93 Topez Dr · Cherokee Village, AR 72529

$80,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 406 Days on market

Built 1963 Fair condition 0.72 ac lot $67/sqft · 40% below area Est $133k · 40% 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 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 $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 5.1% 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 Middle School (math 41% / reading 36%, grade F, #105 of 201 statewide, top 52%, 492 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: 802 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 139d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 406 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; 19% 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 406 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.45% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.09%
• DSCR: 2.07
• GRM: 5.7

CMA / ARV

• ARV (median comp): $133,336
• List price: $80,000
• Delta: -40.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 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%)	8mo	$112,750	$103	73
6 S Hileah Trce	0.53mi	2/2.0	1,176 (-2%)	2mo	$125,000	$106	66
131 Okmulgee Dr	0.21mi	3/1.0 (+1)	1,164 (-3%)	18mo	$95,000	$82	65
57 Winnebago Dr	0.21mi	2/1.0	1,020 (-15%)	17mo	$80,000	$78	51
5 Winnebago Cir	0.29mi	2/1.5	1,024 (-15%)	13mo	$138,000	$135	49
175 Cherokee Rd	0.59mi	2/1.5	1,100 (-8%)	13mo	$130,000	$118	46
9 Pima Cir	0.68mi	3/2.0 (+1)	1,300 (+8%)	1mo	$150,000	$115	45
22 Ozoo Cir	0.52mi	2/2.0	1,068 (-11%)	20mo	$80,000	$75	37
114 Cherokee Rd	0.62mi	2/1.5	1,027 (-14%)	11mo	$144,900	$141	36
25 Tishimingo Dr	0.51mi	3/1.5 (+1)	1,376 (+15%)	18mo	$265,000	$193	30

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: 17.3%
• Equity multiple: 1.70×
• Total profit: $15,639
• Equity at exit: $11,928

10-year hold

• IRR: 25.8%
• Equity multiple: 3.25×
• Total profit: $50,351
• Equity at exit: $6,917

Cash invested: $22,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 7 under contract
• Months of supply: 10.8 mo (9%/mo absorbed)
• Median asking: $155,000 ($133/sqft)
• Median days on market: 81 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -16.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72529

• Home prices YoY: -18.2%
• Active inventory: 802
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$14 /mo · $164/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $450

Break-even live

Break-even rent $591

Max offer price $80,000

Occupancy floor 56%

Sensitivity live

Price	-10% $495	-5% $472	+0% $450	+5% $336	+10% $308
Rent	-10% $358	-5% $404	+0% $450	+5% $495	+10% $541
Rate	-1.0pp $490	-0.5pp $470	base $450	+0.5pp $429	+1.0pp $408

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	139d	1	1.29mi
128 W Lakeshore Dr Cherokee Village, AR	2.0	2.0	1344	$1,500	$1.12	139d	1	1.42mi
13 Duroc Dr Cherokee Village, AR	2.0	1.0	720	$750	$1.04	1d	1	1.44mi
55 Merrimac Dr Cherokee Village, AR	2.0	1.0	1000	$1,150	$1.15	1d	1	1.49mi

Listing history 50 events

1. 2026-09-23
   days on market $80,000 Active 406 DOM
2. 2026-09-21
   days on market $80,000 Active 404 DOM
3. 2026-09-20
   days on market $80,000 Active 403 DOM
4. 2026-09-19
   days on market $80,000 Active 402 DOM
5. 2026-09-18
   days on market $80,000 Active 401 DOM
6. 2026-09-17
   days on market $80,000 Active 400 DOM
7. 2026-09-16
   days on market $80,000 Active 399 DOM
8. 2026-09-15
   days on market $80,000 Active 398 DOM
9. 2026-09-14
   days on market $80,000 Active 397 DOM
10. 2026-09-13
    days on market $80,000 Active 396 DOM
11. 2026-09-12
    days on market $80,000 Active 395 DOM
12. 2026-09-11
    days on market $80,000 Active 394 DOM
13. 2026-09-05
    days on market $80,000 Active 388 DOM
14. 2026-09-04
    days on market $80,000 Active 387 DOM
15. 2026-09-03
    days on market $80,000 Active 386 DOM
16. 2026-09-02
    days on market $80,000 Active 385 DOM
17. 2026-08-30
    days on market $80,000 Active 382 DOM
18. 2026-08-29
    days on market $80,000 Active 381 DOM
19. 2026-08-28
    days on market $80,000 Active 380 DOM
20. 2026-08-27
    days on market $80,000 Active 379 DOM
21. 2026-08-26
    days on market $80,000 Active 378 DOM
22. 2026-08-25
    days on market $80,000 Active 377 DOM
23. 2026-08-24
    days on market $80,000 Active 376 DOM
24. 2026-08-23
    days on market $80,000 Active 375 DOM
25. 2026-08-22
    days on market $80,000 Active 374 DOM
26. 2026-08-21
    days on market $80,000 Active 373 DOM
27. 2026-08-20
    days on market $80,000 Active 372 DOM
28. 2026-08-19
    days on market $80,000 Active 371 DOM
29. 2026-08-18
    days on market $80,000 Active 370 DOM
30. 2026-08-17
    days on market $80,000 Active 369 DOM
31. 2026-08-16
    days on market $80,000 Active 368 DOM
32. 2026-08-15
    days on market $80,000 Active 367 DOM
33. 2026-08-14
    days on market $80,000 Active 366 DOM
34. 2026-08-13
    days on market $80,000 Active 365 DOM
35. 2026-08-12
    days on market $80,000 Active 364 DOM
36. 2026-08-11
    days on market $80,000 Active 363 DOM
37. 2026-08-10
    days on market $80,000 Active 362 DOM
38. 2026-08-09
    days on market $80,000 Active 361 DOM
39. 2026-08-08
    days on market $80,000 Active 360 DOM
40. 2026-08-07
    days on market $80,000 Active 359 DOM
41. 2026-08-06
    days on market $80,000 Active 358 DOM
42. 2026-08-05
    days on market $80,000 Active 357 DOM
43. 2026-08-04
    days on market $80,000 Active 356 DOM
44. 2026-08-03
    days on market $80,000 Active 355 DOM
45. 2026-07-31
    days on market $80,000 Active 352 DOM
46. 2026-07-30
    days on market $80,000 Active 351 DOM
47. 2026-07-29
    days on market $80,000 Active 350 DOM
48. 2026-07-27
    days on market $80,000 Active 348 DOM
49. 2026-07-25
    days on market $80,000 Active 346 DOM
50. 2026-07-24
    days on market $80,000 Active 345 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: $164 · $14/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$348/yr (+$29/mo · 212.9%)

ⓘ 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: $13,916
• − Mortgage interest: −$4,481
• − Property taxes: −$164
• − Insurance: −$400
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$2,327
• Taxable income: $4,317
• Est. tax owed @ 24.0%: −$1,036
• After-tax cash flow: $4,360/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $30,000–$54,000 screening

This home requires significant repairs and maintenance, including roof, exterior, interior, and HVAC systems. Improvements in these areas will significantly enhance its value for resale or rental.

Components & finishes AI

Roof metal · good Flooring wood

Deferred maintenance Est. $50,500–$152,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Major Windows (windows) — Windows appear to be old and possibly not sealed properly
• Major Electrical (electrical) — Exposed wiring and missing insulation in the attic
• Major Plumbing (plumbing) — Exposed plumbing and missing insulation in the attic
• Major Exterior (exterior) — Exterior siding appears to be peeling and possibly damaged
• Major Other — General wear and tear on the house, including missing insulation and exposed wiring

Repairs flagged

• Major roof — Metal roof may need inspection for leaks or damage.
• Major exterior siding — Siding appears weathered and may need repainting or replacement.
• Major windows — Windows may need cleaning or replacement.
• Major flooring — Hardwood flooring looks worn and may need refinishing or replacement.
• Major interior walls — Paint appears chipped and may need touch-up or repainting.
• Major HVAC system — HVAC system may need maintenance or replacement.

Value-add opportunities

• Both Paint and refinish exterior and interior — Fresh paint and refinishing will improve curb appeal and interior aesthetics, enhancing both resale and rental value. ↑
• Both Replace HVAC system — A new HVAC system will improve comfort and energy efficiency, attracting more buyers and renters. ↑
• Both Replace worn flooring — New flooring will improve the home's appearance and comfort, making it more attractive to buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Cherokee Elementary School D AR #108/454 Nat'l #13,933/41,679 Middle Highland Middle School F AR #105/201 Nat'l #6,453/14,009 High Highland High School F AR #62/292 Nat'l #8,937/17,239

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

C Composite livability gradescore 62/100

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
• County: Fulton · 16,170 people
• City population: 5,090
• Population (ZIP): 5,090
• Household income: $35,305
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 5% of renters

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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%

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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%

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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

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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.