13 Iowa Dr · Cherokee Village, AR 72529

$135,000

3 bd · 1.5 ba · 1,044 sqft · SingleFamily public records · 41 Days on market

Built 1977 0.61 ac lot $129/sqft · at area comps Est $131k · 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 +16.5/30.0
• ARV discount +6.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• 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

Welcome to 13 Iowa Drive in Cherokee Village — a 3-bedroom, 1.5-bath home sitting on two spacious lots with the kind of privacy that’s getting harder to find. No matter which window you look out of, you’re greeted by peace, space, and zero neighbors in sight. The property features a beautiful, well-kept lawn, a back deck perfect for morning coffee or evening unwinding, a storage building, and a one-car garage. Inside, the home is solid and functional, with plenty of room to make it your own. It does need cosmetic improvements, but the bones are good — and the potential is undeniable. Whether you’re looking for a starter home, a rental investment, or a place to

Key facts

• Two spacious lots
• Storage building
• Back deck

Tags

• TWO SPACIOUS LOTS
• BEAUTIFUL WELL-KEPT LAWN
• BACK DECK
• STORAGE BUILDING
• DETACHED

Property features AI

Finance

• Financial info: Financing available: conventional loan or cash
• HOA & community: Mandatory fee (community)

Exterior

• Parking: Detached garage for 1 car
• Security: Community security
• Utilities: Public water; Septic; Municipal electric (Entergy); Propane/butane gas; Satellite TV; Some utilities available off-property
• Home design: Wood exterior; Inside city limits
• Construction: Wood construction; Crawl space foundation; Metal roof
• Exterior features: Metal roof; Paved road access; Level lot; Community amenities include swimming pools, tennis courts, playground, party room, picnic area, marina, golf course, fitness/bike trail, airport access, and security

Interior

• Kitchen: Free-standing stove; Electric range; Refrigerator stays
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet and vinyl flooring; Fireplace (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $79 ($946/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 $128k (5.1% below list).
• Recommended offer: $128k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.7% in Cherokee Village — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Cherokee Elementary School (math 58% / reading 40%, grade D, #108 of 454 statewide, top 24%, 594 students, 100% FRL); Highland Middle School (math 41% / reading 36%, grade F, #105 of 201 statewide, top 52%, 492 students, 100% FRL); 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: 698 active listings in the ZIP; 2 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 $933 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 41 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $135k implies a 187% 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 $128,075 (5.1% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.95% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $130,654
• List price: $135,000
• Delta: 3.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Winnebago Cir	0.20mi	2/1.5 (-1)	1,024 (-2%)	10mo	$138,000	$135	74
116 Topez Dr	0.24mi	2/1.5 (-1)	1,100 (+5%)	5mo	$112,750	$103	70
114 Cherokee Rd	0.37mi	2/1.5 (-1)	1,027 (-2%)	8mo	$144,900	$141	69
59 Okmulgee Dr Dr	0.13mi	2/1.5 (-1)	1,032 (-1%)	23mo	$159,000	$154	68
175 Cherokee Rd	0.31mi	2/1.5 (-1)	1,100 (+5%)	10mo	$130,000	$118	63
22 Ozoo Cir	0.32mi	2/2.0 (-1)	1,068 (+2%)	17mo	$80,000	$75	60
57 Winnebago Dr	0.49mi	2/1.0 (-1)	1,020 (-2%)	14mo	$80,000	$78	55
40 Tonto Cir	0.42mi	2/1.0 (-1)	1,085 (+4%)	22mo	$134,500	$124	49
131 Okmulgee Dr	0.51mi	3/1.0	1,164 (+12%)	15mo	$95,000	$82	43

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: -12.3%
• Equity multiple: 0.55×
• Total profit: $-16,835
• Equity at exit: $20,129

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-8,116
• Equity at exit: $11,672

Cash invested: $37,800 (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 72529

• Home prices YoY: -18.2%
• Active inventory: 698
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $79

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 89%

Sensitivity live

Price	-10% $172	-5% $125	+0% $79	+5% $32	+10% $-14
Rent	-10% $-22	-5% $28	+0% $79	+5% $129	+10% $180
Rate	-1.0pp $147	-0.5pp $113	base $79	+0.5pp $44	+1.0pp $8

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Annette Rd Cherokee Village, AR	3.0	2.5	1500	$1,100	$0.73	45d	1	1.05mi
128 W Lakeshore Dr Cherokee Village, AR	2.0	2.0	1344	$1,500	$1.12	45d	1	1.42mi

Listing history 20 events

1. 2026-06-22
   days on market $135,000 Active 41 DOM
2. 2026-06-21
   days on market $135,000 Active 40 DOM
3. 2026-06-19
   days on market $135,000 Active 38 DOM
4. 2026-06-18
   days on market $135,000 Active 37 DOM
5. 2026-06-17
   days on market $135,000 Active 36 DOM
6. 2026-06-16
   days on market $135,000 Active 35 DOM
7. 2026-06-15
   days on market $135,000 Active 34 DOM
8. 2026-06-14
   days on market $135,000 Active 32 DOM
9. 2026-06-12
   days on market $135,000 Active 31 DOM
10. 2026-06-09
    days on market $135,000 Active 28 DOM
11. 2026-06-08
    days on market $135,000 Active 27 DOM
12. 2026-06-07
    days on market $135,000 Active 26 DOM
13. 2026-06-07
    days on market $135,000 Active 25 DOM
14. 2026-06-04
    days on market $135,000 Active 22 DOM
15. 2026-06-02
    days on market $135,000 Active 21 DOM
16. 2026-06-01
    days on market $135,000 Active 20 DOM
17. 2026-05-31
    days on market $135,000 Active 19 DOM
18. 2026-05-31
    days on market $135,000 Active 18 DOM
19. 2026-05-12
    listed $135,000 New Listing 789-char remark
20. 2012-07-23
    soldstatus $47,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: $15,369
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$3,927
• Taxable loss: −$1,279
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $1,253/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

+187.2% since first listed

2 events — show timeline

• 2026-05-12 Listed $135,000 CARMLS
• 2012-07-23 Sold (Public Records) $47,000 Public Records

Property tax history

-8.6%/yr

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