96 Pine Hollow Rd Rd · Cherokee Village, AR 72542

$149,900

1 bd · 1.0 ba · 905 sqft · SingleFamily · 38 Days on market

Built 2022 Good condition 1.10 ac lot $166/sqft · 22% above area Est $123k · 22% over ↓ 33% 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 +17.2/30.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to Market 96 Pine Hollow Road of Hardy, Arkansas near the majestic Spring River. Situated on 1.1 +/- acres protected with a wired fence, outside lights, and cameras is a fully furnished and move in ready cabin. The well laid out interior offers a kitchen w/ butcher block countertops, living room w/ electric fireplace, 1 bedrooms, 1 bathroom with shower/tub combo and stacked laundry center, and storage loft that could also be a sleeping space or flex space. The house is reinforced with adjustable steel pole foundation and accented by a wrap around porch with adjustable awning. You'll love: the 2 mini splits that can be remotely controlled, dual gas generator, 100 lb propane tank, fiber internet, internal CB radio setup, external antenna, ample storage, RV 50 amp outlet and septic connection, 2 private gates, and access to Spring River. The grounds hold a floored wired, and insulated 24x60 shop with 2 overhead doors, 10x16 shed w/ 2 lofts and solar panels, and 2 car carport. Conveniently located just 3 miles to Hardy, AR and 65 miles to Jonesboro, AR. Call today to make this house your home, home away from home, or next addition to your rental portfolio. Furnishings and Side By Side negotiable. Please call or text agents cell phone [phone]

Key facts

• Wrap around porch
• Dual gas generator
• Fiber internet

Tags

• BUTCHER BLOCK COUNTERTOPS
• ELECTRIC FIREPLACE
• WRAP AROUND PORCH
• DUAL GAS GENERATOR
• FIBER INTERNET
• AMPLE STORAGE

Property features AI

Finance

• Financial info: Financing options include conventional loans, cash, or in-house financing

Exterior

• Parking: Detached garage and carport with room for 2 cars
• Security: Video surveillance
• Utilities: Septic; Public water; Electric via cooperative; Propane gas; Solar power; Insulated windows; Generator; Spray foam insulation; Solar panels
• Home design: Frame/wood construction
• Construction: Frame and wood construction; Crawl space foundation; Metal roof
• Exterior features: Deck; Fully fenced yard; Outside storage area; Shop; RV parking; Video surveillance; Gravel road access; Located in a river/lake area; Level, rural property with river frontage (Spring River)

Interior

• Kitchen: Refrigerator stays
• Flooring: Laminate floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Mini split
• Interior features: Washer stays; Window treatments; Balcony/loft; Ceiling fans; Furnished; Wired for high-speed internet; Video surveillance; Electric log fireplace
• Laundry & utility: Washer stays

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $145k (3.4% below list).
• Recommended offer: $145k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.7% in Cherokee Village — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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: 131 active listings in the ZIP.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Fulton County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 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 $144,737 (3.4% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $122,810
• List price: $149,900
• Delta: 22.06%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
Tbd River Front Rd	0.41mi	1/1.0	840 (-7%)	3mo	$70,000	$83	66
437 Seagrave Cir	0.61mi	2/2.0 (+1)	896 (-1%)	9mo	$174,000	$194	54

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: 26.5%
• Equity multiple: 3.11×
• Total profit: $88,508
• Equity at exit: $135,042

10-year hold

• IRR: 23.2%
• Equity multiple: 7.08×
• Total profit: $255,301
• Equity at exit: $291,223

Cash invested: $41,972 (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 72542

• Home prices YoY: 26.5%
• Active inventory: 131
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $107

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 88%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $149,900 Active 38 DOM
2. 2026-06-18
   days on market $149,900 Active 37 DOM
3. 2026-06-17
   days on market $149,900 Active 36 DOM
4. 2026-06-16
   days on market $149,900 Active 35 DOM
5. 2026-06-15
   days on market $149,900 Active 34 DOM
6. 2026-06-14
   days on market $149,900 Active 32 DOM
7. 2026-06-12
   days on market $149,900 Active 31 DOM
8. 2026-06-09
   days on market $149,900 Active 28 DOM
9. 2026-06-08
   days on market $149,900 Active 27 DOM
10. 2026-06-07
    days on market $149,900 Active 26 DOM
11. 2026-06-07
    days on market $149,900 Active 25 DOM
12. 2026-06-04
    days on market $149,900 Active 22 DOM
13. 2026-06-02
    days on market $149,900 Active 21 DOM
14. 2026-06-01
    days on market $149,900 Active 20 DOM
15. 2026-05-31
    days on market $149,900 Active 19 DOM
16. 2026-05-31
    days on market $149,900 Active 18 DOM
17. 2026-05-12
    listed $149,900 New Listing 1146-char remark

    Show marketing remark (1268 chars)

    Welcome to Market 96 Pine Hollow Road of Hardy, Arkansas near the majestic Spring River. Situated on 1.1 +/- acres protected with a wired fence, outside lights, and cameras is a fully furnished and move in ready cabin. The well laid out interior offers a kitchen w/ butcher block countertops, living room w/ electric fireplace, 1 bedrooms, 1 bathroom with shower/tub combo and stacked laundry center, and storage loft that could also be a sleeping space or flex space. The house is reinforced with adjustable steel pole foundation and accented by a wrap around porch with adjustable awning. You'll love: the 2 mini splits that can be remotely controlled, dual gas generator, 100 lb propane tank, fiber internet, internal CB radio setup, external antenna, ample storage, RV 50 amp outlet and septic connection, 2 private gates, and access to Spring River. The grounds hold a floored wired, and insulated 24x60 shop with 2 overhead doors, 10x16 shed w/ 2 lofts and solar panels, and 2 car carport. Conveniently located just 3 miles to Hardy, AR and 65 miles to Jonesboro, AR. Call today to make this house your home, home away from home, or next addition to your rental portfolio. Furnishings and Side By Side negotiable. Please call or text agents cell phone [phone]

18. 2026-05-12
    listed $149,900 Active

    Show marketing remark (1268 chars)

    Welcome to Market 96 Pine Hollow Road of Hardy, Arkansas near the majestic Spring River. Situated on 1.1 +/- acres protected with a wired fence, outside lights, and cameras is a fully furnished and move in ready cabin. The well laid out interior offers a kitchen w/ butcher block countertops, living room w/ electric fireplace, 1 bedrooms, 1 bathroom with shower/tub combo and stacked laundry center, and storage loft that could also be a sleeping space or flex space. The house is reinforced with adjustable steel pole foundation and accented by a wrap around porch with adjustable awning. You'll love: the 2 mini splits that can be remotely controlled, dual gas generator, 100 lb propane tank, fiber internet, internal CB radio setup, external antenna, ample storage, RV 50 amp outlet and septic connection, 2 private gates, and access to Spring River. The grounds hold a floored wired, and insulated 24x60 shop with 2 overhead doors, 10x16 shed w/ 2 lofts and solar panels, and 2 car carport. Conveniently located just 3 miles to Hardy, AR and 65 miles to Jonesboro, AR. Call today to make this house your home, home away from home, or next addition to your rental portfolio. Furnishings and Side By Side negotiable. Please call or text agents cell phone [phone]

19. 2026-05-12
    historical

    Show marketing remark (1268 chars)

    Welcome to Market 96 Pine Hollow Road of Hardy, Arkansas near the majestic Spring River. Situated on 1.1 +/- acres protected with a wired fence, outside lights, and cameras is a fully furnished and move in ready cabin. The well laid out interior offers a kitchen w/ butcher block countertops, living room w/ electric fireplace, 1 bedrooms, 1 bathroom with shower/tub combo and stacked laundry center, and storage loft that could also be a sleeping space or flex space. The house is reinforced with adjustable steel pole foundation and accented by a wrap around porch with adjustable awning. You'll love: the 2 mini splits that can be remotely controlled, dual gas generator, 100 lb propane tank, fiber internet, internal CB radio setup, external antenna, ample storage, RV 50 amp outlet and septic connection, 2 private gates, and access to Spring River. The grounds hold a floored wired, and insulated 24x60 shop with 2 overhead doors, 10x16 shed w/ 2 lofts and solar panels, and 2 car carport. Conveniently located just 3 miles to Hardy, AR and 65 miles to Jonesboro, AR. Call today to make this house your home, home away from home, or next addition to your rental portfolio. Furnishings and Side By Side negotiable. Please call or text agents cell phone [phone]

20. 2026-04-07
    price $149,900
21. 2026-04-07
    price $149,900
22. 2026-03-21
    price $169,900
23. 2026-03-20
    price $169,900
24. 2026-02-20
    price $174,900
25. 2026-02-19
    price $174,900
26. 2026-01-17
    listed $185,000 Active
27. 2026-01-12
    historical
28. 2026-01-11
    listed $185,000 New Listing
29. 2025-09-15
    price $175,000
30. 2025-08-31
    price $199,000
31. 2025-07-11
    listed $225,000 New Listing

ⓘ 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: $17,368
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$4,361
• Taxable loss: −$1,166
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $1,570/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This fully furnished and move-in ready cabin is in good condition with a good condition score of 75. It has a wrap-around porch, multiple windows, and a metal roof. The interior is well-maintained with hardwood floors and white paneling. The HVAC system is dual gas and has two mini splits. The property is on 1.1 acres with a wired fence, outside lights, and cameras. The property is in Hardy, Arkansas near the Spring River.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace outdoor furniture — Improves curb appeal and functionality
• Resale Upgrade kitchen appliances — Modernizes the kitchen and attracts buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace outdoor furniture — Improves curb appeal and functionality ↑
• Resale Upgrade kitchen appliances — Modernizes the kitchen and attracts buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 5,090
• Population (ZIP): 3,829

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 (88%)
• Race & ethnicity: White 88% Two or more races 9% Asian 1%
• Common ancestry: Lithuanian 9% Slovak 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 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: ▲ 40.05%
• Current HPI: 191.38
• 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

-33.4% since first listed

15 events — show timeline

• 2026-05-12 Listed $149,900 NEABOR MLS
• 2026-05-12 Listed $149,900 CARMLS
• 2026-05-12 Listing Removed — CARMLS
• 2026-04-07 Price Changed $149,900 CARMLS
• 2026-04-07 Price Changed $149,900 NEABOR MLS
• 2026-03-21 Price Changed $169,900 CARMLS
• 2026-03-20 Price Changed $169,900 NEABOR MLS
• 2026-02-20 Price Changed $174,900 CARMLS
• 2026-02-19 Price Changed $174,900 NEABOR MLS
• 2026-01-17 Listed $185,000 NEABOR MLS
• 2026-01-12 Listing Removed — CARMLS
• 2026-01-11 Listed $185,000 CARMLS
• 2025-09-15 Price Changed $175,000 CARMLS
• 2025-08-31 Price Changed $199,000 CARMLS
• 2025-07-11 Listed $225,000 CARMLS