100 Weston Cv · Brookland, AR 72417

$199,900

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 44 Days on market

Built 2025 0.34 ac lot $188/sqft · 29% above area Est $201k · at est. ↓ 13% since listing

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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 +12.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.7/15.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Welcome to this move-in ready three-bedroom, two-bathroom home in the Brookland School District. Designed with quality and style in mind, this home features luxury vinyl plank (LVP) flooring throughout, backed by a lifetime residential warranty, along with custom closets and premium Delta plumbing fixtures for a touch of elegance. The heart of the home the kitchen boasts custom plywood cabinetry, sleek modern hardware, quartz countertops, a stylish tile backsplash, and stainless steel appliances, creating a perfect space for cooking and entertaining. The all-brick exterior with architectural shingles ensures lasting beauty and durability. Sitting on a spacious 0.34-acre corner lot, this home offers both curb appeal and extra yard space. Be part of one of Brookland's newest subdivisions!

Key facts

• Quartz countertops
• Custom closets
• Move in ready

Tags

• MOVE IN READY
• LIFETIME RESIDENTIAL WARRANTY
• CUSTOM CLOSETS
• CUSTOM PLYWOOD CABINETRY
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional, cash, rural development, and in-house financing

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Electric service via cooperative
• Home design: Single-family property
• Construction: Slab foundation; Brick construction; Architectural shingle roof
• Exterior features: Brick exterior; Architectural shingle roof; Paved road access; Level lot; Located on a cul-de-sac; Inside city limits

Interior

• Kitchen: Microwave; Electric range; Dishwasher
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Vinyl flooring; Microwave; Electric range; Dishwasher; Central electric heating; Central electric cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-35 ($-418/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (26.8% below list).
• Recommended offer: $146k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Market conditions: 117 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $146,238 (26.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.73% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 11.4

CMA / ARV

• ARV (median comp): $200,976
• List price: $199,900
• Delta: -0.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Logan Ave	0.22mi	3/2.0	1,092 (+3%)	8mo	$155,000	$142	75
125 Logan	0.27mi	3/2.0	1,200 (+13%)	2mo	$182,000	$152	61
320 W School St	0.57mi	3/2.0	1,092 (+3%)	13mo	$157,000	$144	54
115 B W School St	0.57mi	3/2.0	1,087 (+2%)	15mo	$134,000	$123	53
115 W School St	0.57mi	3/2.0	1,087 (+2%)	15mo	$134,000	$123	53
107 Cherry	0.39mi	3/2.0	1,170 (+10%)	13mo	$187,500	$160	50
101 Fordyce	0.25mi	3/1.0	936 (-12%)	24mo	$74,500	$80	48
103 Cherry St	0.40mi	3/2.0	1,170 (+10%)	15mo	$187,000	$160	48
326 W School St	0.61mi	2/2.0 (-1)	972 (-9%)	5mo	$135,900	$140	44
100 N Oak St	0.56mi	3/2.0	1,142 (+7%)	18mo	$160,000	$140	42
322 W School	0.58mi	3/2.0	1,209 (+14%)	5mo	$179,900	$149	42

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.90×
• Total profit: $106,557
• Equity at exit: $180,086

10-year hold

• IRR: 21.1%
• Equity multiple: 6.63×
• Total profit: $315,347
• Equity at exit: $388,362

Cash invested: $55,972 (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 72417

• Home prices YoY: 20.6%
• Active inventory: 117
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$59 /mo · $702/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-35

Break-even live

Break-even rent $1,506

Max offer price $193,747

Occupancy floor 97%

Sensitivity live

Price	-10% $78	-5% $22	+0% $-35	+5% $-91	+10% $-148
Rent	-10% $-150	-5% $-93	+0% $-35	+5% $23	+10% $81
Rate	-1.0pp $66	-0.5pp $16	base $-35	+0.5pp $-87	+1.0pp $-139

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	44d	1	0.26mi
105 Cherry St Brookland, AR	3.0	2.0	1170	$1,575	$1.35	44d	1	0.37mi
103 Jewel Cv Brookland, AR	2.0	1.0	832	$1,095	$1.32	44d	1	0.48mi
300 Story St Brookland, AR	3.0	2.0	1200	$1,270	$1.06	44d	1	0.69mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	44d	1	0.69mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	44d	1	0.72mi

Listing history 22 events

1. 2026-06-19
   days on market $199,900 Active 44 DOM
2. 2026-06-18
   days on market $199,900 Active 43 DOM
3. 2026-06-17
   days on market $199,900 Active 42 DOM
4. 2026-06-16
   days on market $199,900 Active 41 DOM
5. 2026-06-15
   days on market $199,900 Active 40 DOM
6. 2026-06-14
   days on market $199,900 Active 38 DOM
7. 2026-06-13
   days on market $199,900 Active 37 DOM
8. 2026-06-10
   days on market $199,900 Active 35 DOM
9. 2026-06-09
   days on market $199,900 Active 34 DOM
10. 2026-06-08
    days on market $199,900 Active 33 DOM
11. 2026-06-07
    days on market $199,900 Active 32 DOM
12. 2026-06-05
    days on market $199,900 Active 29 DOM
13. 2026-06-02
    statusdays on market $199,900 Active 27 DOM
14. 2026-06-01
    days on market $199,900 Price Change 26 DOM
15. 2026-05-31
    days on market $199,900 Price Change 25 DOM
16. 2026-05-30
    days on market $199,900 Price Change 24 DOM
17. 2026-03-05
    listed $209,900 New Listing 797-char remark

    Show marketing remark (797 chars)

    Welcome to this move-in ready three-bedroom, two-bathroom home in the Brookland School District. Designed with quality and style in mind, this home features luxury vinyl plank (LVP) flooring throughout, backed by a lifetime residential warranty, along with custom closets and premium Delta plumbing fixtures for a touch of elegance. The heart of the home the kitchen boasts custom plywood cabinetry, sleek modern hardware, quartz countertops, a stylish tile backsplash, and stainless steel appliances, creating a perfect space for cooking and entertaining. The all-brick exterior with architectural shingles ensures lasting beauty and durability. Sitting on a spacious 0.34-acre corner lot, this home offers both curb appeal and extra yard space. Be part of one of Brookland's newest subdivisions!

18. 2026-03-05
    listed $209,900 Active 797-char remark

    Show marketing remark (797 chars)

    Welcome to this move-in ready three-bedroom, two-bathroom home in the Brookland School District. Designed with quality and style in mind, this home features luxury vinyl plank (LVP) flooring throughout, backed by a lifetime residential warranty, along with custom closets and premium Delta plumbing fixtures for a touch of elegance. The heart of the home the kitchen boasts custom plywood cabinetry, sleek modern hardware, quartz countertops, a stylish tile backsplash, and stainless steel appliances, creating a perfect space for cooking and entertaining. The all-brick exterior with architectural shingles ensures lasting beauty and durability. Sitting on a spacious 0.34-acre corner lot, this home offers both curb appeal and extra yard space. Be part of one of Brookland's newest subdivisions!

19. 2025-05-14
    price $199,900
20. 2025-04-14
    price $209,900
21. 2025-04-09
    price $214,900
22. 2025-03-12
    listed $229,900 Active

ⓘ 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: $702 · $59/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$577/yr (+$48/mo · 82.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,549
• − Mortgage interest: −$11,198
• − Property taxes: −$702
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$5,815
• Taxable loss: −$3,974
• Est. tax savings @ 24.0%: +$954
• After-tax cash flow: $536/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

• Census place: Brookland, AR
• County: Craighead County · 97,185 people
• City population: 5,940
• Metro: Jonesboro, AR
• Population (ZIP): 5,940
• Household income: $61,964
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 152.0

Population outlook (Craighead County) Hauer SSP2

• Today (2025): 122,235 people
• By 2030: 131,338 · +7.4%
• By 2040: 149,862 · +22.6%
• By 2050: 168,034 · +37.5%
• By 2075: 208,094 · +70.2%
• By 2100: 233,251 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 2% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 3%
• Foreign-born: 1% · Canada, South Korea

Political lean MEDSL · Craighead

• 2024 margin: Solid R (+37.4) · D 30.1% · R 67.5% · Other 2.4%
• 2008→2024 swing: -12.9pp toward R · 2008: -24.5pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.4 2016: R+35.2 2012: R+31.1 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 56.75%
• Current HPI: 331.5025
• Rent YoY: —
• Metro: Jonesboro, AR
• 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

-13.0% since first listed

8 events — show timeline

• 2026-05-27 Price Changed $199,900 NEABOR MLS
• 2026-05-26 Price Changed $199,900 CARMLS
• 2026-03-05 Listed $209,900 NEABOR MLS
• 2026-03-05 Listed $209,900 CARMLS
• 2025-05-14 Price Changed $199,900 NEABOR MLS
• 2025-04-14 Price Changed $209,900 NEABOR MLS
• 2025-04-09 Price Changed $214,900 NEABOR MLS
• 2025-03-12 Listed $229,900 NEABOR MLS

Property tax history

+10.0%/yr

Latest (2025): $702 · +10.0% YoY. Source: county tax records.