97 S Oak St · Brookland, AR 72417

$123,500

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 105 Days on market

0.28 ac lot $125/sqft · 25% below area Est $165k · 25% 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 +21.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cozy cottage style 2 bed 1 bath home with its quaint features are sure to make you fall in love! As you enter through the front door you will be greeted with a spacious living area. Through the living area, you move to the kitchen/dining room where it’s spacious for all your cooking needs including a brand new gas oven and newer refrigerator! The bedrooms are spacious and offer lots of storage space. New roof and a/c unit in 2024.

Key facts

• Spacious living area
• Cozy cottage style
• Newer refrigerator

Tags

• COZY COTTAGE STYLE
• SPACIOUS LIVING AREA
• BRAND NEW GAS OVEN
• NEWER REFRIGERATOR
• NEW ROOF
• NEW A C UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/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 $118k (4.8% below list).
• Recommended offer: $112k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 1 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($854 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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.

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 $112,385 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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. 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. 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: 0.95% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (median comp): $165,224
• List price: $123,500
• Delta: -25.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 W School St	0.09mi	2/2.0	972 (-2%)	5mo	$135,900	$140	85
320 W School St	0.05mi	3/2.0 (+1)	1,092 (+10%)	13mo	$157,000	$144	60
105 Logan Ave	0.32mi	3/2.0 (+1)	1,092 (+10%)	7mo	$155,000	$142	52
115 B W School St	0.27mi	3/2.0 (+1)	1,087 (+10%)	15mo	$134,000	$123	49
115 W School St	0.27mi	3/2.0 (+1)	1,087 (+10%)	15mo	$134,000	$123	49
101 Fordyce	0.40mi	3/1.0 (+1)	936 (-5%)	24mo	$74,500	$80	48
200 Church St St	0.42mi	2/1.0	854 (-14%)	16mo	$129,900	$152	44
102 E School St	0.56mi	2/1.0	872 (-12%)	14mo	$107,000	$123	43

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: 28.7%
• Equity multiple: 3.27×
• Total profit: $78,434
• Equity at exit: $111,259

10-year hold

• IRR: 25.0%
• Equity multiple: 7.42×
• Total profit: $222,067
• Equity at exit: $239,933

Cash invested: $34,580 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$648
• Tax from tax record: −$54 /mo · $642/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $176

Break-even live

Break-even rent $953

Max offer price $123,500

Occupancy floor 80%

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: $30,875
• Closing costs: $3,705
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Jewel Cv Brookland, AR	2.0	1.0	832	$1,095	$1.32	43d	1	0.05mi

Listing history 24 events

1. 2026-06-02
   days on market $123,500 Active 105 DOM
2. 2026-06-01
   days on market $123,500 Active 104 DOM
3. 2026-05-31
   days on market $123,500 Active 103 DOM
4. 2026-05-30
   days on market $123,500 Active 102 DOM
5. 2026-03-18
   price $123,500 445-char remark

   Show marketing remark (445 chars)

   This cozy cottage style 2 bed 1 bath home with its quaint features are sure to make you fall in love! As you enter through the front door you will be greeted with a spacious living area. Through the living area, you move to the kitchen/dining room where it’s spacious for all your cooking needs including a brand new gas oven and newer refrigerator! The bedrooms are spacious and offer lots of storage space. New roof and a/c unit in 2024.

6. 2026-03-17
   price $123,500 337-char remark

   Show marketing remark (337 chars)

   This cozy cottage style 2 bed 1 bath home with its quaint features are sure to make you fall in love! As you enter through the front door you will be greeted with a spacious living area. Through the living area you move to the kitchen/dining room. the bedrooms are spacious and offer lots of storage space. New roof and a/c unit in 2024.

7. 2026-02-17
   listed $125,000 New Listing 445-char remark

   Show marketing remark (337 chars)

   This cozy cottage style 2 bed 1 bath home with its quaint features are sure to make you fall in love! As you enter through the front door you will be greeted with a spacious living area. Through the living area you move to the kitchen/dining room. the bedrooms are spacious and offer lots of storage space. New roof and a/c unit in 2024.

8. 2026-02-17
   listed $125,000 Active 337-char remark

   Show marketing remark (337 chars)

   This cozy cottage style 2 bed 1 bath home with its quaint features are sure to make you fall in love! As you enter through the front door you will be greeted with a spacious living area. Through the living area you move to the kitchen/dining room. the bedrooms are spacious and offer lots of storage space. New roof and a/c unit in 2024.

9. 2026-02-17
   historical

   Show marketing remark (337 chars)

   This cozy cottage style 2 bed 1 bath home with its quaint features are sure to make you fall in love! As you enter through the front door you will be greeted with a spacious living area. Through the living area you move to the kitchen/dining room. the bedrooms are spacious and offer lots of storage space. New roof and a/c unit in 2024.

10. 2026-01-15
    price $125,000
11. 2026-01-14
    price $125,000
12. 2025-08-16
    listed $138,500 Active
13. 2025-08-16
    listed $138,500 New Listing
14. 2025-04-03
    historical
15. 2025-03-25
    price $159,000
16. 2025-01-17
    price $165,000
17. 2025-01-14
    price $168,000
18. 2025-01-04
    listed $170,000 New Listing
19. 2021-12-30
    soldstatus $125,000
20. 2021-12-30
    soldstatus $125,000
21. 2021-11-23
    listed $125,000
22. 2019-07-22
    soldstatus $96,000
23. 2012-03-01
    soldstatus $50,000
24. 1998-02-19
    soldstatus $59,000

ⓘ 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: $642 · $54/mo
• Projected year-2 tax: $790 · $66/mo
• Expected delta: +$148/yr (+$12/mo · 23.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $14,107
• − Mortgage interest: −$6,918
• − Property taxes: −$642
• − Insurance: −$618
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$3,593
• Taxable income: $80
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $2,094/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

+109.3% since first listed

20 events — show timeline

• 2026-03-18 Price Changed $123,500 CARMLS
• 2026-03-17 Price Changed $123,500 NEABOR MLS
• 2026-02-17 Listed $125,000 NEABOR MLS
• 2026-02-17 Listed $125,000 CARMLS
• 2026-02-17 Listing Removed — CARMLS
• 2026-01-15 Price Changed $125,000 NEABOR MLS
• 2026-01-14 Price Changed $125,000 CARMLS
• 2025-08-16 Listed $138,500 CARMLS
• 2025-08-16 Listed $138,500 NEABOR MLS
• 2025-04-03 Listing Removed — CARMLS
• 2025-03-25 Price Changed $159,000 CARMLS
• 2025-01-17 Price Changed $165,000 CARMLS
• 2025-01-14 Price Changed $168,000 CARMLS
• 2025-01-04 Listed $170,000 CARMLS
• 2021-12-30 Sold (Public Records) $125,000 Public Records
• 2021-12-30 Sold (MLS) $125,000 NEABOR MLS
• 2021-11-23 Listed $125,000 NEABOR MLS
• 2019-07-22 Sold (Public Records) $96,000 Public Records
• 2012-03-01 Sold (Public Records) $50,000 Public Records
• 1998-02-19 Sold (Public Records) $59,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $642 · +0.0% YoY. Source: county tax records.