34 Opalochee Dr · Cherokee Village, AR 72529

$90,000

3 bd · 1.5 ba · 1,234 sqft · SingleFamily public records · 291 Days on market

Built 1968 0.29 ac lot $73/sqft · 29% below area Est $127k · 29% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.8/10.0
• 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

Outstanding 3-bedroom, 2-bathroom home with a 2-car garage. Built in fireplace with an insert. This home can use a little cleaning and TLC but with a little love and elbow grease this could be a wonderful home. Being sold AS-IS, WHERE-IS. Buyers are welcome to have a home inspection for peace of mind. Good bones, Great layout, Good size and a Great location with a large level yard in a wonderful neighborhood at the front of the village. Near schools and churches and less than half a mile from the 4-lane for easy access to shopping, dining and entertainment. Pick this home up at this great price and make it into your showstopper forever home. Or make it your vacation get-away. Don't forget with ownership of this home you gain access to all of the amenities of Cherokee Village Like the two 18-Hole golf courses, the 7 Lakes for boating and fishing, The Thunderbird Center for some Putt-Putt golf and the swimming pool. And the beautiful Southfork River for some tubing, kayaking or fishing.

Key facts

• Large level yard
• Access to amenities
• Built in fireplace

Tags

• BUILT IN FIREPLACE
• LARGE LEVEL YARD
• ACCESS TO AMENITIES
• TWO 18-HOLE GOLF COURSES
• 7 LAKES FOR BOATING
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $90k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.18% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (median comp): $127,284
• List price: $90,000
• Delta: -29.29%
• 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
4 Oklawaha Dr	0.12mi	3/2.0	1,198 (-3%)	3mo	$89,500	$75	85
27 Opalochee Dr	0.03mi	2/2.0 (-1)	1,080 (-12%)	1mo	$135,000	$125	70
38 Mixtec Dr	0.42mi	2/1.0 (-1)	1,230 (-0%)	4mo	$127,500	$104	69
42 Opalochee Dr	0.06mi	3/1.5	1,092 (-12%)	13mo	$100,000	$92	68
85 Hictochee Dr	0.36mi	2/2.0 (-1)	1,152 (-7%)	2mo	$96,000	$83	64
4 Menominee Dr	0.26mi	2/2.0 (-1)	1,120 (-9%)	4mo	$147,000	$131	62
108 Dusty Trl	0.55mi	3/2.0	1,280 (+4%)	9mo	$204,900	$160	59
9 Micanopy Cirs	0.54mi	2/2.0 (-1)	1,288 (+4%)	11mo	$165,000	$128	52
14 Mixtec Cir	0.33mi	3/2.0	1,413 (+14%)	10mo	$115,000	$81	50
25 Allegheny Dr	0.55mi	2/1.0 (-1)	1,120 (-9%)	7mo	$151,500	$135	46
5 Alafia Trce	0.59mi	2/1.5 (-1)	1,366 (+11%)	14mo	$135,000	$99	39
59 Wildwood Dr	0.52mi	2/1.0 (-1)	1,397 (+13%)	14mo	$96,900	$69	35

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,541
• Equity at exit: $13,419

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $24,218
• Equity at exit: $7,782

Cash invested: $25,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$60 /mo · $714/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $269

Break-even live

Break-even rent $720

Max offer price $90,000

Occupancy floor 70%

Sensitivity live

Price	-10% $320	-5% $295	+0% $269	+5% $244	+10% $218
Rent	-10% $185	-5% $227	+0% $269	+5% $311	+10% $353
Rate	-1.0pp $314	-0.5pp $292	base $269	+0.5pp $246	+1.0pp $222

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Micanoty Dr Cherokee Village, AR	2.0	1.5	992	$1,100	$1.11	45d	1	0.27mi
1798 Highway 62 412 Highland, AR	2.0	1.5	1400	$875	$0.62	45d	1	1.43mi

Listing history 34 events

1. 2026-06-21
   days on market $90,000 Active 291 DOM
2. 2026-06-19
   days on market $90,000 Active 289 DOM
3. 2026-06-18
   days on market $90,000 Active 288 DOM
4. 2026-06-17
   days on market $90,000 Active 287 DOM
5. 2026-06-16
   days on market $90,000 Active 286 DOM
6. 2026-06-15
   days on market $90,000 Active 285 DOM
7. 2026-06-14
   days on market $90,000 Active 283 DOM
8. 2026-06-12
   days on market $90,000 Active 282 DOM
9. 2026-06-09
   days on market $90,000 Active 279 DOM
10. 2026-06-08
    days on market $90,000 Active 278 DOM
11. 2026-06-07
    days on market $90,000 Active 277 DOM
12. 2026-06-04
    days on market $90,000 Active 273 DOM
13. 2026-06-02
    days on market $90,000 Active 272 DOM
14. 2026-06-01
    days on market $90,000 Active 271 DOM
15. 2026-05-31
    statusdays on market $90,000 Active 270 DOM
16. 2026-05-31
    days on market $90,000 Price Change 269 DOM
17. 2026-04-28
    status Back on Market 999-char remark

    Show marketing remark (999 chars)

    Outstanding 3-bedroom, 2-bathroom home with a 2-car garage. Built in fireplace with an insert. This home can use a little cleaning and TLC but with a little love and elbow grease this could be a wonderful home. Being sold AS-IS, WHERE-IS. Buyers are welcome to have a home inspection for peace of mind. Good bones, Great layout, Good size and a Great location with a large level yard in a wonderful neighborhood at the front of the village. Near schools and churches and less than half a mile from the 4-lane for easy access to shopping, dining and entertainment. Pick this home up at this great price and make it into your showstopper forever home. Or make it your vacation get-away. Don't forget with ownership of this home you gain access to all of the amenities of Cherokee Village Like the two 18-Hole golf courses, the 7 Lakes for boating and fishing, The Thunderbird Center for some Putt-Putt golf and the swimming pool. And the beautiful Southfork River for some tubing, kayaking or fishing.

18. 2026-03-23
    historical Take Backups 999-char remark

    Show marketing remark (999 chars)

    Outstanding 3-bedroom, 2-bathroom home with a 2-car garage. Built in fireplace with an insert. This home can use a little cleaning and TLC but with a little love and elbow grease this could be a wonderful home. Being sold AS-IS, WHERE-IS. Buyers are welcome to have a home inspection for peace of mind. Good bones, Great layout, Good size and a Great location with a large level yard in a wonderful neighborhood at the front of the village. Near schools and churches and less than half a mile from the 4-lane for easy access to shopping, dining and entertainment. Pick this home up at this great price and make it into your showstopper forever home. Or make it your vacation get-away. Don't forget with ownership of this home you gain access to all of the amenities of Cherokee Village Like the two 18-Hole golf courses, the 7 Lakes for boating and fishing, The Thunderbird Center for some Putt-Putt golf and the swimming pool. And the beautiful Southfork River for some tubing, kayaking or fishing.

19. 2025-09-03
    listed $110,000 New Listing 999-char remark

    Show marketing remark (999 chars)

    Outstanding 3-bedroom, 2-bathroom home with a 2-car garage. Built in fireplace with an insert. This home can use a little cleaning and TLC but with a little love and elbow grease this could be a wonderful home. Being sold AS-IS, WHERE-IS. Buyers are welcome to have a home inspection for peace of mind. Good bones, Great layout, Good size and a Great location with a large level yard in a wonderful neighborhood at the front of the village. Near schools and churches and less than half a mile from the 4-lane for easy access to shopping, dining and entertainment. Pick this home up at this great price and make it into your showstopper forever home. Or make it your vacation get-away. Don't forget with ownership of this home you gain access to all of the amenities of Cherokee Village Like the two 18-Hole golf courses, the 7 Lakes for boating and fishing, The Thunderbird Center for some Putt-Putt golf and the swimming pool. And the beautiful Southfork River for some tubing, kayaking or fishing.

20. 2024-10-25
    historical
21. 2024-05-10
    status Back on Market
22. 2024-04-25
    historical
23. 2024-02-02
    status Back on Market
24. 2024-01-30
    status Under Contract
25. 2023-10-30
    historical
26. 2023-10-24
    listed $129,900 New Listing
27. 2023-09-19
    listed $129,900 New Listing
28. 2023-08-26
    status Active
29. 2023-08-11
    historical
30. 2023-06-14
    listed $129,900 Active
31. 2023-01-09
    listed $129,900 Active
32. 2022-09-12
    listed $134,900
33. 2022-06-27
    listed $139,900
34. 2003-01-27
    soldstatus $35,000

ⓘ 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: $714 · $60/mo
• Projected year-2 tax: $714 · $60/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 5/10 Major
• 🌡 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: $12,731
• − Mortgage interest: −$5,041
• − Property taxes: −$714
• − Insurance: −$450
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,618
• Taxable income: $1,870
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $2,781/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

+214.3% since first listed

18 events — show timeline

• 2026-04-28 Relisted — CARMLS
• 2026-03-23 Contingent — CARMLS
• 2025-09-03 Listed $110,000 CARMLS
• 2024-10-25 Listing Removed — CARMLS
• 2024-05-10 Relisted — CARMLS
• 2024-04-25 Listing Removed — CARMLS
• 2024-02-02 Relisted — CARMLS
• 2024-01-30 Pending — CARMLS
• 2023-10-30 Listing Removed — CARMLS
• 2023-10-24 Listed $129,900 CARMLS
• 2023-09-19 Listed $129,900 CARMLS
• 2023-08-26 Relisted — NEABOR MLS
• 2023-08-11 Delisted — NEABOR MLS
• 2023-06-14 Listed $129,900 NEABOR MLS
• 2023-01-09 Listed $129,900 NEABOR MLS
• 2022-09-12 Listed $134,900 NEABOR MLS
• 2022-06-27 Listed $139,900 NEABOR MLS
• 2003-01-27 Sold (Public Records) $35,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $714 · +6.0% YoY. Source: county tax records.