal roof, garge and all sitting on a deep lot. What a Price!!!

23. 2020-08-05
    status Under Contract 192-char remark

    Show marketing remark (192 chars)

    Great Investment Property! This home has 2 bedrooms, 1 & 3/4 baths, kitchen, living room, large bonus room, vinyl siding, metal roof, garge and all sitting on a deep lot. What a Price!!!

24. 2020-07-15
    price $29,800 192-char remark

    Show marketing remark (192 chars)

    Great Investment Property! This home has 2 bedrooms, 1 & 3/4 baths, kitchen, living room, large bonus room, vinyl siding, metal roof, garge and all sitting on a deep lot. What a Price!!!

25. 2020-07-10
    price $32,000 192-char remark

    Show marketing remark (192 chars)

    Great Investment Property! This home has 2 bedrooms, 1 & 3/4 baths, kitchen, living room, large bonus room, vinyl siding, metal roof, garge and all sitting on a deep lot. What a Price!!!

26. 2020-06-26
    price $34,900 192-char remark

    Show marketing remark (192 chars)

    Great Investment Property! This home has 2 bedrooms, 1 & 3/4 baths, kitchen, living room, large bonus room, vinyl siding, metal roof, garge and all sitting on a deep lot. What a Price!!!

27. 2020-06-04
    listed $39,800 New Listing 192-char remark

    Show marketing remark (192 chars)

    Great Investment Property! This home has 2 bedrooms, 1 & 3/4 baths, kitchen, living room, large bonus room, vinyl siding, metal roof, garge and all sitting on a deep lot. What a Price!!!

28. 2011-11-23
    soldstatus $27,000
29. 1997-05-13
    soldstatus $32,000

ⓘ 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 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: $15,610
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$2,473
• Taxable income: $4,178
• Est. tax owed @ 24.0%: −$1,003
• After-tax cash flow: $4,280/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

+165.6% since first listed

14 events — show timeline

• 2025-11-22 Relisted — CARMLS
• 2025-09-29 Pending — CARMLS
• 2025-06-20 Listed $85,000 CARMLS
• 2023-09-01 Sold (Public Records) $67,000 Public Records
• 2020-09-18 Sold (MLS) $25,000 CARMLS
• 2020-08-30 Pending — CARMLS
• 2020-08-12 Relisted — CARMLS
• 2020-08-05 Pending — CARMLS
• 2020-07-15 Price Changed $29,800 CARMLS
• 2020-07-10 Price Changed $32,000 CARMLS
• 2020-06-26 Price Changed $34,900 CARMLS
• 2020-06-04 Listed $39,800 CARMLS
• 2011-11-23 Sold (Public Records) $27,000 Public Records
• 1997-05-13 Sold (Public Records) $32,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $164 · -37.9% YoY. Source: county tax records.