142 Brookvale Cir · Brookland, AR 72417

$239,900

3 bd · 2.0 ba · 1,575 sqft · SingleFamily public records · 177 Days on market

Built 2001 7,405 sqft lot $152/sqft · 9% above area Est $231k · 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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +5.7/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Welcome to this beautifully finished home offering a bright, open floor plan and thoughtful upgrades throughout. The kitchen features granite countertops, stainless steel appliancesincluding a natural gas cook stoveand soft-close cabinetry. Durable wood-plank waterproof flooring and LED lighting run throughout the home for style and efficiency. The primary suite includes crown molding, a spacious layout, and a well-appointed bath with granite counters. Additional crown molding carries through the living room and kitchen for a refined touch. All closets are fully built out and painted, and every bedroom, along with the living room, includes a ceiling fan. Outside, enjoy a completely bricked exterior, covered back porch with LED lighting and ceiling fan, gutters, and a fully sodded front and backyard. A brand-new wood privacy fence has just been added. The oversized 18-ft garage door provides easy parking and storage. Located in a desirable new neighborhood close to schools, Jonesboro, and the new NEA Hospital, this home is truly move-in ready. Perfect for first-time buyers or anyone seeking low-maintenance living with quality finishes.

Key facts

• Led lighting
• Soft-close cabinetry
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NATURAL GAS COOK STOVE
• SOFT-CLOSE CABINETRY
• WOOD-PLANK WATERPROOF FLOORING
• LED LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (35.8% below list).
• Recommended offer: $154k (35.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.1% in Brookland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 118 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 9y 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 $185k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,010 (35.8% 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 177 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.00%
• DSCR: 0.82
• GRM: 13.0

CMA / ARV

• ARV (median comp): $230,530
• List price: $239,900
• Delta: 4.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Brookvale Cir	0.04mi	3/2.0	1,518 (-4%)	3mo	$229,000	$151	90
145 Brookvale Cir	0.03mi	3/2.0	1,651 (+5%)	2mo	$233,000	$141	89
100 S Holman St St	0.51mi	3/2.0	1,572 (-0%)	6mo	$265,000	$169	71
103 Hayes St	0.41mi	3/2.0	1,479 (-6%)	3mo	$203,000	$137	68
103 A Hayes	0.41mi	3/2.0	1,479 (-6%)	3mo	$203,000	$137	68
102 S Bernis St	0.52mi	4/2.0 (+1)	1,566 (-1%)	4mo	$178,000	$114	66
103 Church St	0.54mi	4/2.0 (+1)	1,556 (-1%)	5mo	$180,000	$116	64
104 Weston Cv	0.51mi	3/2.0	1,380 (-12%)	4mo	$198,500	$144	52
105 Weston Cv	0.46mi	3/2.0	1,380 (-12%)	9mo	$210,000	$152	50
103 Weston Cv	0.46mi	3/2.0	1,380 (-12%)	9mo	$210,000	$152	50
101 Weston Cv	0.47mi	3/2.0	1,380 (-12%)	9mo	$210,000	$152	50
105 Cameron Ave	0.52mi	3/2.0	1,356 (-14%)	5mo	$218,000	$161	48

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: 21.4%
• Equity multiple: 2.73×
• Total profit: $116,285
• Equity at exit: $216,121

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $353,435
• Equity at exit: $466,073

Cash invested: $67,172 (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: 118
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,540 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-224

Break-even live

Break-even rent $1,824

Max offer price $200,346

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-156	+0% $-224	+5% $-292	+10% $-360
Rent	-10% $-346	-5% $-285	+0% $-224	+5% $-163	+10% $-102
Rate	-1.0pp $-103	-0.5pp $-163	base $-224	+0.5pp $-286	+1.0pp $-349

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: $59,975
• Closing costs: $7,197
• 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	45d	1	0.60mi
300 Story St Brookland, AR	3.0	2.0	1200	$1,270	$1.06	45d	1	0.72mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	45d	1	0.72mi
105 Cherry St Brookland, AR	3.0	2.0	1170	$1,575	$1.35	45d	1	0.73mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	45d	1	0.77mi
123 Hidden Creek Dr Brookland, AR	3.0	2.0	1970	$2,550	$1.29	45d	1	1.38mi

Listing history 21 events

1. 2025-12-01
   listed $239,900 Active 1152-char remark

   Show marketing remark (1152 chars)

   Welcome to this beautifully finished home offering a bright, open floor plan and thoughtful upgrades throughout. The kitchen features granite countertops, stainless steel appliancesincluding a natural gas cook stoveand soft-close cabinetry. Durable wood-plank waterproof flooring and LED lighting run throughout the home for style and efficiency. The primary suite includes crown molding, a spacious layout, and a well-appointed bath with granite counters. Additional crown molding carries through the living room and kitchen for a refined touch. All closets are fully built out and painted, and every bedroom, along with the living room, includes a ceiling fan. Outside, enjoy a completely bricked exterior, covered back porch with LED lighting and ceiling fan, gutters, and a fully sodded front and backyard. A brand-new wood privacy fence has just been added. The oversized 18-ft garage door provides easy parking and storage. Located in a desirable new neighborhood close to schools, Jonesboro, and the new NEA Hospital, this home is truly move-in ready. Perfect for first-time buyers or anyone seeking low-maintenance living with quality finishes.

2. 2024-06-11
   price $237,500
3. 2024-05-13
   status Active
4. 2024-05-07
   historical
5. 2024-04-02
   listed $239,900 Active
6. 2024-03-14
   historical $1,500
7. 2024-03-14
   price $239,900
8. 2024-02-14
   listed $245,000 Active
9. 2023-12-13
   listed $1,500
10. 2023-11-19
    historical
11. 2023-11-10
    listed
12. 2020-11-18
    soldstatus $184,900
13. 2020-11-13
    soldstatus $184,900
14. 2020-11-13
    soldstatus $184,900
15. 2020-08-17
    listed $184,900
16. 2020-08-17
    listed $184,900
17. 2020-08-16
    historical
18. 2020-02-15
    listed $186,900
19. 2020-02-14
    listed $186,900
20. 2019-02-15
    soldstatus $32,000
21. 2017-12-02
    listed $33,000

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $1,535 · $128/mo
• Expected delta: +$545/yr (+$45/mo · 55.0%)

ⓘ 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 ≥109°F today · 21 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: $18,481
• − Mortgage interest: −$13,438
• − Property taxes: −$991
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$6,979
• Taxable loss: −$7,083
• Est. tax savings @ 24.0%: +$1,700
• After-tax cash flow: $-987/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

+627.0% since first listed

21 events — show timeline

• 2025-12-01 Listed $239,900 NEABOR MLS
• 2024-06-11 Price Changed $237,500 NEABOR MLS
• 2024-05-13 Relisted — NEABOR MLS
• 2024-05-07 Delisted — NEABOR MLS
• 2024-04-02 Listed $239,900 NEABOR MLS
• 2024-03-14 Rental Removed $1,500 APPFOLIO
• 2024-03-14 Price Changed $239,900 NEABOR MLS
• 2024-02-14 Listed $245,000 NEABOR MLS
• 2023-12-13 Listed for Rent $1,500 APPFOLIO
• 2023-11-19 Rental Removed — APPFOLIO
• 2023-11-10 Listed for Rent — APPFOLIO
• 2020-11-18 Sold (Public Records) $184,900 Public Records
• 2020-11-13 Sold (MLS) $184,900 NEABOR MLS
• 2020-11-13 Sold (MLS) $184,900 CARMLS
• 2020-08-17 Listed $184,900 NEABOR MLS
• 2020-08-17 Listed $184,900 CARMLS
• 2020-08-16 Listing Removed — CARMLS
• 2020-02-15 Listed $186,900 CARMLS
• 2020-02-14 Listed $186,900 NEABOR MLS
• 2019-02-15 Sold (MLS) $32,000 NEABOR MLS
• 2017-12-02 Listed $33,000 NEABOR MLS

Property tax history

+30.9%/yr

Latest (2025): $991 · -3.3% YoY. Source: county tax records.