21 Arrowhead · Cherokee Village, AR 72529

$75,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 117 Days on market

Built 1994 8,276 sqft lot $71/sqft · 40% below area Est $126k · 40% 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 +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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! Sold As-Is

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.

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: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 5.7% 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: schools F, amenities F, commute 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.
• Market conditions: 692 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

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 117 days — a 9% lower offer ($68k) 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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): $125,510
• List price: $75,000
• Delta: -40.24%
• 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
99 E Lakeshore Dr	0.25mi	3/2.0	1,008 (-4%)	2mo	$151,500	$150	75
42 Arrowhead Dr	0.10mi	2/1.5 (-1)	1,152 (+9%)	2mo	$118,000	$102	72
6 Arrowhead Dr	0.16mi	2/1.0 (-1)	1,176 (+11%)	2mo	$55,000	$47	66
149 Hiawatha Dr	0.47mi	3/1.5	1,114 (+6%)	2mo	$120,000	$108	65
72 Arrowhead Dr	0.26mi	2/2.0 (-1)	1,100 (+4%)	9mo	$147,500	$134	64
113 E Lakeshore Dr	0.40mi	2/1.0 (-1)	1,000 (-5%)	6mo	$144,900	$145	63
132 E Lakeshore Dr	0.45mi	2/2.0 (-1)	1,089 (+3%)	7mo	$170,000	$156	59
113 E Lk	0.41mi	2/2.0 (-1)	1,000 (-5%)	6mo	$144,900	$145	58
46 Choctaw Dr	0.27mi	2/2.0 (-1)	1,185 (+12%)	3mo	$108,000	$91	56
170 E Lakeshore Dr	0.56mi	2/2.0 (-1)	1,152 (+9%)	2mo	$266,000	$231	48
108 Sequoyah Ridge Rd Rdg	0.67mi	2/1.0 (-1)	960 (-9%)	6mo	$50,000	$52	43
3 Geronimo Dr	0.62mi	2/1.5 (-1)	899 (-15%)	8mo	$100,000	$111	33

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 →

ZIP-level market 72529

• Home prices YoY: -18.2%
• Active inventory: 692
• 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
• 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	44d	1	0.50mi
128 W Lakeshore Dr Cherokee Village, AR	2.0	2.0	1344	$1,500	$1.12	44d	1	0.84mi

Listing history 34 events

1. 2026-06-21
   days on market $75,000 Active 117 DOM
2. 2026-06-19
   days on market $75,000 Active 115 DOM
3. 2026-06-18
   days on market $75,000 Active 114 DOM
4. 2026-06-17
   days on market $75,000 Active 113 DOM
5. 2026-06-16
   days on market $75,000 Active 112 DOM
6. 2026-06-15
   days on market $75,000 Active 111 DOM
7. 2026-06-14
   days on market $75,000 Active 109 DOM
8. 2026-06-12
   days on market $75,000 Active 108 DOM
9. 2026-06-09
   days on market $75,000 Active 105 DOM
10. 2026-06-08
    days on market $75,000 Active 104 DOM
11. 2026-06-07
    statusdays on market $75,000 Active 103 DOM
12. 2026-06-04
    days on market $75,000 Back on Market 99 DOM
13. 2026-06-02
    days on market $75,000 Back on Market 98 DOM
14. 2026-06-01
    days on market $75,000 Back on Market 97 DOM
15. 2026-05-31
    days on market $75,000 Back on Market 96 DOM
16. 2026-05-31
    days on market $75,000 Back on Market 95 DOM
17. 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

18. 2019-04-30
    soldstatus $55,000
19. 2019-04-26
    soldstatus $55,000 Sold 525-char remark

    Show marketing remark (525 chars)

    PRIVACY FENCED backyard w/ large storage bldng, 110 power. Newer hardwood flooring, interior paint & 2nd 1/2 bath! Gas central heat new 2015. 3 bdr house on quiet street w/ few houses. Kitchen has double oven, separate stove top, & textured countertops. Stove, dishwasher & fridge included. Main bath sits near 2 bdrs, 3rd bdr is separate on other side of the living room. Metal roof & vinyl siding for little maintenance! Only a few blocks to Lake Cherokee and Sequoyah! Owner financing avail $55,000.

20. 2019-04-02
    status Under Contract 525-char remark

    Show marketing remark (525 chars)

    PRIVACY FENCED backyard w/ large storage bldng, 110 power. Newer hardwood flooring, interior paint & 2nd 1/2 bath! Gas central heat new 2015. 3 bdr house on quiet street w/ few houses. Kitchen has double oven, separate stove top, & textured countertops. Stove, dishwasher & fridge included. Main bath sits near 2 bdrs, 3rd bdr is separate on other side of the living room. Metal roof & vinyl siding for little maintenance! Only a few blocks to Lake Cherokee and Sequoyah! Owner financing avail $55,000.

21. 2019-01-23
    soldstatus $49,900
22. 2018-11-01
    listed $52,000 New Listing 525-char remark

    Show marketing remark (525 chars)

    PRIVACY FENCED backyard w/ large storage bldng, 110 power. Newer hardwood flooring, interior paint & 2nd 1/2 bath! Gas central heat new 2015. 3 bdr house on quiet street w/ few houses. Kitchen has double oven, separate stove top, & textured countertops. Stove, dishwasher & fridge included. Main bath sits near 2 bdrs, 3rd bdr is separate on other side of the living room. Metal roof & vinyl siding for little maintenance! Only a few blocks to Lake Cherokee and Sequoyah! Owner financing avail $55,000.

23. 2018-08-29
    soldstatus $44,900 Sold
24. 2018-06-27
    status Under Contract
25. 2017-06-01
    price $44,900
26. 2016-12-23
    listed $39,900 New Listing
27. 2015-12-31
    soldstatus $39,900 Sold
28. 2015-12-14
    soldstatus $37,833
29. 2015-03-17
    historical
30. 2014-03-01
    listed $39,900
31. 2014-02-28
    soldstatus $22,500
32. 2014-01-31
    historical
33. 2010-04-29
    listed $35,900
34. 2006-01-17
    soldstatus $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: $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.

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

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
• City population: 5,090
• Population (ZIP): 5,090

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%

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%

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

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.