4 Otter Dr · Cherokee Village, AR 72529

$129,900

2 bd · 1.0 ba · 1,238 sqft · SingleFamily public records · 199 Days on market

Built 1965 0.76 ac lot $105/sqft · at area comps Est $130k · at est. ↓ 10% 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).

• Cash flow +13.8/30.0
• ARV discount +7.7/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• 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 4 Otter Drive in Cherokee Village, a charming two-bedroom, one-bath home with a one-car garage located just minutes from the town center. This property offers excellent convenience while maintaining a quiet residential setting. Inside, you’ll find beautiful woodwork and trim that add warmth and character throughout the home. THICK HARDWOOD under the carpet. Vaulted ceilings. While some updates may be desired, the property is in great condition and has been well cared for. Recent improvements include a brand-new water heater and a new roof, giving peace of mind to the next owner. With its desirable location and solid features, this home presents a wonderful opportunity for comfortable living or investment in the heart of Cherokee Village.

Key facts

• Desirable location
• Beautiful woodwork
• New roof

Tags

• NEW ROOF
• BRAND-NEW WATER HEATER
• BEAUTIFUL WOODWORK
• QUIET RESIDENTIAL SETTING
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $12 ($148/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 $115k (11.3% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

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; 2 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 $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.89% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $130,360
• List price: $129,900
• Delta: -0.35%
• 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
6 Arrowhead Dr	0.58mi	2/1.0	1,176 (-5%)	2mo	$55,000	$47	63
29 W Lakeshore Dr	0.45mi	3/1.0 (+1)	1,300 (+5%)	5mo	$186,200	$143	61
8 Warpath Dr	0.35mi	3/1.5 (+1)	1,360 (+10%)	0mo	$40,000	$29	60
15 W Lakeshore Dr	0.44mi	2/1.5	1,268 (+2%)	19mo	$230,000	$181	58
1 E Lakeshore Dr	0.51mi	2/1.5	1,190 (-4%)	13mo	$165,000	$139	57
42 Arrowhead Dr	0.64mi	2/1.5	1,152 (-7%)	2mo	$118,000	$102	55
20 S Ontario Dr	0.54mi	2/2.0	1,200 (-3%)	16mo	$72,000	$60	52
25 Arrowhead Dr	0.67mi	2/1.0	1,216 (-2%)	18mo	$102,500	$84	51
3 Cheyenne Dr	0.40mi	2/2.0	1,350 (+9%)	20mo	$128,500	$95	46
50 Cheyenne Dr	0.70mi	3/1.5 (+1)	1,131 (-9%)	2mo	$142,500	$126	44
32 W Lakeshore Dr	0.43mi	2/2.0	1,377 (+11%)	16mo	$175,000	$127	44
85 Saginaw Cir	0.61mi	3/2.0 (+1)	1,400 (+13%)	12mo	$270,000	$193	31

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-20,246
• Equity at exit: $19,369

10-year hold

• IRR: -7.2%
• Equity multiple: 0.55×
• Total profit: $-16,547
• Equity at exit: $11,231

Cash invested: $36,372 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $12

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 94%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	1	0.15mi
128 W Lakeshore Dr Cherokee Village, AR	2.0	2.0	1344	$1,500	$1.12	43d	1	1.15mi

Listing history 17 events

1. 2026-06-19
   days on market $129,900 Active 199 DOM
2. 2026-06-18
   days on market $129,900 Active 198 DOM
3. 2026-06-17
   days on market $129,900 Active 197 DOM
4. 2026-06-16
   days on market $129,900 Active 196 DOM
5. 2026-06-15
   days on market $129,900 Active 195 DOM
6. 2026-06-14
   days on market $129,900 Active 193 DOM
7. 2026-06-12
   days on market $129,900 Active 192 DOM
8. 2026-06-09
   days on market $129,900 Active 189 DOM
9. 2026-06-08
   days on market $129,900 Active 188 DOM
10. 2026-06-07
    days on market $129,900 Active 187 DOM
11. 2026-06-04
    days on market $129,900 Active 183 DOM
12. 2026-06-02
    days on market $129,900 Active 182 DOM
13. 2026-06-01
    days on market $129,900 Active 181 DOM
14. 2026-05-31
    days on market $129,900 Active 180 DOM
15. 2026-05-31
    days on market $129,900 Active 179 DOM
16. 2026-02-25
    price $129,900 764-char remark

    Show marketing remark (764 chars)

    Welcome to 4 Otter Drive in Cherokee Village, a charming two-bedroom, one-bath home with a one-car garage located just minutes from the town center. This property offers excellent convenience while maintaining a quiet residential setting. Inside, you’ll find beautiful woodwork and trim that add warmth and character throughout the home. THICK HARDWOOD under the carpet. Vaulted ceilings. While some updates may be desired, the property is in great condition and has been well cared for. Recent improvements include a brand-new water heater and a new roof, giving peace of mind to the next owner. With its desirable location and solid features, this home presents a wonderful opportunity for comfortable living or investment in the heart of Cherokee Village.

17. 2025-11-17
    listed $144,900 New Listing 764-char remark

    Show marketing remark (764 chars)

    Welcome to 4 Otter Drive in Cherokee Village, a charming two-bedroom, one-bath home with a one-car garage located just minutes from the town center. This property offers excellent convenience while maintaining a quiet residential setting. Inside, you’ll find beautiful woodwork and trim that add warmth and character throughout the home. THICK HARDWOOD under the carpet. Vaulted ceilings. While some updates may be desired, the property is in great condition and has been well cared for. Recent improvements include a brand-new water heater and a new roof, giving peace of mind to the next owner. With its desirable location and solid features, this home presents a wonderful opportunity for comfortable living or investment in the heart of Cherokee Village.

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

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: $13,824
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,779
• Taxable loss: −$2,042
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $638/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

-10.4% since first listed

2 events — show timeline

• 2026-02-25 Price Changed $129,900 CARMLS
• 2025-11-17 Listed $144,900 CARMLS

Property tax history

-4.0%/yr

Latest (2025): $90 · +0.0% YoY. Source: county tax records.