21 Arrowhead · Cherokee Village, AR 72529

$75,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 157 Days on market

Built 1994 Fair condition 8,276 sqft lot $71/sqft · 41% below area Est $127k · 41% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom 1.5 Bath home needing some TLC but a great investment opportunity! Has been a rental for several years. Carpet in all bedrooms and hardwood flooring in livingroom and kitchen. Gas stove top and electric double oven in the wall. New refrigerator. Dishwasher needs replaced. New electric water heater. Ceiling fans throughout. Big fenced-in back yard with a storage/shop building. 500 gal propane tank. Fairly new metal roof. Electric central HVAC. The half bath can be made into a full bath very easily. Very good bones! Don't miss this great opportunity. Priced to sell fast!

Key facts

• Metal roof
• Fenced-in back yard
• New refrigerator

Tags

• FENCED-IN BACK YARD
• STORAGE SHOP BUILDING
• NEW REFRIGERATOR
• NEW ELECTRIC WATER HEATER
• METAL ROOF
• ELECTRIC CENTRAL HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 5.5% 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 Middle School (math 41% / reading 36%, grade F, #105 of 201 statewide, top 52%, 492 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: 760 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $55k; 36% 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 1.68% ✓
• Cap rate: 14.74%
• Cash-on-cash: 30.18%
• DSCR: 2.34
• GRM: 5.0

CMA / ARV

• ARV (median comp): $126,598
• List price: $75,000
• Delta: -40.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Arrowhead	0.00mi	3/1.5	1,056 (0%)	0mo	$72,500	$69	98
81 E Lakeshore Dr	0.17mi	3/1.5	1,036 (-2%)	1mo	$173,500	$167	86
61 E Lakeshore Dr	0.10mi	3/1.5	1,131 (+7%)	1mo	$149,000	$132	80
99 E Lakeshore Dr	0.25mi	3/2.0	1,008 (-4%)	3mo	$151,500	$150	74
42 Arrowhead Dr	0.10mi	2/1.5 (-1)	1,152 (+9%)	3mo	$118,000	$102	70
6 Arrowhead Dr	0.16mi	2/1.0 (-1)	1,176 (+11%)	4mo	$55,000	$47	65
149 Hiawatha Dr	0.47mi	3/1.5	1,114 (+6%)	4mo	$120,000	$108	64
113 E Lakeshore Dr	0.40mi	2/1.0 (-1)	1,000 (-5%)	7mo	$144,900	$145	62
113 E Lk	0.41mi	2/2.0 (-1)	1,000 (-5%)	7mo	$144,900	$145	57
46 Choctaw Dr	0.27mi	2/2.0 (-1)	1,185 (+12%)	5mo	$108,000	$91	54
170 E Lakeshore Dr	0.56mi	2/2.0 (-1)	1,152 (+9%)	4mo	$266,000	$231	47
134 Hiawatha Dr	0.47mi	2/2.0 (-1)	1,200 (+14%)	1mo	$85,000	$71	45

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: 24.8%
• Equity multiple: 2.02×
• Total profit: $21,474
• Equity at exit: $11,183

10-year hold

• IRR: 32.6%
• Equity multiple: 3.95×
• Total profit: $61,967
• Equity at exit: $6,485

Cash invested: $21,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 8 under contract
• Months of supply: 7.4 mo (14%/mo absorbed)
• Median asking: $153,950 ($136/sqft)
• Median days on market: 62 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -12.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72529

• Home prices YoY: -18.2%
• Active inventory: 760
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $528

Break-even live

Break-even rent $592

Max offer price $75,000

Occupancy floor 53%

Sensitivity live

Price	-10% $571	-5% $549	+0% $528	+5% $507	+10% $486
Rent	-10% $429	-5% $478	+0% $528	+5% $578	+10% $628
Rate	-1.0pp $566	-0.5pp $547	base $528	+0.5pp $509	+1.0pp $489

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: $18,750
• Closing costs: $2,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Annette Rd Cherokee Village, AR	3.0	2.5	1500	$1,100	$0.73	93d	1	0.50mi
128 W Lakeshore Dr Cherokee Village, AR	2.0	2.0	1344	$1,500	$1.12	93d	1	0.84mi

Listing history 50 events

1. 2026-07-31
   days on market $75,000 Active 157 DOM
2. 2026-07-30
   days on market $75,000 Active 156 DOM
3. 2026-07-29
   days on market $75,000 Active 155 DOM
4. 2026-07-27
   days on market $75,000 Active 153 DOM
5. 2026-07-25
   days on market $75,000 Active 151 DOM
6. 2026-07-24
   days on market $75,000 Active 150 DOM
7. 2026-07-23
   days on market $75,000 Active 149 DOM
8. 2026-07-22
   days on market $75,000 Active 148 DOM
9. 2026-07-21
   days on market $75,000 Active 147 DOM
10. 2026-07-18
    days on market $75,000 Active 144 DOM
11. 2026-07-16
    days on market $75,000 Active 142 DOM
12. 2026-07-15
    days on market $75,000 Active 141 DOM
13. 2026-07-14
    days on market $75,000 Active 140 DOM
14. 2026-07-13
    days on market $75,000 Active 139 DOM
15. 2026-07-12
    days on market $75,000 Active 138 DOM
16. 2026-07-12
    days on market $75,000 Active 137 DOM
17. 2026-07-11
    days on market $75,000 Active 136 DOM
18. 2026-07-09
    days on market $75,000 Active 135 DOM
19. 2026-07-09
    days on market $75,000 Active 134 DOM
20. 2026-07-07
    days on market $75,000 Active 133 DOM
21. 2026-07-06
    days on market $75,000 Active 132 DOM
22. 2026-07-05
    days on market $75,000 Active 131 DOM
23. 2026-07-04
    days on market $75,000 Active 130 DOM
24. 2026-07-03
    days on market $75,000 Active 129 DOM
25. 2026-07-02
    days on market $75,000 Active 128 DOM
26. 2026-07-01
    days on market $75,000 Active 127 DOM
27. 2026-06-30
    days on market $75,000 Active 126 DOM
28. 2026-06-29
    days on market $75,000 Active 125 DOM
29. 2026-06-28
    days on market $75,000 Active 124 DOM
30. 2026-06-27
    days on market $75,000 Active 123 DOM
31. 2026-06-26
    days on market $75,000 Active 121 DOM
32. 2026-06-22
    days on market $75,000 Active 118 DOM
33. 2026-06-21
    days on market $75,000 Active 117 DOM
34. 2026-06-19
    days on market $75,000 Active 115 DOM
35. 2026-06-18
    days on market $75,000 Active 114 DOM
36. 2026-06-17
    days on market $75,000 Active 113 DOM
37. 2026-06-16
    days on market $75,000 Active 112 DOM
38. 2026-06-15
    days on market $75,000 Active 111 DOM
39. 2026-06-14
    days on market $75,000 Active 109 DOM
40. 2026-06-12
    days on market $75,000 Active 108 DOM
41. 2026-06-09
    days on market $75,000 Active 105 DOM
42. 2026-06-08
    days on market $75,000 Active 104 DOM
43. 2026-06-07
    statusdays on market $75,000 Active 103 DOM
44. 2026-06-04
    days on market $75,000 Back on Market 99 DOM
45. 2026-06-02
    days on market $75,000 Back on Market 98 DOM
46. 2026-06-01
    days on market $75,000 Back on Market 97 DOM
47. 2026-05-31
    days on market $75,000 Back on Market 96 DOM
48. 2026-05-31
    days on market $75,000 Back on Market 95 DOM
49. 2026-02-23
    listed $75,000 New Listing 596-char remark

    Show marketing remark (596 chars)

    3 Bedroom 1.5 Bath home needing some TLC but a great investment opportunity! Has been a rental for several years. Carpet in all bedrooms and hardwood flooring in livingroom and kitchen. Gas stove top and electric double oven in the wall. New refrigerator. Dishwasher needs replaced. New electric water heater. Ceiling fans throughout. Big fenced-in back yard with a storage/shop building. 500 gal propane tank. Fairly new metal roof. Electric central HVAC. The half bath can be made into a full bath very easily. Very good bones! Don't miss this great opportunity. Priced to sell fast! Sold As-Is

50. 2019-04-30
    soldstatus $55,000

ⓘ 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: $519 · $43/mo
• Projected year-2 tax: $519 · $43/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 (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: $15,129
• − Mortgage interest: −$4,201
• − Property taxes: −$519
• − Insurance: −$375
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$2,182
• Taxable income: $5,431
• Est. tax owed @ 24.0%: −$1,303
• After-tax cash flow: $5,035/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $26,400–$47,520 screening

This 3-bedroom home requires moderate renovations to improve its condition and appeal. Key areas for improvement include the kitchen and bathroom, which need updates to increase its resale and rental value.

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.

Repairs flagged

• Moderate Kitchen cabinets — Older and in need of replacement.
• Moderate Kitchen countertops — Older and possibly in need of replacement.
• Major Kitchen appliances — Dishwasher needs replaced.
• Moderate Bathroom fixtures — Older and possibly in need of replacement.

Value-add opportunities

• Resale Replace kitchen cabinets and countertops — Modernizing the kitchen will attract more buyers. ↑
• Both Replace dishwasher — Improves functionality and appeal for both buyers and renters. ↑
• Resale Replace bathroom fixtures — Modernizing the bathroom will attract more buyers. ↑
• Both Paint interior walls — Fresh paint will improve the home's appearance and appeal. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Cherokee Elementary School D AR #108/454 Nat'l #13,933/41,679 Middle Highland Middle School F AR #105/201 Nat'l #6,453/14,009 High Highland High School F AR #62/292 Nat'l #8,937/17,239

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

C Composite livability gradescore 62/100

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
• County: Fulton · 16,170 people
• City population: 5,090
• Population (ZIP): 5,090
• Household income: $35,305
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 5% of renters

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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%

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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%

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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

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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

+127.3% since first listed

18 events — show timeline

• 2026-02-23 Listed $75,000 CARMLS
• 2019-04-30 Sold (Public Records) $55,000 Public Records
• 2019-04-26 Sold (MLS) $55,000 CARMLS
• 2019-04-02 Pending — CARMLS
• 2019-01-23 Sold (Public Records) $49,900 Public Records
• 2018-11-01 Listed $52,000 CARMLS
• 2018-08-29 Sold (MLS) $44,900 CARMLS
• 2018-06-27 Pending — CARMLS
• 2017-06-01 Price Changed $44,900 CARMLS
• 2016-12-23 Listed $39,900 CARMLS
• 2015-12-31 Sold (MLS) $39,900 CARMLS
• 2015-12-14 Sold (Public Records) $37,833 Public Records
• 2015-03-17 Listing Removed — CARMLS
• 2014-03-01 Listed $39,900 CARMLS
• 2014-02-28 Sold (MLS) $22,500 CARMLS
• 2014-01-31 Listing Removed — CARMLS
• 2010-04-29 Listed $35,900 CARMLS
• 2006-01-17 Sold (Public Records) $33,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $519 · +9.5% YoY. Source: county tax records.