96 Clearwater Dr · Brookland, AR 72417

$299,990

3 bd · 2.0 ba · 1,796 sqft · SingleFamily · 77 Days on market

Built 2024 8,276 sqft lot $167/sqft · at area comps Est $290k · at est. $13/mo HOA · 1% of rent

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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 +6.8/30.0
• ARV discount +6.0/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0

Listing remarks MLS

All furniture pictured is inlcuded! The home is move-in ready! The appealing one-story home includes many contemporary features, and an open-concept design, enhancing the wonderful feel of this home. The kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room and living room both overlook the covered porch, which is a great area for relaxing and dining al fresco. The large primary bedroom, located at the back of the home for privacy, can comfortably fit a king size bed, and includes an en suite bathroom with double vanity, big walk-in closet, and separate linen closet. Two other bedrooms share a second bathroom.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 2024

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-469 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (31.8% below list).
• Recommended offer: $205k (31.8% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 40% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $204,739 (31.8% 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 77 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.70%
• DSCR: 0.70
• GRM: 12.2

CMA / ARV

• ARV (median comp): $290,344
• List price: $299,990
• Delta: 3.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Clearwater Dr	0.12mi	3/2.0	1,796 (0%)	3mo	$283,990	$158	92
91 Clearwater Dr	0.12mi	3/2.0	1,796 (0%)	3mo	$283,990	$158	92
101 Rivercrest Dr	0.06mi	3/2.0	1,776 (-1%)	5mo	$306,400	$173	91
74 Clearwater Dr	0.00mi	3/2.0	1,672 (-7%)	2mo	$286,990	$172	87
93 Clearwater Dr	0.12mi	3/2.0	1,672 (-7%)	2mo	$283,990	$170	81
97 Ellis Dr	0.09mi	4/2.0 (+1)	1,652 (-8%)	0mo	$207,000	$125	77
74 Clearwater Dr	0.22mi	3/2.0	1,672 (-7%)	2mo	$286,990	$172	77
126 Hidden Creek Dr	0.19mi	3/2.0	1,942 (+8%)	3mo	$321,500	$166	75
124 Harper Dr	0.45mi	3/2.0	1,716 (-4%)	6mo	$243,250	$142	66
357 Emma Dr	0.26mi	3/2.0	1,568 (-13%)	4mo	$165,000	$105	63
104 Janis Dr	0.55mi	3/2.0	1,665 (-7%)	3mo	$210,000	$126	60
307 Harper Dr	0.27mi	4/2.0 (+1)	1,566 (-13%)	4mo	$205,000	$131	58

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: 19.6%
• Equity multiple: 2.59×
• Total profit: $133,568
• Equity at exit: $270,255

10-year hold

• IRR: 18.0%
• Equity multiple: 5.96×
• Total profit: $416,890
• Equity at exit: $582,815

Cash invested: $83,997 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,047 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$13
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-469

Break-even live

Break-even rent $2,641

Max offer price $232,165

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Hidden Creek Dr Brookland, AR	3.0	2.0	1970	$2,550	$1.29	43d	1	0.10mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	43d	1	0.53mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	43d	1	0.58mi
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	43d	1	0.93mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 23 events

1. 2026-06-19
   days on market $299,990 Active 77 DOM
2. 2026-06-18
   days on market $299,990 Active 76 DOM
3. 2026-06-17
   days on market $299,990 Active 75 DOM
4. 2026-06-16
   days on market $299,990 Active 74 DOM
5. 2026-06-15
   days on market $299,990 Active 73 DOM
6. 2026-06-14
   days on market $299,990 Active 71 DOM
7. 2026-06-13
   days on market $299,990 Active 70 DOM
8. 2026-06-10
   days on market $299,990 Active 68 DOM
9. 2026-06-09
   days on market $299,990 Active 67 DOM
10. 2026-06-08
    days on market $299,990 Active 66 DOM
11. 2026-06-07
    days on market $299,990 Active 65 DOM
12. 2026-06-05
    days on market $299,990 Active 62 DOM
13. 2026-06-02
    days on market $299,990 Active 60 DOM
14. 2026-06-01
    days on market $299,990 Active 59 DOM
15. 2026-05-31
    days on market $299,990 Active 58 DOM
16. 2026-05-30
    days on market $299,990 Active 57 DOM
17. 2026-04-17
    status Active 717-char remark

    Show marketing remark (107 chars)

    Move-in ready! All furniture pictured is included! Move in ready! Special financing and closing costs paid.

18. 2026-04-17
    status Back on Market 107-char remark

    Show marketing remark (107 chars)

    Move-in ready! All furniture pictured is included! Move in ready! Special financing and closing costs paid.

19. 2026-04-03
    historical 717-char remark

    Show marketing remark (717 chars)

    All furniture pictured is inlcuded! The home is move-in ready! The appealing one-story home includes many contemporary features, and an open-concept design, enhancing the wonderful feel of this home. The kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room and living room both overlook the covered porch, which is a great area for relaxing and dining al fresco. The large primary bedroom, located at the back of the home for privacy, can comfortably fit a king size bed, and includes an en suite bathroom with double vanity, big walk-in closet, and separate linen closet. Two other bedrooms share a second bathroom.

20. 2026-04-02
    status Under Contract 107-char remark

    Show marketing remark (107 chars)

    Move-in ready! All furniture pictured is included! Move in ready! Special financing and closing costs paid.

21. 2026-03-20
    price $299,990 107-char remark

    Show marketing remark (107 chars)

    Move-in ready! All furniture pictured is included! Move in ready! Special financing and closing costs paid.

22. 2026-03-19
    listed $266,990 New Listing 107-char remark

    Show marketing remark (717 chars)

    All furniture pictured is inlcuded! The home is move-in ready! The appealing one-story home includes many contemporary features, and an open-concept design, enhancing the wonderful feel of this home. The kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room and living room both overlook the covered porch, which is a great area for relaxing and dining al fresco. The large primary bedroom, located at the back of the home for privacy, can comfortably fit a king size bed, and includes an en suite bathroom with double vanity, big walk-in closet, and separate linen closet. Two other bedrooms share a second bathroom.

23. 2026-03-19
    listed $299,990 Active 717-char remark

    Show marketing remark (717 chars)

    All furniture pictured is inlcuded! The home is move-in ready! The appealing one-story home includes many contemporary features, and an open-concept design, enhancing the wonderful feel of this home. The kitchen includes a large island perfect for bar-style eating or entertaining, a walk-in pantry, and plenty of cabinets and counter space. The dining room and living room both overlook the covered porch, which is a great area for relaxing and dining al fresco. The large primary bedroom, located at the back of the home for privacy, can comfortably fit a king size bed, and includes an en suite bathroom with double vanity, big walk-in closet, and separate linen closet. Two other bedrooms share a second bathroom.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,569
• − Mortgage interest: −$16,804
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − HOA: −$156
• − Depreciation: −$8,727
• Taxable loss: −$11,049
• Est. tax savings @ 24.0%: +$2,652
• After-tax cash flow: $-2,973/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

• Census place: Brookland, AR
• 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

+12.4% since first listed

7 events — show timeline

• 2026-04-17 Relisted — NEABOR MLS
• 2026-04-17 Relisted — CARMLS
• 2026-04-03 Delisted — NEABOR MLS
• 2026-04-02 Pending — CARMLS
• 2026-03-20 Price Changed $299,990 CARMLS
• 2026-03-19 Listed $299,990 NEABOR MLS
• 2026-03-19 Listed $266,990 CARMLS