82 Topez Dr · Cherokee Village, AR 72529

$120,000

2 bd · 1.5 ba · 1,960 sqft · SingleFamily public records · 49 Days on market

Built 1990 0.27 ac lot $61/sqft · 56% below area

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

Charming Multi-Level Living in Cherokee Village Welcome to this inviting and versatile home, where classic charm meets functional design. The main level boasts a seamless, open-concept layout that integrates the kitchen, dining, and living areas-perfect for entertaining or quiet evenings at home. You will find beautiful hardwood flooring flowing throughout much of the residence, adding warmth and durability. The upper level also features two spacious bedrooms and two full bathrooms, offering a comfortable and convenient living arrangement. Versatile Lower Level & Workshop Space The lower level of this property expands your living options significantly, featuring a dedicated laundry ro

Key facts

• Hardwood flooring
• Workshop area
• Multi-level living

Tags

• MULTI-LEVEL LIVING
• OPEN-CONCEPT LAYOUT
• HARDWOOD FLOORING
• DEDICATED LAUNDRY ROOM
• WORKSHOP AREA

Property features AI

Finance

• Other: Approximate lot dimensions 80 x 164 (0.27 acres); Square footage listed from measurements
• Financial info: Financing options: VA, FHA, conventional loans, or cash
• HOA & community: Association covers water/sewer and garbage; Community amenities include swimming pools, tennis courts, playground, clubhouse, picnic area, marina, golf course, and airport access

Exterior

• Parking: Two parking pads
• Utilities: Septic; Public water; Municipal electric service (Entergy); Insulated windows
• Home design: Frame and Masonite exterior; Composition roof; Inside city limits
• Construction: Crawl space and slab foundation
• Exterior features: Patio; Partially fenced yard; Outside storage area; Guttering; Paved road access; Sloped lot in subdivision (down slope)

Interior

• Kitchen: Built-in stove; Refrigerator stays
• Bedrooms: Basement bedroom(s) (basement with outside access/walk-out, heated and cooled)
• Flooring: Wood floors; Concrete floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window air-conditioning units; Gas space heater
• Interior features: Washer stays; Dryer stays; Electric water heater; Walk-in closets; Ceiling fans; Wired for high-speed internet
• Laundry & utility: Laundry in home (washer and dryer remain)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 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: 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 $830 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 49 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $120k implies a 107% gain — meaningful room to come down on a strong offer.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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. 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: 1.12% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $270,747
• List price: $120,000
• Delta: -55.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Hosti Trce	0.34mi	3/2.0 (+1)	1,864 (-5%)	16mo	$330,000	$177	56
24 Wyandotte Dr	0.68mi	3/2.5 (+1)	1,758 (-10%)	1mo	$130,000	$74	41
4 Susquehanna Dr	0.72mi	2/2.0	2,204 (+12%)	4mo	$115,000	$52	41
11 Winnebago Cir	0.41mi	3/3.0 (+1)	1,701 (-13%)	12mo	$222,000	$131	38
12 Winnebago Dr	0.30mi	3/3.0 (+1)	2,200 (+12%)	24mo	$379,900	$173	35

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-4,851
• Equity at exit: $17,892

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $14,623
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $229

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 78%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Cherokee Rd Cherokee Village, AR	3.0	2.0	1900	$1,500	$0.79	43d	1	1.16mi
16 Annette Rd Cherokee Village, AR	3.0	2.5	1500	$1,100	$0.73	43d	1	1.37mi

Listing history 23 events

1. 2026-06-19
   days on market $120,000 Active 49 DOM
2. 2026-06-18
   days on market $120,000 Active 48 DOM
3. 2026-06-17
   days on market $120,000 Active 47 DOM
4. 2026-06-16
   days on market $120,000 Active 46 DOM
5. 2026-06-15
   days on market $120,000 Active 45 DOM
6. 2026-06-14
   days on market $120,000 Active 43 DOM
7. 2026-06-12
   days on market $120,000 Active 42 DOM
8. 2026-06-09
   days on market $120,000 Active 39 DOM
9. 2026-06-08
   days on market $120,000 Active 38 DOM
10. 2026-06-07
    days on market $120,000 Active 37 DOM
11. 2026-06-07
    days on market $120,000 Active 36 DOM
12. 2026-06-04
    days on market $120,000 Active 33 DOM
13. 2026-06-02
    days on market $120,000 Active 32 DOM
14. 2026-06-01
    days on market $120,000 Active 31 DOM
15. 2026-05-31
    days on market $120,000 Active 30 DOM
16. 2026-05-31
    days on market $120,000 Active 29 DOM
17. 2026-04-27
    listed $120,000 New Listing 1090-char remark
18. 2012-04-18
    soldstatus $58,000
19. 2010-05-12
    soldstatus $25,000
20. 2005-12-28
    soldstatus $30,000
21. 2003-05-22
    soldstatus $17,000
22. 2003-03-13
    soldstatus $22,125
23. 1999-08-31
    soldstatus $40,000

ⓘ 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 4/10 Moderate 7 d/yr ≥108°F today · 18 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: $16,073
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$3,491
• Taxable income: $888
• Est. tax owed @ 24.0%: −$213
• After-tax cash flow: $2,533/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

+200.0% since first listed

7 events — show timeline

• 2026-04-27 Listed $120,000 CARMLS
• 2012-04-18 Sold (Public Records) $58,000 Public Records
• 2010-05-12 Sold (Public Records) $25,000 Public Records
• 2005-12-28 Sold (Public Records) $30,000 Public Records
• 2003-05-22 Sold (Public Records) $17,000 Public Records
• 2003-03-13 Sold (Public Records) $22,125 Public Records
• 1999-08-31 Sold (Public Records) $40,000 Public Records

Property tax history

-9.2%/yr

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