12 Tishimingo Dr · Cherokee Village, AR 72529

$134,500

2 bd · 1.5 ba · 1,004 sqft · SingleFamily public records · 11 Days on market

Built 1979 0.25 ac lot Est $136k · 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 +22.2/30.0
• ARV discount +7.8/15.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• 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

Two Bedroom House - Across from Lake Thunderbird! This 2 bedroom, 1 & 1/2 bath home is perfect for a weekend get away or rental home. Living room, dining area, kitchen, two nice sized bedrooms, utility room central heat and air, carport, and a nice flat yard with a storage building in the back. Right across the street from Lake Thunderbird providing great lake views.

Key facts

• 0.25 acre lot
• Parking
• Community pool

Tags

• LAKE THUNDERBIRD VIEWS
• DETACHED STORAGE BUILDING

Property features AI

Finance

• Financial info: Financing available: conventional new loan or cash
• HOA & community: Community amenities include swimming pools, tennis courts, playground, clubhouse, party room, picnic area, marina, golf course, fitness/bike trail, and airport access; Mandatory community fee

Exterior

• Parking: Carport for 1 car
• Security: Community security
• Utilities: Public water; Septic; Electric (municipal + Entergy); Propane/Butane gas; Cable TV; Satellite TV; Private telephone service; Some utilities available off-property
• Home design: Frame/wood exterior
• Construction: Crawl space foundation; 3-tab shingle roof
• Exterior features: Patio; Porch; Outside storage area; Paved road access; Lake view; Sloped lot; Upslope lot; Located in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove / electric range; Refrigerator included
• Flooring: Luxury vinyl flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Washer connection; Electric dryer connection; Window treatments; Ceiling fans; Sheetrock walls and ceilings
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/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 $133k (1.4% below list).
• Recommended offer: $133k (1.4% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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: 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 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: 688 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 $930 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 $96k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $132,607 (1.4% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $135,540
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Winnebago Dr	0.23mi	2/1.0	1,020 (+2%)	14mo	$80,000	$78	73
5 Winnebago Cir	0.51mi	2/1.5	1,024 (+2%)	10mo	$138,000	$135	64
116 Topez Dr	0.53mi	2/1.5	1,100 (+10%)	5mo	$112,750	$103	55
36 Cree Dr	0.48mi	2/1.0	894 (-11%)	15mo	$130,000	$145	45
59 Okmulgee Dr Dr	0.69mi	2/1.5	1,032 (+3%)	23mo	$159,000	$154	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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-7,937
• Equity at exit: $20,054

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $10,817
• Equity at exit: $11,629

Cash invested: $37,660 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$705
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $218

Break-even live

Break-even rent $1,050

Max offer price $134,500

Occupancy floor 79%

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 W Lakeshore Dr Cherokee Village, AR	2.0	2.0	1344	$1,500	$1.12	44d	1	1.20mi
16 Annette Rd Cherokee Village, AR	3.0	2.5	1500	$1,100	$0.73	44d	1	1.40mi

Listing history 9 events

1. 2026-06-19
   days on market $134,500 Active 11 DOM
2. 2026-06-18
   days on market $134,500 Active 10 DOM
3. 2026-06-17
   days on market $134,500 Active 9 DOM
4. 2026-06-16
   days on market $134,500 Active 8 DOM
5. 2026-06-15
   statusdays on market $134,500 Active 7 DOM
6. 2026-06-14
   days on market $134,500 New Listing 5 DOM
7. 2026-06-12
   days on market $134,500 New Listing 4 DOM
8. 2026-06-09
   remarks 410-char remark
9. 2026-06-09
   listed $134,500 New Listing 1 DOM

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$45/yr (+$4/mo · 5.5%)

ⓘ 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 (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: $15,913
• − Mortgage interest: −$7,534
• − Property taxes: −$816
• − Insurance: −$672
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$3,913
• Taxable income: $432
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $2,515/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

+124.2% since first listed

18 events — show timeline

• 2026-06-08 Listed $134,500 CARMLS
• 2023-10-26 Sold (Public Records) $96,000 Public Records
• 2023-10-24 Sold (MLS) $96,000 CARMLS
• 2023-09-14 Pending — CARMLS
• 2023-09-06 Relisted — CARMLS
• 2023-08-15 Pending — CARMLS
• 2023-08-01 Listed $96,000 CARMLS
• 2021-12-02 Sold (Public Records) $83,500 Public Records
• 2021-11-30 Sold (MLS) $83,500 CARMLS
• 2021-11-01 Pending — CARMLS
• 2021-10-06 Listed $89,500 CARMLS
• 2021-08-26 Sold (Public Records) $64,000 Public Records
• 2018-12-07 Sold (MLS) $58,000 NEABOR MLS
• 2018-08-03 Listed $59,500 NEABOR MLS
• 2004-05-13 Sold (Public Records) $45,000 Public Records
• 1995-11-02 Sold (Public Records) $41,000 Public Records
• 1994-06-21 Sold (Public Records) $43,000 Public Records
• 1987-08-07 Sold (Public Records) $60,000 Public Records

Property tax history

+15.0%/yr

Latest (2025): $816 · +0.0% YoY. Source: county tax records.