23540 Highway 12 · Cherokee City, AR 72734

$195,100

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 1 Days on market

Built 1979 0.84 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 +20.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Affordable living on . 84 of an acre! Updates include painted cabinets, new doors, new light fixtures and a remodeled bathroom. Large storage/shop. Don't miss this opportunity to own a piece of NWA!

Key facts

• 0.84 acre lot
• Built 1979

Property features AI

Finance

• Other: Lot size approximately 0.84 acres
• HOA & community: Monthly association fee

Exterior

• Parking: Asphalt parking
• Security: Smoke detector(s)
• Utilities: Electricity available; Propane; Well water; Septic (septic tank)
• Home design: Single-story; Crawlspace foundation; Vinyl siding construction; Asphalt shingle roof; Built 25 years or older
• Construction: Vinyl siding; Asphalt shingle roof; Crawlspace foundation; Built 25 years or older
• Exterior features: Porch; Partial fencing; Rural lot outside city limits and not in a subdivision; Highway frontage

Interior

• Kitchen: Electric oven; Electric water heater
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: No additional interior features listed; TV antenna

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $251 ($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 $177k (9.4% below list).
• Recommended offer: $177k (9.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 44/100 on livability (#519 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Gentry School District (town): math 36% / reading 41% proficiency, ranked #71 of 238 in AR (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 255 active listings in the ZIP; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $140k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $176,687 (9.4% 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. 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: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.3%
• Equity multiple: 3.24×
• Total profit: $122,139
• Equity at exit: $175,762

10-year hold

• IRR: 24.6%
• Equity multiple: 7.35×
• Total profit: $346,918
• Equity at exit: $379,036

Cash invested: $54,628 (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 72734

• Home prices YoY: 12.2%
• Active inventory: 255
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,767 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $251

Break-even live

Break-even rent $1,449

Max offer price $195,100

Occupancy floor 81%

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: $48,775
• Closing costs: $5,853
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-19
   remarks 686-char remark
2. 2026-06-19
   listed $195,100 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: $486 · $40/mo
• Projected year-2 tax: $1,249 · $104/mo
• Expected delta: +$763/yr (+$64/mo · 157.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,202
• − Mortgage interest: −$10,929
• − Property taxes: −$486
• − Insurance: −$976
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$5,676
• Taxable loss: −$256
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $3,072/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: Gentry School District
• NCES district ID: 0506540
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $45,160
• Composite: 32.77/100
• National rank: #5629
• State rank: #71 of 238 in AR

Livability — Cherokee City

• Score: 44/100
• State rank: #519
• US rank: #26745

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing F Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,385

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 60% Two or more races 25% Hispanic / Latino 13% Asian 5% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Other Asian/Pacific 6% Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.03%
• Current HPI: 405.1448
• 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

+191.2% since first listed

11 events — show timeline

• 2026-06-18 Listed $195,100 NWARMLS
• 2025-11-24 Price Changed $199,000 NWARMLS
• 2025-10-28 Price Changed $209,900 NWARMLS
• 2025-10-01 Price Changed $219,900 NWARMLS
• 2025-09-09 Sold (Public Records) $140,000 Public Records
• 2020-01-15 Sold (Public Records) $100,000 Public Records
• 2020-01-13 Sold (MLS) $100,000 NWARMLS
• 2019-12-03 Listed $110,000 NWARMLS
• 2014-05-13 Sold (MLS) $31,649 NWARMLS
• 2013-09-23 Listed $25,900 NWARMLS
• 2004-06-10 Sold (Public Records) $67,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $486 · -2.7% YoY. Source: county tax records.