894 Cr 792 · Brookland, AR 72417

$515,000

4 bd · 3.0 ba · 3,325 sqft · SingleFamily public records · 365 Days on market

Built 2024 1.10 ac lot $155/sqft · 31% below area Est $753k · 32% under ↓ 29% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Cash flow +2.9/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Newly built in 2024, this spacious 5-bedroom, 3-bath home offers over 3,300 square feet of modern comfort on 1.1 acres in Brookland. The open layout is bright and functional, with thoughtful finishes throughout. Enjoy a private fenced-in pool, a large detached metal garage/workshop, and room to grow inside and out. A rare blend of new construction, space, and quiet setting just minutes from town.

Key facts

• 1.1 acre lot
• Garage
• Built 2024

Tags

• PRIVATE FENCED-IN POOL
• DETACHED METAL GARAGE
• LARGE DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $515k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (58.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (65.5% below list).
• Recommended offer: $178k (65.5% below list) — sets the bar for 1% rule.
• Cap rate 2.3% vs local median 4.2% in Brookland — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Brookland Elementary School (875 students, 32% FRL); Brookland Junior High School (math 36% / reading 46%, grade F, #83 of 201 statewide, top 44%, 718 students, 26% FRL); Brookland High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 589 students, 27% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 118 active listings in the ZIP; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 34% 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 $55k of equity ($4k loan paydown + $52k 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 ~$89k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($453k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $70k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $177,823 (65.5% 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 365 days. Have you received any prior offers? Is the seller open to a 65% 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: 0.35% ✗
• Cap rate: 2.33%
• Cash-on-cash: -14.15%
• DSCR: 0.37
• GRM: 24.1

CMA / ARV

• ARV (median comp): $753,066
• List price: $515,000
• Delta: -31.61%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 County Road 793	0.60mi	5/3.5 (+1)	3,462 (+4%)	2mo	$815,000	$235	57
1949 County Road 761	0.67mi	4/3.5	3,121 (-6%)	10mo	$685,000	$219	48

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: 14.4%
• Equity multiple: 2.19×
• Total profit: $171,949
• Equity at exit: $463,953

10-year hold

• IRR: 14.3%
• Equity multiple: 5.10×
• Total profit: $591,011
• Equity at exit: $1,000,532

Cash invested: $144,200 (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 72417

• Home prices YoY: 20.6%
• Active inventory: 118
• Price-to-rent: 24.1×

Monthly cashflow live

• Estimated rent: $1,778 medium
• Mortgage (P&I): −$2,701
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$215
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-1,700

Break-even live

Break-even rent $3,930

Max offer price $214,666

Occupancy floor —

Sensitivity live

Price	-10% $-1,409	-5% $-1,554	+0% $-1,700	+5% $-1,846	+10% $-1,992
Rent	-10% $-1,841	-5% $-1,770	+0% $-1,700	+5% $-1,630	+10% $-1,560
Rate	-1.0pp $-1,441	-0.5pp $-1,569	base $-1,700	+0.5pp $-1,834	+1.0pp $-1,969

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: $128,750
• Closing costs: $15,450
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $515,000 Active 365 DOM
2. 2026-06-18
   days on market $515,000 Active 364 DOM
3. 2026-06-17
   days on market $515,000 Active 363 DOM
4. 2026-06-16
   days on market $515,000 Active 362 DOM
5. 2026-06-15
   days on market $515,000 Active 361 DOM
6. 2026-06-14
   days on market $515,000 Active 359 DOM
7. 2026-06-13
   days on market $515,000 Active 358 DOM
8. 2026-06-10
   days on market $515,000 Active 356 DOM
9. 2026-06-09
   days on market $515,000 Active 355 DOM
10. 2026-06-08
    days on market $515,000 Active 354 DOM
11. 2026-06-07
    days on market $515,000 Active 353 DOM
12. 2026-06-05
    days on market $515,000 Active 350 DOM
13. 2026-06-02
    days on market $515,000 Active 348 DOM
14. 2026-06-01
    days on market $515,000 Active 347 DOM
15. 2026-05-31
    days on market $515,000 Active 346 DOM
16. 2026-05-30
    days on market $515,000 Active 345 DOM
17. 2026-04-28
    price $515,000 399-char remark

    Show marketing remark (399 chars)

    Newly built in 2024, this spacious 5-bedroom, 3-bath home offers over 3,300 square feet of modern comfort on 1.1 acres in Brookland. The open layout is bright and functional, with thoughtful finishes throughout. Enjoy a private fenced-in pool, a large detached metal garage/workshop, and room to grow inside and out. A rare blend of new construction, space, and quiet setting just minutes from town.

18. 2026-04-17
    price $515,000 399-char remark

    Show marketing remark (399 chars)

    Newly built in 2024, this spacious 5-bedroom, 3-bath home offers over 3,300 square feet of modern comfort on 1.1 acres in Brookland. The open layout is bright and functional, with thoughtful finishes throughout. Enjoy a private fenced-in pool, a large detached metal garage/workshop, and room to grow inside and out. A rare blend of new construction, space, and quiet setting just minutes from town.

19. 2026-02-03
    price $549,000 399-char remark

    Show marketing remark (399 chars)

    Newly built in 2024, this spacious 5-bedroom, 3-bath home offers over 3,300 square feet of modern comfort on 1.1 acres in Brookland. The open layout is bright and functional, with thoughtful finishes throughout. Enjoy a private fenced-in pool, a large detached metal garage/workshop, and room to grow inside and out. A rare blend of new construction, space, and quiet setting just minutes from town.

20. 2026-02-02
    price $549,000 399-char remark

    Show marketing remark (399 chars)

    Newly built in 2024, this spacious 5-bedroom, 3-bath home offers over 3,300 square feet of modern comfort on 1.1 acres in Brookland. The open layout is bright and functional, with thoughtful finishes throughout. Enjoy a private fenced-in pool, a large detached metal garage/workshop, and room to grow inside and out. A rare blend of new construction, space, and quiet setting just minutes from town.

21. 2025-09-22
    price $565,876 399-char remark

    Show marketing remark (399 chars)

    Newly built in 2024, this spacious 5-bedroom, 3-bath home offers over 3,300 square feet of modern comfort on 1.1 acres in Brookland. The open layout is bright and functional, with thoughtful finishes throughout. Enjoy a private fenced-in pool, a large detached metal garage/workshop, and room to grow inside and out. A rare blend of new construction, space, and quiet setting just minutes from town.

22. 2025-06-19
    listed $585,000 New Listing 399-char remark

    Show marketing remark (399 chars)

    Newly built in 2024, this spacious 5-bedroom, 3-bath home offers over 3,300 square feet of modern comfort on 1.1 acres in Brookland. The open layout is bright and functional, with thoughtful finishes throughout. Enjoy a private fenced-in pool, a large detached metal garage/workshop, and room to grow inside and out. A rare blend of new construction, space, and quiet setting just minutes from town.

23. 2025-06-19
    listed $585,000 Active 399-char remark

    Show marketing remark (399 chars)

    Newly built in 2024, this spacious 5-bedroom, 3-bath home offers over 3,300 square feet of modern comfort on 1.1 acres in Brookland. The open layout is bright and functional, with thoughtful finishes throughout. Enjoy a private fenced-in pool, a large detached metal garage/workshop, and room to grow inside and out. A rare blend of new construction, space, and quiet setting just minutes from town.

24. 2025-02-25
    price $639,900
25. 2025-01-04
    price $645,000
26. 2024-11-26
    listed $650,000 Active
27. 2024-05-15
    listed $725,000 Active

ⓘ 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: $2,276 · $190/mo
• Projected year-2 tax: $3,296 · $275/mo
• Expected delta: +$1,020/yr (+$85/mo · 44.8%)

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

Taxation est. · year 1

• Rental income: $21,339
• − Mortgage interest: −$28,848
• − Property taxes: −$2,276
• − Insurance: −$2,575
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$14,982
• Taxable loss: −$30,756
• Est. tax savings @ 24.0%: +$7,381
• After-tax cash flow: $-13,020/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

• 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

-29.0% since first listed

11 events — show timeline

• 2026-04-28 Price Changed $515,000 CARMLS
• 2026-04-17 Price Changed $515,000 NEABOR MLS
• 2026-02-03 Price Changed $549,000 CARMLS
• 2026-02-02 Price Changed $549,000 NEABOR MLS
• 2025-09-22 Price Changed $565,876 NEABOR MLS
• 2025-06-19 Listed $585,000 NEABOR MLS
• 2025-06-19 Listed $585,000 CARMLS
• 2025-02-25 Price Changed $639,900 NEABOR MLS
• 2025-01-04 Price Changed $645,000 NEABOR MLS
• 2024-11-26 Listed $650,000 NEABOR MLS
• 2024-05-15 Listed $725,000 NEABOR MLS

Property tax history

+182.5%/yr

Latest (2025): $2,276 · -20.9% YoY. Source: county tax records.