9 Saotee Trce · Cherokee Village, AR 72529

$99,900

2 bd · 1.5 ba · 1,182 sqft · SingleFamily public records · 56 Days on market

Built 1998 10,454 sqft lot $85/sqft · 40% below area Est $166k · 40% under $50/mo HOA · 3% of rent

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

This home sits on a large lot and a functional single-level layout that offers significant potential for the right buyer. This two-bedroom, two-bathroom home requires renovation but offers solid investment potential. The attached garage provides covered parking, while the existing deck creates outdoor space ready for restoration. Comprehensive updates will be needed throughout to realize the property's value. Located on a private wooded lot between Lake Paradise and Lake Omaha, the property sits near Cherokee Village South Golf Course. The forested setting delivers seasonal foliage panorama views and clear starry night sky vistas from this secluded position. The property needs significant work throughout, creating an opportunity for complete transformation while capitalizing on the dual lake access and natural privacy that the wooded lot provides to future owners. Call today to schedule your showing and evaluate this home's renovation potential and solid foundation for your next project.

Key facts

• Attached garage
• Large lot
• Single-level layout

Tags

• LARGE LOT
• SINGLE-LEVEL LAYOUT
• ATTACHED GARAGE
• EXISTING DECK
• PRIVATE WOODED LOT
• DUAL LAKE ACCESS

Property features AI

Finance

• HOA & community: Annual association fee of $594

Exterior

• Parking: Garage
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Single-family property
• Construction: Composition roof; Other foundation (see remarks)
• Exterior features: Metal/vinyl siding; Sloped lot; Paved road access; Marina nearby; Golf course nearby

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher; Refrigerator stays
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Carpet flooring; Basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: 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: 698 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fulton County population projected at -17% 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $67k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.48% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.47%
• DSCR: 1.82
• GRM: 5.6

CMA / ARV

• ARV (median comp): $165,837
• List price: $99,900
• Delta: -39.76%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Mishemokwa Dr	0.52mi	3/2.0 (+1)	1,344 (+14%)	2mo	$148,500	$110	44

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: 10.2%
• Equity multiple: 1.40×
• Total profit: $11,291
• Equity at exit: $14,895

10-year hold

• IRR: 19.3%
• Equity multiple: 2.62×
• Total profit: $45,363
• Equity at exit: $8,638

Cash invested: $27,972 (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: 698
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$50
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $431

Break-even live

Break-even rent $937

Max offer price $99,900

Occupancy floor 66%

Sensitivity live

Price	-10% $500	-5% $465	+0% $431	+5% $396	+10% $362
Rent	-10% $314	-5% $372	+0% $431	+5% $489	+10% $548
Rate	-1.0pp $481	-0.5pp $456	base $431	+0.5pp $405	+1.0pp $378

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 24 events

1. 2026-06-22
   days on market $99,900 Active 56 DOM
2. 2026-06-21
   days on market $99,900 Active 55 DOM
3. 2026-06-19
   days on market $99,900 Active 53 DOM
4. 2026-06-18
   days on market $99,900 Active 52 DOM
5. 2026-06-17
   days on market $99,900 Active 51 DOM
6. 2026-06-16
   days on market $99,900 Active 50 DOM
7. 2026-06-15
   days on market $99,900 Active 49 DOM
8. 2026-06-14
   days on market $99,900 Active 47 DOM
9. 2026-06-12
   days on market $99,900 Active 46 DOM
10. 2026-06-09
    days on market $99,900 Active 43 DOM
11. 2026-06-08
    days on market $99,900 Active 42 DOM
12. 2026-06-07
    days on market $99,900 Active 41 DOM
13. 2026-06-07
    days on market $99,900 Active 40 DOM
14. 2026-06-04
    days on market $99,900 Active 37 DOM
15. 2026-06-02
    days on market $99,900 Active 36 DOM
16. 2026-06-01
    days on market $99,900 Active 35 DOM
17. 2026-05-31
    days on market $99,900 Active 34 DOM
18. 2026-05-31
    days on market $99,900 Active 33 DOM
19. 2026-04-27
    listed $99,900 Active 1002-char remark

    Show marketing remark (1002 chars)

    This home sits on a large lot and a functional single-level layout that offers significant potential for the right buyer. This two-bedroom, two-bathroom home requires renovation but offers solid investment potential. The attached garage provides covered parking, while the existing deck creates outdoor space ready for restoration. Comprehensive updates will be needed throughout to realize the property's value. Located on a private wooded lot between Lake Paradise and Lake Omaha, the property sits near Cherokee Village South Golf Course. The forested setting delivers seasonal foliage panorama views and clear starry night sky vistas from this secluded position. The property needs significant work throughout, creating an opportunity for complete transformation while capitalizing on the dual lake access and natural privacy that the wooded lot provides to future owners. Call today to schedule your showing and evaluate this home's renovation potential and solid foundation for your next project.

20. 2026-04-27
    listed $99,900 New Listing 1002-char remark

    Show marketing remark (1002 chars)

    This home sits on a large lot and a functional single-level layout that offers significant potential for the right buyer. This two-bedroom, two-bathroom home requires renovation but offers solid investment potential. The attached garage provides covered parking, while the existing deck creates outdoor space ready for restoration. Comprehensive updates will be needed throughout to realize the property's value. Located on a private wooded lot between Lake Paradise and Lake Omaha, the property sits near Cherokee Village South Golf Course. The forested setting delivers seasonal foliage panorama views and clear starry night sky vistas from this secluded position. The property needs significant work throughout, creating an opportunity for complete transformation while capitalizing on the dual lake access and natural privacy that the wooded lot provides to future owners. Call today to schedule your showing and evaluate this home's renovation potential and solid foundation for your next project.

21. 2026-03-03
    historical
22. 2025-12-17
    listed $99,900 New Listing
23. 2007-04-11
    soldstatus $67,000
24. 2005-06-17
    soldstatus $60,000

ⓘ 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: $17,787
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − HOA: −$600
• − Depreciation: −$2,906
• Taxable income: $3,841
• Est. tax owed @ 24.0%: −$922
• After-tax cash flow: $4,245/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 (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

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 · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

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

+66.5% since first listed

6 events — show timeline

• 2026-04-27 Listed $99,900 SOMO
• 2026-04-27 Listed $99,900 CARMLS
• 2026-03-03 Listing Removed — CARMLS
• 2025-12-17 Listed $99,900 CARMLS
• 2007-04-11 Sold (Public Records) $67,000 Public Records
• 2005-06-17 Sold (Public Records) $60,000 Public Records

Property tax history

-11.0%/yr

Latest (2025): $90 · -5.0% YoY. Source: county tax records.