7 Conasaugua Trce · Cherokee Village, AR 72529

$165,000

3 bd · 2.0 ba · 1,150 sqft · SingleFamily public records · 11 Days on market

Built 1972 10,454 sqft lot

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Why this score? — see what drove the C- 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• 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

Welcome to 7 Conasaugua Trace in beautiful Cherokee Village, Arkansasa place where comfort, nature, and small-town charm come together. Nestled among mature trees and the rolling Ozark foothills, this inviting property offers the perfect blend of peaceful living and everyday convenience. This home is approximately 1,672 square feet, with 3 bedrooms and 2 recently updated bathrooms. It sits on 0.24 +/- acres, with plenty of outdoor storage located in not one, but two outbuildings! Whether you're looking for a full-time residence, a weekend retreat, or an investment opportunity, this home provides a relaxing setting with all the benefits Cherokee Village is known for. Enjoy nearby access to lakes, golf courses, walking trails, and outdoor recreation while still being close to local amenities. Imagine sipping your morning coffee on the porch, spending evenings next to the fire pit, or unwinding after a day spent on one of the nearby lakes. 7 Conasaugua Trace offers a lifestyle that's as enjoyable as it is affordable. Take the opportunity to make this home yours today! Come discover why so many people fall in love with Cherokee Villageyour next chapter could begin right here.

Key facts

• Outdoor storage
• Two outbuildings
• Golf courses

Tags

• MATURE TREES
• ROLLING OZARK FOOTHILLS
• OUTDOOR STORAGE
• TWO OUTBUILDINGS
• NEARBY ACCESS TO LAKES
• GOLF COURSES

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional, cash, Rural Development, and in-house financing

Exterior

• Parking: Carport; Parking pads
• Utilities: Public water; Septic; Electric through cooperative; Natural gas; Propane/Butane gas; Cable TV; Fiber internet; Insulated windows and doors; Ridge vents
• Home design: Rock and frame exterior; Level lot
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Patio; Deck; Partially fenced yard; Outside storage area; Guttering; Paved road access

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher; Refrigerator stays; Quartz countertops
• Bedrooms: Includes walk-in closet(s)
• Flooring: Carpet; Wood; Vinyl; Luxury vinyl
• Bathrooms: 2 full bathrooms; Walk-in shower
• Heating & cooling: Central electric heat; Central electric cooling; Gas space heater
• Interior features: Washer connection and electric dryer connection; Electric water heater; Smoke detectors; Window treatments; Walk-in closet(s); Built-in storage; Walk-in shower; Wired for high-speed internet; Quartz kitchen countertops; Sheetrock walls and ceilings; Paneling
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (5.3% below list).
• Recommended offer: $156k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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 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: 692 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Fulton County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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 $142k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $156,176 (5.3% below list)

Questions for the listing agent

1. Built in 1972 — 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: 0.95% ✗
• Cap rate: 8.26%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-9,565
• Equity at exit: $24,602

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $13,545
• Equity at exit: $14,266

Cash invested: $46,200 (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 72529

• Home prices YoY: -18.2%
• Active inventory: 692
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $271

Break-even live

Break-even rent $1,219

Max offer price $165,000

Occupancy floor 78%

Sensitivity live

Price	-10% $364	-5% $318	+0% $271	+5% $36	+10% $-21
Rent	-10% $148	-5% $209	+0% $271	+5% $333	+10% $394
Rate	-1.0pp $354	-0.5pp $313	base $271	+0.5pp $228	+1.0pp $185

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $165,000 Active 11 DOM
2. 2026-06-19
   days on market $165,000 Active 9 DOM
3. 2026-06-18
   days on market $165,000 Active 8 DOM
4. 2026-06-17
   statusdays on market $165,000 Active 7 DOM
5. 2026-06-16
   days on market $165,000 New Listing 6 DOM
6. 2026-06-15
   days on market $165,000 New Listing 5 DOM
7. 2026-06-14
   days on market $165,000 New Listing 3 DOM
8. 2026-06-12
   remarks 693-char remark
9. 2026-06-12
   listed $165,000 New Listing 2 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: $346 · $29/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$710/yr (+$59/mo · 205.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,741
• − Mortgage interest: −$9,243
• − Property taxes: −$346
• − Insurance: −$825
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$4,800
• Taxable income: $529
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $3,124/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 (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

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 · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

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

+200.0% since first listed

12 events — show timeline

• 2026-06-10 Listed $165,000 NEABOR MLS
• 2026-06-10 Listed $165,000 CARMLS
• 2023-08-04 Listed $148,500 Batesville
• 2023-08-03 Sold (Public Records) $142,000 Public Records
• 2023-08-03 Sold (MLS) $142,000 CARMLS
• 2023-08-03 Sold (MLS) $142,000 Batesville
• 2023-07-10 Pending — CARMLS
• 2023-07-06 Listed $148,500 CARMLS
• 2022-11-01 Sold (Public Records) $130,000 Public Records
• 2022-11-01 Listed $130,000 CARMLS
• 2022-11-01 Sold (MLS) $130,000 CARMLS
• 2002-04-16 Sold (Public Records) $55,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $346 · -22.7% YoY. Source: county tax records.