1206 County 761 Rd · Brookland, AR None

$139,900

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 14 Days on market

Built 2016 1.10 ac lot

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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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Ranch style home with 1.10 acres in Brookland. The property has mature shade trees, and endless possibilities. On the main level there are three bedrooms and two bathrooms. The basement is unfinished and has potential Please download the hold harmless form for entry access.

Key facts

• Unfinished basement
• Mature shade trees
• Detached

Tags

• MATURE SHADE TREES
• UNFINISHED BASEMENT
• DETACHED

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Septic sewer
• Home design: Single-family residence; Residential property; Metal roof
• Construction: Brick construction
• Exterior features: Front porch; 1.1-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace in the living room; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $127k (9.0% below list).
• Recommended offer: $127k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Zoned schools: Brookland Middle School (math 56% / reading 35%, grade D-, #135 of 454 statewide, top 30%, 878 students, 31% FRL); Brookland Junior High School (math 36% / reading 46%, grade F, #83 of 201 statewide, top 44%, 718 students, 26% FRL); Brookland High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 589 students, 27% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($967 loan paydown + $4k appreciation (3.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $127,306 (9.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.5%
• Equity multiple: 1.60×
• Total profit: $23,596
• Equity at exit: $62,905

10-year hold

• IRR: 12.8%
• Equity multiple: 2.90×
• Total profit: $74,511
• Equity at exit: $96,944

Cash invested: $39,172 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $1,273 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$108 /mo · $1,291/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $106

Break-even live

Break-even rent $1,139

Max offer price $139,900

Occupancy floor 87%

Sensitivity live

Price	-10% $185	-5% $146	+0% $106	+5% $67	+10% $27
Rent	-10% $6	-5% $56	+0% $106	+5% $157	+10% $207
Rate	-1.0pp $177	-0.5pp $142	base $106	+0.5pp $70	+1.0pp $33

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $139,900 Active 14 DOM
2. 2026-06-18
   days on market $139,900 Active 13 DOM
3. 2026-06-17
   days on market $139,900 Active 12 DOM
4. 2026-06-16
   days on market $139,900 Active 11 DOM
5. 2026-06-15
   days on market $139,900 Active 10 DOM
6. 2026-06-14
   days on market $139,900 Active 8 DOM
7. 2026-06-13
   statusdays on market $139,900 Active 7 DOM
8. 2026-06-10
   days on market $139,900 New Listing 5 DOM
9. 2026-06-09
   days on market $139,900 New Listing 4 DOM
10. 2026-06-08
    days on market $139,900 New Listing 3 DOM
11. 2026-06-07
    statusdays on marketlisting id $139,900 New Listing 2 DOM
12. 2026-06-05
    remarks 274-char remark
13. 2026-06-05
    listed $139,900 Active 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: $1,291 · $108/mo
• Projected year-2 tax: $1,291 · $108/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 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $15,277
• − Mortgage interest: −$7,837
• − Property taxes: −$1,291
• − Insurance: −$700
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$4,070
• Taxable loss: −$1,064
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $1,530/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-04 Listed $139,900 NEABOR MLS

Property tax history

+7.0%/yr

Latest (2025): $1,291 · +7.8% YoY. Source: county tax records.