KENNER Plan · Brookland, AR 72417

$263,990

3 bd · 2.0 ba · 1,510 sqft · SingleFamily · 234 Days on market

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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
• ARV discount +7.5/15.0
• Cash flow +5.0/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The Kenner is a generous residence featuring three bedrooms, two bathrooms, and up to 1,558 square feet of living space. Upon entering, you are greeted by an open concept living area that seamlessly connects the kitchen, dining area, and living room. No matter where you are in this home, you'll always feel part of the action. The kitchen is outfitted with shaker-style cabinets and gooseneck pulldown faucets. The chef in your family will appreciate the stainless-steel Whirlpool appliances, including the stove, microwave hood, dishwasher, and single basin undermount sink, all complemented by 3 cm granite countertops. Conveniently located in the corner of the dining room, the laundry room offers easy access to all necessities. The dining room is adjacent to the kitchen, with the living room located nearby, ensuring that everyone in these spaces remains connected, no matter where they are. Start your day effortlessly in the spacious primary bedroom, complete with an ensuite bathroom. This well-appointed space features a dual vanity sink, a shower/tub combination, and a toilet, covering all your essential needs. Additionally, the primary bathroom includes a thoughtfully designed walk-in closet, providing ample storage for your belongings. Please note that pictures, photographs, colors, features, and sizes are for illustration purposes only and may vary from the homes as constructed.

Key facts

• Open-concept design
• Large counter
• Spacious pantry

Tags

• OPEN-CONCEPT DESIGN
• LARGE COUNTER
• SPACIOUS PANTRY
• PLENTY OF CABINETS
• LARGE LIVING ROOM
• PATIO

🏗️ New construction. The $263,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $293,106.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $-696 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (36.3% below list).
• Recommended offer: $168k (36.3% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Brookland Elementary School (875 students, 32% FRL); Brookland Junior High School (math 36% / reading 46%, grade F, #83 of 201 statewide, top 44%, 718 students, 26% FRL); Brookland High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 589 students, 27% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 118 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 33% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($232k) is reasonable based on typical stale-listing flexibility.

Recommended offer $168,281 (36.3% 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 234 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: 0.57% ✗
• Cap rate: 3.44%
• Cash-on-cash: -10.18%
• DSCR: 0.55
• GRM: 14.5

CMA / ARV

• ARV (median comp): $293,106
• List price: $263,990
• Delta: -9.93%
• 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
237 Cole Dr	0.23mi	3/2.0	1,485 (-2%)	1mo	$214,900	$145	86
101 Ellis Dr	0.17mi	3/2.0	1,436 (-5%)	2mo	$220,000	$153	82
74 Clearwater Dr	0.09mi	3/2.0	1,672 (+11%)	2mo	$286,990	$172	76
126 Ellis Dr	0.17mi	3/2.0	1,386 (-8%)	2mo	$218,850	$158	76
93 Clearwater Dr	0.19mi	3/2.0	1,672 (+11%)	2mo	$283,990	$170	72
97 Ellis Dr	0.18mi	4/2.0 (+1)	1,652 (+9%)	0mo	$207,000	$125	71
74 Clearwater Dr	0.26mi	3/2.0	1,672 (+11%)	2mo	$286,990	$172	68
104 Janis Dr	0.30mi	3/2.0	1,665 (+10%)	3mo	$210,000	$126	66
400 Harper Dr	0.35mi	3/2.0	1,284 (-15%)	2mo	$199,300	$155	58
233 N Oak St N	0.62mi	3/2.0	1,385 (-8%)	1mo	$198,000	$143	56
305 W School St	0.56mi	3/2.0	1,294 (-14%)	1mo	$185,000	$143	49
587 E Matthews St	0.64mi	4/2.0 (+1)	1,320 (-13%)	1mo	$188,000	$142	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: 17.1%
• Equity multiple: 2.41×
• Total profit: $115,319
• Equity at exit: $264,053

10-year hold

• IRR: 16.2%
• Equity multiple: 5.56×
• Total profit: $374,515
• Equity at exit: $569,441

Cash invested: $82,070 (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: 13.1×

Monthly cashflow live

• Estimated rent: $1,683 high
• Mortgage (P&I): −$1,537
• Tax est. 1.5%: −$366 /mo · $4,397/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-696

Break-even live

Break-even rent $2,564

Max offer price $192,369

Occupancy floor —

Sensitivity live

Price	-10% $-494	-5% $-595	+0% $-696	+5% $-797	+10% $-899
Rent	-10% $-829	-5% $-763	+0% $-696	+5% $-630	+10% $-563
Rate	-1.0pp $-549	-0.5pp $-622	base $-696	+0.5pp $-772	+1.0pp $-849

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: $73,277
• Closing costs: $8,793
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Hidden Creek Dr Brookland, AR	3.0	2.0	1970	$2,550	$1.29	45d	1	0.24mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	45d	1	0.43mi
300 Story St Brookland, AR	3.0	2.0	1200	$1,270	$1.06	45d	1	0.49mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	45d	1	0.49mi
105 Cherry St Brookland, AR	3.0	2.0	1170	$1,575	$1.35	45d	1	0.65mi
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	45d	1	0.74mi

Listing history 18 events

1. 2026-06-21
   days on market $263,990 Active 234 DOM
2. 2026-06-19
   days on market $263,990 Active 232 DOM
3. 2026-06-18
   days on market $263,990 Active 231 DOM
4. 2026-06-17
   days on market $263,990 Active 230 DOM
5. 2026-06-16
   days on market $263,990 Active 229 DOM
6. 2026-06-15
   days on market $263,990 Active 228 DOM
7. 2026-06-14
   days on market $263,990 Active 226 DOM
8. 2026-06-13
   days on market $263,990 Active 225 DOM
9. 2026-06-10
   days on market $263,990 Active 223 DOM
10. 2026-06-09
    days on market $263,990 Active 222 DOM
11. 2026-06-08
    days on market $263,990 Active 221 DOM
12. 2026-06-07
    days on market $263,990 Active 220 DOM
13. 2026-06-05
    days on market $263,990 Active 217 DOM
14. 2026-06-02
    days on market $263,990 Active 215 DOM
15. 2026-06-01
    days on market $263,990 Active 214 DOM
16. 2026-05-31
    days on market $263,990 Active 213 DOM
17. 2026-05-30
    days on market $263,990 Active 212 DOM
18. 2025-10-30
    listed $263,990 Active 1400-char remark

    Show marketing remark (1400 chars)

    The Kenner is a generous residence featuring three bedrooms, two bathrooms, and up to 1,558 square feet of living space. Upon entering, you are greeted by an open concept living area that seamlessly connects the kitchen, dining area, and living room. No matter where you are in this home, you'll always feel part of the action. The kitchen is outfitted with shaker-style cabinets and gooseneck pulldown faucets. The chef in your family will appreciate the stainless-steel Whirlpool appliances, including the stove, microwave hood, dishwasher, and single basin undermount sink, all complemented by 3 cm granite countertops. Conveniently located in the corner of the dining room, the laundry room offers easy access to all necessities. The dining room is adjacent to the kitchen, with the living room located nearby, ensuring that everyone in these spaces remains connected, no matter where they are. Start your day effortlessly in the spacious primary bedroom, complete with an ensuite bathroom. This well-appointed space features a dual vanity sink, a shower/tub combination, and a toilet, covering all your essential needs. Additionally, the primary bathroom includes a thoughtfully designed walk-in closet, providing ample storage for your belongings. Please note that pictures, photographs, colors, features, and sizes are for illustration purposes only and may vary from the homes as constructed.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,194
• − Mortgage interest: −$16,419
• − Property taxes: −$4,397
• − Insurance: −$1,466
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$8,527
• Taxable loss: −$13,845
• Est. tax savings @ 24.0%: +$3,323
• After-tax cash flow: $-5,031/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

1 event — show timeline

• 2025-10-30 Listed $263,990 Zillow