116 Cherry Dr · Osceola, AR 72370

$99,900

3 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 64 Days on market

Built 1964 6,098 sqft lot $75/sqft · 6% below area Est $106k · 6% under ↓ 17% since listing

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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 +25.0/30.0
• ARV discount +10.2/15.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Appreciation +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

This well kept 3 bedroom, 1 bathroom home offers comfortable living with plenty of potential to make it your own. The home is clean, functional, and completely livable as is, with a practical layout and inviting living spaces. Enjoy the added benefits of a fenced yard, perfect for pets or outdoor activities, along with a storage building for extra space. This property is a great fit for a first time buyer, someone looking to downsize, or anyone wanting a solid, move in ready home with character.

Key facts

• Fenced yard
• Storage building
• 6,098 sq ft lot

Tags

• FENCED YARD
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#238 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Osceola School District (town): math 10% / reading 13% proficiency, ranked #231 of 238 in AR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 69 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22 of equity ($691 loan paydown + $-669 appreciation (-0.7% local appreciation)).
• Mississippi County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $106,284
• List price: $99,900
• Delta: -6.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Roselawn Dr	0.19mi	3/1.0	1,274 (-4%)	11mo	$124,900	$98	75
107 Mimosa Cir	0.15mi	3/1.0	1,261 (-5%)	16mo	$47,000	$37	72
1116 North Dr	0.22mi	2/1.0 (-1)	1,199 (-10%)	18mo	$111,000	$93	54
122 Diane	0.74mi	3/2.0	1,378 (+4%)	4mo	$42,000	$30	52
118 W Shadow Ln	0.63mi	3/1.5	1,256 (-5%)	16mo	$139,900	$111	46
213 E Greenbriar Dr	0.59mi	3/2.0	1,484 (+12%)	12mo	$75,000	$51	38
101 Jenny Lynn Ln	0.45mi	3/2.0	1,522 (+15%)	14mo	$184,000	$121	38
8 Arrowhead Cv	0.69mi	3/1.5	1,189 (-10%)	19mo	$104,900	$88	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.28×
• Total profit: $7,855
• Equity at exit: $25,706

10-year hold

• IRR: 12.1%
• Equity multiple: 2.23×
• Total profit: $34,465
• Equity at exit: $28,374

Cash invested: $27,972 (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 72370

• Home prices YoY: -0.4%
• Active inventory: 29
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $218

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $287	-5% $252	+0% $218	+5% $183	+10% $149
Rent	-10% $127	-5% $172	+0% $218	+5% $263	+10% $308
Rate	-1.0pp $268	-0.5pp $243	base $218	+0.5pp $192	+1.0pp $165

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $99,900 Active 64 DOM
2. 2026-06-18
   days on market $99,900 Active 63 DOM
3. 2026-06-17
   days on market $99,900 Active 62 DOM
4. 2026-06-16
   days on market $99,900 Active 61 DOM
5. 2026-06-15
   days on market $99,900 Active 60 DOM
6. 2026-06-14
   days on market $99,900 Active 58 DOM
7. 2026-06-12
   days on market $99,900 Active 57 DOM
8. 2026-06-09
   days on market $99,900 Active 54 DOM
9. 2026-06-08
   days on market $99,900 Active 53 DOM
10. 2026-06-07
    days on market $99,900 Active 52 DOM
11. 2026-06-07
    days on market $99,900 Active 51 DOM
12. 2026-06-04
    days on market $99,900 Active 48 DOM
13. 2026-06-02
    days on market $99,900 Active 47 DOM
14. 2026-06-01
    days on market $99,900 Active 46 DOM
15. 2026-05-31
    days on market $99,900 Active 45 DOM
16. 2026-05-31
    days on market $99,900 Active 44 DOM
17. 2026-02-19
    listed $99,900 Active 500-char remark

    Show marketing remark (500 chars)

    This well kept 3 bedroom, 1 bathroom home offers comfortable living with plenty of potential to make it your own. The home is clean, functional, and completely livable as is, with a practical layout and inviting living spaces. Enjoy the added benefits of a fenced yard, perfect for pets or outdoor activities, along with a storage building for extra space. This property is a great fit for a first time buyer, someone looking to downsize, or anyone wanting a solid, move in ready home with character.

18. 2025-10-21
    price $109,900
19. 2025-08-01
    listed $119,900 Active

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,793
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,906
• Taxable income: $1,086
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $2,351/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: Osceola School District
• NCES district ID: 0510950
• Math proficiency: 10% ▼ -16.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $30,782
• Composite: 9.02/100
• National rank: #9878
• State rank: #231 of 238 in AR

Livability — Osceola

• Score: 61/100
• State rank: #238
• US rank: #17827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Osceola, AR
• Population (ZIP): 7,282

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 38,959 people
• By 2030: 36,401 · -6.6%
• By 2040: 31,526 · -19.1%
• By 2050: 27,058 · -30.5%
• By 2075: 17,847 · -54.2%
• By 2100: 11,024 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 53% White 36% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+31.6) · D 33.4% · R 65.0% · Other 1.7%
• 2008→2024 swing: -29.4pp toward R · 2008: -2.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+22.2 2016: R+10.5 2012: R+1.1 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.67%
• Current HPI: 178.93
• 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

-16.7% since first listed

3 events — show timeline

• 2026-02-19 Listed $99,900 NEABOR MLS
• 2025-10-21 Price Changed $109,900 NEABOR MLS
• 2025-08-01 Listed $119,900 NEABOR MLS

Property tax history

+0.0%/yr

Latest (2025): $36 · +0.0% YoY. Source: county tax records.