63 Pahokee Dr · Cherokee Village, AR 72529

$186,500

2 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 29 Days on market

Built 1971 0.56 ac lot Est $166k · 12% over $8/mo HOA · 1% of rent

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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 +14.2/30.0
• DSCR +4.3/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WONDERFUL PRIVATE PROPERTY! 2 Lots - approx 1600 sq. ft. with large unfinished basement perfect for workshop, crafts, storage. Roomy 2 bedroom 1 3/4 bath, big eat-in kitchen with pantry- all large appliances included in listing price - adorable vintage-looking wall oven! Living room with lots of light and pretty fireplace (currently closed off). Large family room approx 26'x10' - could be office, game room, sewing or quilt room, so many possibilities. .. Brand new septic tank! Big covered deck in front-large open deck in back-carport has extra storage in rear. Central gas heat, central air - Trane. Windows have been replaced with nice vinyl windows this is a must see - Call today! Listing #2378 Measurements per ARCountydata.

Key facts

• Covered front porch
• Breathtaking views
• Wooded lot

Tags

• SCENIC HILLSIDE
• PANORAMIC VIEWS
• WOODED LOT
• COVERED FRONT PORCH
• SPACIOUS BACK PATIO
• BREATHTAKING VIEWS

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, or Cash
• HOA & community: Annual association fee of $90

Exterior

• Parking: Carport for 2 cars
• Utilities: Septic system; Public water; Municipal electric service (Entergy); Propane/Butane gas; Satellite TV; Satellite internet
• Home design: Permanent foundation (mobile/modular); Mountain views; Wooded, sloped rural lot in a subdivision; River/Lake area
• Construction: Masonite exterior; Metal roof; Slab foundation; Low-E insulated windows
• Exterior features: Deck; Porch; Outside storage area; Paved road access; Swimming pool(s), tennis court(s), playground, picnic area, marina and golf course amenities in the area

Interior

• Kitchen: Free-standing stove; Double oven; Electric range; Wall oven; Pantry; Refrigerator stays; Ice maker connection
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling; Central gas heating; Central propane heating; Dehumidifier
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Smoke detectors; Formica kitchen countertops; Den/Family room; Partially finished basement with outside walk-out access
• Laundry & utility: Washer connection; Electric dryer connection; Tank owned (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $29 ($352/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 $150k (19.6% below list).
• Recommended offer: $150k (19.6% below list) — sets the bar for 1% rule.

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; 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 $1k of loan paydown is wiped out by about $6k 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 29 days — a 2% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $159k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $150,000 (19.6% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $166,400
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Pahokee Dr	0.00mi	2/2.0	1,600 (0%)	22mo	$158,900	$99	82
25 N Walla Walla Dr	0.42mi	3/2.0 (+1)	1,451 (-9%)	7mo	$245,000	$169	54
47 Lochloosa Dr	0.52mi	2/2.5	1,492 (-7%)	13mo	$155,000	$104	52
87 Mineola Dr	0.43mi	3/2.0 (+1)	1,416 (-12%)	11mo	$174,900	$124	47
12 Saratoga Dr	0.72mi	2/2.0	1,706 (+7%)	14mo	$30,000	$18	44
34 Chinook Ln	0.74mi	3/1.5 (+1)	1,441 (-10%)	23mo	$120,000	$83	23

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-28,411
• Equity at exit: $27,808

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-22,574
• Equity at exit: $16,125

Cash invested: $52,220 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$978
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$78
• HOA: −$8
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $29

Break-even live

Break-even rent $1,463

Max offer price $186,500

Occupancy floor 93%

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: $46,625
• Closing costs: $5,595
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	44d	1	1.19mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: gas

Listing history 24 events

1. 2026-06-19
   days on market $186,500 Active 29 DOM
2. 2026-06-18
   days on market $186,500 Active 28 DOM
3. 2026-06-17
   days on market $186,500 Active 27 DOM
4. 2026-06-16
   days on market $186,500 Active 26 DOM
5. 2026-06-15
   days on market $186,500 Active 25 DOM
6. 2026-06-14
   days on market $186,500 Active 23 DOM
7. 2026-06-12
   days on market $186,500 Active 22 DOM
8. 2026-06-09
   days on market $186,500 Active 19 DOM
9. 2026-06-08
   days on market $186,500 Active 18 DOM
10. 2026-06-07
    days on market $186,500 Active 17 DOM
11. 2026-06-07
    days on market $186,500 Active 16 DOM
12. 2026-06-04
    days on market $186,500 Active 13 DOM
13. 2026-06-02
    days on market $186,500 Active 12 DOM
14. 2026-06-01
    days on market $186,500 Active 11 DOM
15. 2026-05-31
    days on market $186,500 Active 10 DOM
16. 2026-05-31
    days on market $186,500 Active 9 DOM
17. 2026-05-21
    listed $186,500 New Listing
18. 2024-08-26
    status Under Contract 734-char remark

    Show marketing remark (734 chars)

    WONDERFUL PRIVATE PROPERTY! 2 Lots - approx 1600 sq. ft. with large unfinished basement perfect for workshop, crafts, storage. Roomy 2 bedroom 1 3/4 bath, big eat-in kitchen with pantry- all large appliances included in listing price - adorable vintage-looking wall oven! Living room with lots of light and pretty fireplace (currently closed off). Large family room approx 26'x10' - could be office, game room, sewing or quilt room, so many possibilities. .. Brand new septic tank! Big covered deck in front-large open deck in back-carport has extra storage in rear. Central gas heat, central air - Trane. Windows have been replaced with nice vinyl windows this is a must see - Call today! Listing #2378 Measurements per ARCountydata.

19. 2024-08-23
    soldstatus $158,900 Sold 734-char remark

    Show marketing remark (734 chars)

    WONDERFUL PRIVATE PROPERTY! 2 Lots - approx 1600 sq. ft. with large unfinished basement perfect for workshop, crafts, storage. Roomy 2 bedroom 1 3/4 bath, big eat-in kitchen with pantry- all large appliances included in listing price - adorable vintage-looking wall oven! Living room with lots of light and pretty fireplace (currently closed off). Large family room approx 26'x10' - could be office, game room, sewing or quilt room, so many possibilities. .. Brand new septic tank! Big covered deck in front-large open deck in back-carport has extra storage in rear. Central gas heat, central air - Trane. Windows have been replaced with nice vinyl windows this is a must see - Call today! Listing #2378 Measurements per ARCountydata.

20. 2024-07-05
    historical Take Backups 734-char remark

    Show marketing remark (734 chars)

    WONDERFUL PRIVATE PROPERTY! 2 Lots - approx 1600 sq. ft. with large unfinished basement perfect for workshop, crafts, storage. Roomy 2 bedroom 1 3/4 bath, big eat-in kitchen with pantry- all large appliances included in listing price - adorable vintage-looking wall oven! Living room with lots of light and pretty fireplace (currently closed off). Large family room approx 26'x10' - could be office, game room, sewing or quilt room, so many possibilities. .. Brand new septic tank! Big covered deck in front-large open deck in back-carport has extra storage in rear. Central gas heat, central air - Trane. Windows have been replaced with nice vinyl windows this is a must see - Call today! Listing #2378 Measurements per ARCountydata.

21. 2024-04-16
    listed $158,900 New Listing 734-char remark

    Show marketing remark (734 chars)

    WONDERFUL PRIVATE PROPERTY! 2 Lots - approx 1600 sq. ft. with large unfinished basement perfect for workshop, crafts, storage. Roomy 2 bedroom 1 3/4 bath, big eat-in kitchen with pantry- all large appliances included in listing price - adorable vintage-looking wall oven! Living room with lots of light and pretty fireplace (currently closed off). Large family room approx 26'x10' - could be office, game room, sewing or quilt room, so many possibilities. .. Brand new septic tank! Big covered deck in front-large open deck in back-carport has extra storage in rear. Central gas heat, central air - Trane. Windows have been replaced with nice vinyl windows this is a must see - Call today! Listing #2378 Measurements per ARCountydata.

22. 2004-04-26
    soldstatus $58,500
23. 2002-09-26
    soldstatus $58,000
24. 1996-05-30
    soldstatus $44,000

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $1,194 · $99/mo
• Expected delta: +$91/yr (+$8/mo · 8.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥109°F today · 19 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: $18,000
• − Mortgage interest: −$10,447
• − Property taxes: −$1,103
• − Insurance: −$932
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − HOA: −$96
• − Depreciation: −$5,425
• Taxable loss: −$2,884
• Est. tax savings @ 24.0%: +$692
• After-tax cash flow: $1,044/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

+323.9% since first listed

8 events — show timeline

• 2026-05-21 Listed $186,500 CARMLS
• 2024-08-26 Pending — CARMLS
• 2024-08-23 Sold (MLS) $158,900 CARMLS
• 2024-07-05 Contingent — CARMLS
• 2024-04-16 Listed $158,900 CARMLS
• 2004-04-26 Sold (Public Records) $58,500 Public Records
• 2002-09-26 Sold (Public Records) $58,000 Public Records
• 1996-05-30 Sold (Public Records) $44,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,103 · +506.4% YoY. Source: county tax records.