49 Banho Cir · Cherokee Village, AR 72529

$98,500

4 bd · 3.0 ba · 2,328 sqft · SingleFamily public records · 13 Days on market

0.44 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

You will fall in love with this 4 bedroom, 2 ½ bath home with a basement! Home is sitting on . 44 acres m/l with an attached carport. Home is clean and has some updates. Located minutes from golf course, lakes and Spring River! Call today to schedule a look. Buyer to verify all information about property.

Key facts

• Attached carport
• Spring river
• Golf course

Tags

• ATTACHED CARPORT
• GOLF COURSE
• SPRING RIVER

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Cap rate 23.1% 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; 1 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 $681 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 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.

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 $98,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.54% ✓
• Cap rate: 23.07%
• Cash-on-cash: 59.91%
• DSCR: 3.67
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $309,624
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Hondo Cir	0.21mi	4/2.5	2,052 (-12%)	12mo	$272,450	$133	58
4 Cisco Cir	0.37mi	3/2.0 (-1)	2,048 (-12%)	2mo	$189,000	$92	52
232 Bobo Dr	0.74mi	4/3.0	2,208 (-5%)	11mo	$350,000	$159	48

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: 58.6%
• Equity multiple: 3.60×
• Total profit: $71,718
• Equity at exit: $14,687

10-year hold

• IRR: 63.4%
• Equity multiple: 7.36×
• Total profit: $175,316
• Equity at exit: $8,516

Cash invested: $27,580 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,377

Break-even live

Break-even rent $757

Max offer price $98,500

Occupancy floor 40%

Sensitivity live

Price	-10% $1,433	-5% $1,405	+0% $1,377	+5% $1,349	+10% $1,321
Rent	-10% $1,179	-5% $1,278	+0% $1,377	+5% $1,476	+10% $1,574
Rate	-1.0pp $1,426	-0.5pp $1,402	base $1,377	+0.5pp $1,351	+1.0pp $1,325

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
194 E Lakeshore Dr Cherokee Village, AR	4.0	2.0	1764	$2,500	$1.42	44d	1	1.49mi

Listing history 17 events

1. 2026-03-09
   status Pending 313-char remark

   Show marketing remark (313 chars)

   You will fall in love with this 4 bedroom, 2 ½ bath home with a basement! Home is sitting on . 44 acres m/l with an attached carport. Home is clean and has some updates. Located minutes from golf course, lakes and Spring River! Call today to schedule a look. Buyer to verify all information about property.

2. 2026-03-09
   status Under Contract

   Show marketing remark (313 chars)

   You will fall in love with this 4 bedroom, 2 ½ bath home with a basement! Home is sitting on . 44 acres m/l with an attached carport. Home is clean and has some updates. Located minutes from golf course, lakes and Spring River! Call today to schedule a look. Buyer to verify all information about property.

3. 2026-02-24
   listed $98,500 Active 313-char remark

   Show marketing remark (313 chars)

   You will fall in love with this 4 bedroom, 2 ½ bath home with a basement! Home is sitting on . 44 acres m/l with an attached carport. Home is clean and has some updates. Located minutes from golf course, lakes and Spring River! Call today to schedule a look. Buyer to verify all information about property.

4. 2026-02-24
   listed $98,500 New Listing

   Show marketing remark (313 chars)

   You will fall in love with this 4 bedroom, 2 ½ bath home with a basement! Home is sitting on . 44 acres m/l with an attached carport. Home is clean and has some updates. Located minutes from golf course, lakes and Spring River! Call today to schedule a look. Buyer to verify all information about property.

5. 2026-02-23
   listed $98,500 Active
6. 2025-08-01
   historical
7. 2025-02-06
   price $219,000
8. 2024-07-31
   listed $212,900 New Listing
9. 2022-08-17
   soldstatus $179,900
10. 2022-08-12
    soldstatus $179,900 Sold
11. 2022-07-11
    status Under Contract
12. 2022-06-23
    price $179,900
13. 2022-06-14
    listed $189,900 New Listing
14. 2009-12-15
    soldstatus $69,500
15. 1997-08-12
    soldstatus $30,000
16. 1995-01-25
    soldstatus $33,000
17. 1993-11-03
    soldstatus $25,000

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$144/yr (+$12/mo · 29.5%)

ⓘ 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 4/10 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: $30,000
• − Mortgage interest: −$5,518
• − Property taxes: −$487
• − Insurance: −$492
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$2,865
• Taxable income: $15,838
• Est. tax owed @ 24.0%: −$3,801
• After-tax cash flow: $12,721/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

+294.0% since first listed

17 events — show timeline

• 2026-03-09 Pending — NWARMLS
• 2026-03-09 Pending — CARMLS
• 2026-02-24 Listed $98,500 CARMLS
• 2026-02-24 Listed $98,500 NWARMLS
• 2026-02-23 Listed $98,500 MHMLS
• 2025-08-01 Listing Removed — CARMLS
• 2025-02-06 Price Changed $219,000 CARMLS
• 2024-07-31 Listed $212,900 CARMLS
• 2022-08-17 Sold (Public Records) $179,900 Public Records
• 2022-08-12 Sold (MLS) $179,900 CARMLS
• 2022-07-11 Pending — CARMLS
• 2022-06-23 Price Changed $179,900 CARMLS
• 2022-06-14 Listed $189,900 CARMLS
• 2009-12-15 Sold (Public Records) $69,500 Public Records
• 1997-08-12 Sold (Public Records) $30,000 Public Records
• 1995-01-25 Sold (Public Records) $33,000 Public Records
• 1993-11-03 Sold (Public Records) $25,000 Public Records

Property tax history

-5.0%/yr

Latest (2025): $487 · -17.0% YoY. Source: county tax records.