300 A E Matthews St · Brookland, AR 72417

$110,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 68 Days on market

Fair condition 9,147 sqft lot $148/sqft · 18% below area Est $218k · 49% under ↓ 9% since listing

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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 +24.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to 300 B East Matthews. This 2 bedroom, 1 bath home offers 744 square feet of living space and sits on approximately 0.21 acres. The property is currently occupied and generates $950 per month in rental income, making it a solid addition to an investment portfolio. The home features a gas wall heater, window AC units, an electric stove, refrigerator, and an additional room that can be used as a third bedroom, office, or flex space. A new roof was installed in 2024, adding to the property's overall value.

Key facts

• Covered carport
• Dishwasher
• Large kitchen

Tags

• SPACIOUS FRONT PORCH
• COVERED CARPORT
• ATTACHED STORAGE AREA
• LARGE KITCHEN
• ELECTRIC STOVE
• DISHWASHER

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$217,712) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.1% in Brookland — 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 70/100 on livability (#57 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D, amenities F, commute F.
• Brookland School District (suburban): math 45% / reading 39% proficiency, ranked #47 of 238 in AR (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 117 active listings in the ZIP; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.01% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.85%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (median comp): $217,712
• List price: $110,000
• Delta: -49.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Church St St	0.48mi	2/1.0	854 (+15%)	16mo	$129,900	$152	39

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: 30.7%
• Equity multiple: 3.41×
• Total profit: $74,323
• Equity at exit: $99,097

10-year hold

• IRR: 26.6%
• Equity multiple: 7.73×
• Total profit: $207,398
• Equity at exit: $213,706

Cash invested: $30,800 (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 72417

• Home prices YoY: 20.6%
• Active inventory: 117
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $227

Break-even live

Break-even rent $826

Max offer price $110,000

Occupancy floor 75%

Sensitivity live

Price	-10% $289	-5% $258	+0% $227	+5% $196	+10% $165
Rent	-10% $139	-5% $183	+0% $227	+5% $271	+10% $315
Rate	-1.0pp $282	-0.5pp $255	base $227	+0.5pp $199	+1.0pp $170

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-01
   statusdays on market $110,000 Under Contract 68 DOM
2. 2026-05-31
   days on market $110,000 Back on Market 67 DOM
3. 2026-05-30
   days on market $110,000 Back on Market 66 DOM
4. 2026-05-07
   price $89,500 517-char remark

   Show marketing remark (720 chars)

   Welcome to 300 A East Matthews. This 2 bedroom, 1 bath home offers 1208 SF of living space and sits on approximately 0.23 acres. This property features a spacious front porch along with a covered carport and attached storage area. Inside, you'll find a large kitchen equipped with an electric stove, dishwasher, microwave, and refrigerator, offering plenty of space for everyday living. The home offers generously sized rooms, central electric HVAC, washer and dryer hookups, and an additional room that can function as a third bedroom, office, or flex space. Previously rented for $1,000 per month, this property presents a strong opportunity for investors or buyers seeking flexible living space with income potential.

5. 2026-05-07
   price $110,000 720-char remark

   Show marketing remark (720 chars)

   Welcome to 300 A East Matthews. This 2 bedroom, 1 bath home offers 1208 SF of living space and sits on approximately 0.23 acres. This property features a spacious front porch along with a covered carport and attached storage area. Inside, you'll find a large kitchen equipped with an electric stove, dishwasher, microwave, and refrigerator, offering plenty of space for everyday living. The home offers generously sized rooms, central electric HVAC, washer and dryer hookups, and an additional room that can function as a third bedroom, office, or flex space. Previously rented for $1,000 per month, this property presents a strong opportunity for investors or buyers seeking flexible living space with income potential.

6. 2026-03-23
   listed $98,500 New Listing 517-char remark

   Show marketing remark (720 chars)

   Welcome to 300 A East Matthews. This 2 bedroom, 1 bath home offers 1208 SF of living space and sits on approximately 0.23 acres. This property features a spacious front porch along with a covered carport and attached storage area. Inside, you'll find a large kitchen equipped with an electric stove, dishwasher, microwave, and refrigerator, offering plenty of space for everyday living. The home offers generously sized rooms, central electric HVAC, washer and dryer hookups, and an additional room that can function as a third bedroom, office, or flex space. Previously rented for $1,000 per month, this property presents a strong opportunity for investors or buyers seeking flexible living space with income potential.

7. 2026-03-23
   listed $119,900 New Listing 720-char remark

   Show marketing remark (720 chars)

   Welcome to 300 A East Matthews. This 2 bedroom, 1 bath home offers 1208 SF of living space and sits on approximately 0.23 acres. This property features a spacious front porch along with a covered carport and attached storage area. Inside, you'll find a large kitchen equipped with an electric stove, dishwasher, microwave, and refrigerator, offering plenty of space for everyday living. The home offers generously sized rooms, central electric HVAC, washer and dryer hookups, and an additional room that can function as a third bedroom, office, or flex space. Previously rented for $1,000 per month, this property presents a strong opportunity for investors or buyers seeking flexible living space with income potential.

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: +$345/yr (+$29/mo · 96.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $13,362
• − Mortgage interest: −$6,162
• − Property taxes: −$359
• − Insurance: −$550
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$3,200
• Taxable income: $954
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $2,496/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

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance to improve its condition and value. Key updates include painting, replacing cabinets, and updating fixtures.

Repairs flagged

• Moderate Kitchen cabinets — Worn condition
• Minor Bathroom walls — Some discoloration
• Minor Exterior siding — Some wear

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — Modern cabinets improve functionality and appearance
• Both Replace bathroom fixtures — Upgraded fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn condition	Moderate	$3,000–15,000
Bathroom walls · Some discoloration	Minor	$500–3,000
Exterior siding · Some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — Modern cabinets improve functionality and appearance ↑
• Both Replace bathroom fixtures — Upgraded fixtures enhance functionality and aesthetics ↑

ⓘ 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: Brookland School District
• NCES district ID: 0503640
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $52,226
• Composite: 36.4/100
• National rank: #4678
• State rank: #47 of 238 in AR

Livability — Brookland

• Score: 70/100
• State rank: #57
• US rank: #7817

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment B- Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookland, AR
• County: Craighead County · 97,185 people
• City population: 5,940
• Metro: Jonesboro, AR
• Population (ZIP): 5,940
• Household income: $61,964
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 152.0

Population outlook (Craighead County) Hauer SSP2

• Today (2025): 122,235 people
• By 2030: 131,338 · +7.4%
• By 2040: 149,862 · +22.6%
• By 2050: 168,034 · +37.5%
• By 2075: 208,094 · +70.2%
• By 2100: 233,251 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 2% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 3%
• Foreign-born: 1% · Canada, South Korea

Political lean MEDSL · Craighead

• 2024 margin: Solid R (+37.4) · D 30.1% · R 67.5% · Other 2.4%
• 2008→2024 swing: -12.9pp toward R · 2008: -24.5pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.4 2016: R+35.2 2012: R+31.1 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 56.75%
• Current HPI: 331.5025
• Rent YoY: —
• Metro: Jonesboro, AR
• 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

-9.1% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $89,500 CARMLS
• 2026-05-07 Price Changed $110,000 CARMLS
• 2026-03-23 Listed $119,900 CARMLS
• 2026-03-23 Listed $98,500 CARMLS

Property tax history

+1.7%/yr

Latest (2025): $359 · +0.0% YoY. Source: county tax records.