111 Clark Dr · Brookland, AR 72417

$229,900

4 bd · 2.0 ba · 1,524 sqft · SingleFamily public records · 19 Days on market

10,019 sqft lot $151/sqft · at area comps Est $226k · at est.

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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 +13.3/30.0
• Appreciation +10.0/10.0
• ARV discount +6.7/15.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful 4-Bedroom Home in Brookland Heights This all-brick home in desirable Brookland Heights offers space, comfort, and convenience. Thoughtfully landscaped with a privacy-fenced backyard, it provides the peace and security your family deserves. Inside, you'll find a spacious kitchen with ample counter spaceperfect for the home chef. The split floor plan offers a private retreat with the large primary suite located separately from the other three bedrooms. Situated in one of Arkansas' fastest-growing school districts, this home is just minutes from both Jonesboro and Paragould, with Brookland itself quickly expanding with new businesses and amenities. One of the few 4-bedroom homes c

Key facts

• Spacious kitchen
• Split floor plan
• All brick home

Tags

• ALL BRICK HOME
• PRIVACY FENCED BACKYARD
• SPACIOUS KITCHEN
• SPLIT FLOOR PLAN
• LARGE PRIMARY SUITE

Property features AI

Exterior

• Parking: Attached or detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Slab foundation
• Exterior features: Patio; Lot of about 0.23 acres

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-2 ($-23/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (21.3% below list).
• Recommended offer: $181k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k 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 $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,914 (21.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.79% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (median comp): $226,062
• List price: $229,900
• Delta: 1.70%
• 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
307 Harper Dr	0.28mi	4/2.0	1,566 (+3%)	4mo	$205,000	$131	79
357 Emma Dr	0.34mi	3/2.0 (-1)	1,568 (+3%)	4mo	$165,000	$105	71
107 Ellis Dr	0.53mi	4/2.0	1,470 (-4%)	3mo	$212,500	$145	67
237 Cole Dr	0.51mi	3/2.0 (-1)	1,485 (-3%)	1mo	$214,900	$145	66
68 Clearwater Dr	0.54mi	4/2.0	1,497 (-2%)	8mo	$258,990	$173	65
124 Harper Dr	0.14mi	3/2.0 (-1)	1,716 (+13%)	6mo	$243,250	$142	62
97 Ellis Dr	0.53mi	4/2.0	1,652 (+8%)	0mo	$207,000	$125	61
93 Clearwater Dr	0.49mi	3/2.0 (-1)	1,672 (+10%)	2mo	$283,990	$170	54
101 Ellis Dr	0.65mi	3/2.0 (-1)	1,436 (-6%)	2mo	$220,000	$153	53
74 Clearwater Dr	0.54mi	3/2.0 (-1)	1,672 (+10%)	2mo	$286,990	$172	52
126 Ellis Dr	0.65mi	3/2.0 (-1)	1,386 (-9%)	2mo	$218,850	$158	47
74 Clearwater Dr	0.67mi	3/2.0 (-1)	1,672 (+10%)	2mo	$286,990	$172	46

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: 24.2%
• Equity multiple: 2.94×
• Total profit: $125,017
• Equity at exit: $207,112

10-year hold

• IRR: 21.5%
• Equity multiple: 6.72×
• Total profit: $368,114
• Equity at exit: $446,645

Cash invested: $64,372 (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 72417

• Home prices YoY: 20.6%
• Active inventory: 117
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$130 /mo · $1,557/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-2

Break-even live

Break-even rent $1,812

Max offer price $229,560

Occupancy floor 95%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Hidden Creek Dr Brookland, AR	3.0	2.0	1970	$2,550	$1.29	43d	1	0.46mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	43d	1	1.06mi
300 Story St Brookland, AR	3.0	2.0	1200	$1,270	$1.06	43d	1	1.11mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	43d	1	1.11mi
105 Cherry St Brookland, AR	3.0	2.0	1170	$1,575	$1.35	43d	1	1.26mi
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	43d	1	1.37mi

Listing history 9 events

1. 2026-05-08
   listed $229,900 Active 803-char remark
2. 2026-01-19
   listed $239,900 Active
3. 2025-06-23
   listed $239,900 Active
4. 2022-11-18
   historical
5. 2022-10-19
   listed $225,000
6. 2022-10-19
   listed $225,000 New Listing
7. 2016-12-01
   soldstatus $159,000
8. 2016-11-11
   soldstatus $159,000
9. 2016-07-18
   listed $159,000

ⓘ 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: $1,557 · $130/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $21,710
• − Mortgage interest: −$12,878
• − Property taxes: −$1,557
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$6,688
• Taxable loss: −$4,036
• Est. tax savings @ 24.0%: +$969
• After-tax cash flow: $946/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: 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

+44.6% since first listed

9 events — show timeline

• 2026-05-08 Listed $229,900 NEABOR MLS
• 2026-01-19 Listed $239,900 NEABOR MLS
• 2025-06-23 Listed $239,900 NEABOR MLS
• 2022-11-18 Listing Removed — CARMLS
• 2022-10-19 Listed $225,000 CARMLS
• 2022-10-19 Listed $225,000 NEABOR MLS
• 2016-12-01 Sold (Public Records) $159,000 Public Records
• 2016-11-11 Sold (MLS) $159,000 NEABOR MLS
• 2016-07-18 Listed $159,000 NEABOR MLS

Property tax history

+0.7%/yr

Latest (2025): $1,557 · +0.0% YoY. Source: county tax records.