23 Suanee Dr · Cherokee Village, AR 72529

$119,000

2 bd · 1.5 ba · 884 sqft · SingleFamily public records · 128 Days on market

Built 1964 0.31 ac lot $135/sqft · at area comps Est $119k · at est.

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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 MLS

Great location for this very cozy, 2-bedroom, 1 and a 1/2 bath home. Home comes with fairly new laminate floors. All appliances stay. Some furnishings stay or can be removed. New roof, new siding, new interior paint and new flooring 2018. New AC was installed in 2019 and a new furnace in 2021. The large living room could be used as living/dining, or the large kitchen can be an eat-in kitchen. Sliding glass doors in the kitchen lead out back to a nice, covered cement patio and the carport storage, as well as the separate storage building or shop/she-shed. Architectural shingle roof. AWP installed new insulation in the attic and a vent fan in the Primary En-Suite bathroom in 2024. Updated septic tank, storm windows for energy savings and a beautiful built-in Sandstone fireplace that has been painted and piped in for gas logs. Cart distance to the North Golf course and the beautiful Southfork River. Cherokee Village property owners have access to 7 wonderful lakes, 2 beautiful 18-hole golf courses. The Thunderbird Center and of course the Southfork River. Come take a look at your new home, vacation getaway or retirement home today.

Key facts

• New furnace
• New siding
• New flooring

Tags

• NEW ROOF
• NEW SIDING
• NEW INTERIOR PAINT
• NEW FLOORING
• NEW AC
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% 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: schools F, amenities F, commute 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.
• Market conditions: 688 active listings in the ZIP; 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 $823 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 128 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $55k; list at $119k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.12% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.13%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $118,957
• List price: $119,000
• Delta: 0.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Big Horn	0.21mi	2/1.0	960 (+9%)	10mo	$85,000	$89	65
79 Powhatan Dr	0.53mi	2/1.5	972 (+10%)	6mo	$134,900	$139	54
49 Potomac	0.46mi	1/1.0 (-1)	817 (-8%)	6mo	$85,000	$104	54
14 N Walla Walla Dr	0.62mi	3/2.0 (+1)	936 (+6%)	12mo	$131,500	$140	44

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: 0.85×
• Total profit: $-4,877
• Equity at exit: $17,743

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $14,359
• Equity at exit: $10,289

Cash invested: $33,320 (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: $1,327 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $226

Break-even live

Break-even rent $1,041

Max offer price $119,000

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $119,000 Active 128 DOM
2. 2026-06-18
   days on market $119,000 Active 127 DOM
3. 2026-06-17
   days on market $119,000 Active 126 DOM
4. 2026-06-16
   days on market $119,000 Active 125 DOM
5. 2026-06-15
   days on market $119,000 Active 124 DOM
6. 2026-06-14
   days on market $119,000 Active 122 DOM
7. 2026-06-12
   days on market $119,000 Active 121 DOM
8. 2026-06-09
   days on market $119,000 Active 118 DOM
9. 2026-06-08
   days on market $119,000 Active 117 DOM
10. 2026-06-07
    days on market $119,000 Active 116 DOM
11. 2026-06-04
    days on market $119,000 Active 112 DOM
12. 2026-06-02
    days on market $119,000 Active 111 DOM
13. 2026-06-01
    days on market $119,000 Active 110 DOM
14. 2026-05-31
    days on market $119,000 Active 109 DOM
15. 2026-05-31
    days on market $119,000 Active 108 DOM
16. 2026-05-09
    price $119,000 1146-char remark

    Show marketing remark (1146 chars)

    Great location for this very cozy, 2-bedroom, 1 and a 1/2 bath home. Home comes with fairly new laminate floors. All appliances stay. Some furnishings stay or can be removed. New roof, new siding, new interior paint and new flooring 2018. New AC was installed in 2019 and a new furnace in 2021. The large living room could be used as living/dining, or the large kitchen can be an eat-in kitchen. Sliding glass doors in the kitchen lead out back to a nice, covered cement patio and the carport storage, as well as the separate storage building or shop/she-shed. Architectural shingle roof. AWP installed new insulation in the attic and a vent fan in the Primary En-Suite bathroom in 2024. Updated septic tank, storm windows for energy savings and a beautiful built-in Sandstone fireplace that has been painted and piped in for gas logs. Cart distance to the North Golf course and the beautiful Southfork River. Cherokee Village property owners have access to 7 wonderful lakes, 2 beautiful 18-hole golf courses. The Thunderbird Center and of course the Southfork River. Come take a look at your new home, vacation getaway or retirement home today.

17. 2026-02-11
    listed $121,500 New Listing 1146-char remark

    Show marketing remark (1146 chars)

    Great location for this very cozy, 2-bedroom, 1 and a 1/2 bath home. Home comes with fairly new laminate floors. All appliances stay. Some furnishings stay or can be removed. New roof, new siding, new interior paint and new flooring 2018. New AC was installed in 2019 and a new furnace in 2021. The large living room could be used as living/dining, or the large kitchen can be an eat-in kitchen. Sliding glass doors in the kitchen lead out back to a nice, covered cement patio and the carport storage, as well as the separate storage building or shop/she-shed. Architectural shingle roof. AWP installed new insulation in the attic and a vent fan in the Primary En-Suite bathroom in 2024. Updated septic tank, storm windows for energy savings and a beautiful built-in Sandstone fireplace that has been painted and piped in for gas logs. Cart distance to the North Golf course and the beautiful Southfork River. Cherokee Village property owners have access to 7 wonderful lakes, 2 beautiful 18-hole golf courses. The Thunderbird Center and of course the Southfork River. Come take a look at your new home, vacation getaway or retirement home today.

18. 2020-11-04
    soldstatus $55,000
19. 2020-11-03
    soldstatus $55,000 Sold 491-char remark

    Show marketing remark (491 chars)

    CHEROKEE VILLAGE GET A WAY! Walk into this comfortable home with Ozark country flair that offers 2 nice sized bedrooms, 1 1/2 baths, central heat & cooling new in Air Pump in 2019, eat-in kitchen with food pantry, roomy living room with native stone gas log fireplace, skylight, architectural shingles, upgraded septic tank, storm windows all around for energy efficiency and cart distance to the North Golf Course. Covered patio on the back and home is surrounded on 3 sides by wood.

20. 2020-08-24
    status Under Contract 491-char remark

    Show marketing remark (491 chars)

    CHEROKEE VILLAGE GET A WAY! Walk into this comfortable home with Ozark country flair that offers 2 nice sized bedrooms, 1 1/2 baths, central heat & cooling new in Air Pump in 2019, eat-in kitchen with food pantry, roomy living room with native stone gas log fireplace, skylight, architectural shingles, upgraded septic tank, storm windows all around for energy efficiency and cart distance to the North Golf Course. Covered patio on the back and home is surrounded on 3 sides by wood.

21. 2020-08-14
    listed $55,000 New Listing 491-char remark

    Show marketing remark (491 chars)

    CHEROKEE VILLAGE GET A WAY! Walk into this comfortable home with Ozark country flair that offers 2 nice sized bedrooms, 1 1/2 baths, central heat & cooling new in Air Pump in 2019, eat-in kitchen with food pantry, roomy living room with native stone gas log fireplace, skylight, architectural shingles, upgraded septic tank, storm windows all around for energy efficiency and cart distance to the North Golf Course. Covered patio on the back and home is surrounded on 3 sides by wood.

22. 2016-08-19
    soldstatus $35,000 Sold
23. 2016-07-20
    status Under Contract
24. 2016-01-15
    price $39,500
25. 2015-08-31
    listed $42,900 New Listing
26. 2006-04-10
    soldstatus $46,000
27. 1994-01-10
    soldstatus $29,000
28. 1993-03-15
    soldstatus $26,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 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: $15,923
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$3,462
• Taxable income: $868
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $2,502/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

+357.7% since first listed

13 events — show timeline

• 2026-05-09 Price Changed $119,000 CARMLS
• 2026-02-11 Listed $121,500 CARMLS
• 2020-11-04 Sold (Public Records) $55,000 Public Records
• 2020-11-03 Sold (MLS) $55,000 CARMLS
• 2020-08-24 Pending — CARMLS
• 2020-08-14 Listed $55,000 CARMLS
• 2016-08-19 Sold (MLS) $35,000 CARMLS
• 2016-07-20 Pending — CARMLS
• 2016-01-15 Price Changed $39,500 CARMLS
• 2015-08-31 Listed $42,900 CARMLS
• 2006-04-10 Sold (Public Records) $46,000 Public Records
• 1994-01-10 Sold (Public Records) $29,000 Public Records
• 1993-03-15 Sold (Public Records) $26,000 Public Records

Property tax history

-13.3%/yr

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