9 Saotee Trce · Cherokee Village, AR 72529

$79,900

2 bd · 1.5 ba · 1,182 sqft · SingleFamily public records · 151 Days on market

Built 1998 Poor condition 10,454 sqft lot Garage $68/sqft · 52% below area $50/mo HOA · 4% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• 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

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k. Condition is rated poor.

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 $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 5.1% 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: 806 active listings in the ZIP; lower-income renter base — watch delinquency.
• This rent runs 44% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.64% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.12%
• DSCR: 2.03
• GRM: 5.1

CMA / ARV

• ARV (median comp): $167,750
• List price: $79,900
• Delta: -52.37%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Mishemokwa Dr	0.55mi	2/2.0	1,377 (+16%)	3mo	$159,000	$115	45
3 Mishemokwa Dr	0.52mi	3/2.0 (+1)	1,344 (+14%)	5mo	$148,500	$110	42
85 Tohatchi Dr	0.98mi	3/2.0 (+1)	1,418 (+20%)	5mo	$235,000	$166	29
13 Conda Dr	1.21mi	3/2.0 (+1)	1,299 (+10%)	35mo	$177,500	$137	22
25 Tallulah Cir	0.77mi	2/2.5	1,378 (+17%)	35mo	$229,000	$166	16
36 Tawsee Dr	0.99mi	3/2.0 (+1)	1,477 (+25%)	25mo	$150,000	$102	13
79 Quanusee Dr	1.00mi	3/2.0 (+1)	1,404 (+19%)	32mo	$185,000	$132	13

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: 16.2%
• Equity multiple: 1.65×
• Total profit: $14,555
• Equity at exit: $11,913

10-year hold

• IRR: 24.8%
• Equity multiple: 3.16×
• Total profit: $48,228
• Equity at exit: $6,908

Cash invested: $22,372 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 2 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72529

• Home prices YoY: -18.2%
• Active inventory: 806
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$50
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $431

Break-even live

Break-even rent $762

Max offer price $79,900

Occupancy floor 62%

Sensitivity live

Price	-10% $486	-5% $459	+0% $431	+5% $403	+10% $376
Rent	-10% $328	-5% $379	+0% $431	+5% $483	+10% $534
Rate	-1.0pp $471	-0.5pp $451	base $431	+0.5pp $410	+1.0pp $389

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: $19,975
• Closing costs: $2,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Annual association fee of $594

Exterior

• Parking: Garage
• Utilities: Public sewerPublic waterMunicipal electric service (Entergy)
• Home design: Single-family property
• Construction: Composition roofOther foundation (see remarks)
• Exterior features: Metal/vinyl sidingSloped lotPaved road accessMarina nearbyGolf course nearby

Interior

• Kitchen: Free-standing stoveMicrowaveDishwasherRefrigerator stays
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heatCentral electric cooling
• Interior features: Carpet flooringBasement
• Laundry & utility: Laundry room

Listing history 50 events

1. 2026-09-25
   days on market $79,900 Active 151 DOM
2. 2026-09-24
   days on market $79,900 Active 150 DOM
3. 2026-09-23
   days on market $79,900 Active 149 DOM
4. 2026-09-21
   days on market $79,900 Active 147 DOM
5. 2026-09-20
   days on market $79,900 Active 146 DOM
6. 2026-09-19
   days on market $79,900 Active 145 DOM
7. 2026-09-18
   days on market $79,900 Active 144 DOM
8. 2026-09-17
   days on market $79,900 Active 143 DOM
9. 2026-09-16
   days on market $79,900 Active 142 DOM
10. 2026-09-15
    days on market $79,900 Active 141 DOM
11. 2026-09-14
    days on market $79,900 Active 140 DOM
12. 2026-09-13
    days on market $79,900 Active 139 DOM
13. 2026-09-12
    days on market $79,900 Active 138 DOM
14. 2026-09-11
    days on market $79,900 Active 137 DOM
15. 2026-09-05
    days on market $79,900 Active 131 DOM
16. 2026-09-04
    days on market $79,900 Active 130 DOM
17. 2026-09-03
    days on market $79,900 Active 129 DOM
18. 2026-09-02
    days on market $79,900 Active 128 DOM
19. 2026-08-30
    days on market $79,900 Active 125 DOM
20. 2026-08-29
    days on market $79,900 Active 124 DOM
21. 2026-08-28
    days on market $79,900 Active 123 DOM
22. 2026-08-27
    days on market $79,900 Active 122 DOM
23. 2026-08-26
    days on market $79,900 Active 121 DOM
24. 2026-08-25
    days on market $79,900 Active 120 DOM
25. 2026-08-24
    days on market $79,900 Active 119 DOM
26. 2026-08-23
    days on market $79,900 Active 118 DOM
27. 2026-08-22
    days on market $79,900 Active 117 DOM
28. 2026-08-21
    days on market $79,900 Active 116 DOM
29. 2026-08-20
    days on market $79,900 Active 115 DOM
30. 2026-08-19
    days on market $79,900 Active 114 DOM
31. 2026-08-18
    days on market $79,900 Active 113 DOM
32. 2026-08-17
    days on market $79,900 Active 112 DOM
33. 2026-08-16
    days on market $79,900 Active 111 DOM
34. 2026-08-15
    days on market $79,900 Active 110 DOM
35. 2026-08-14
    days on market $79,900 Active 109 DOM
36. 2026-08-13
    days on market $79,900 Active 108 DOM
37. 2026-08-12
    days on market $79,900 Active 107 DOM
38. 2026-08-11
    days on market $79,900 Active 106 DOM
39. 2026-08-10
    days on market $79,900 Active 105 DOM
40. 2026-08-09
    days on market $79,900 Active 104 DOM
41. 2026-08-08
    days on market $79,900 Active 103 DOM
42. 2026-08-07
    days on market $79,900 Active 102 DOM
43. 2026-08-06
    days on market $79,900 Active 101 DOM
44. 2026-08-05
    days on market $79,900 Active 100 DOM
45. 2026-08-04
    days on market $79,900 Active 99 DOM
46. 2026-08-03
    days on market $79,900 Active 98 DOM
47. 2026-07-31
    statusdays on market $79,900 Active 95 DOM
48. 2026-07-30
    days on market $79,900 Price Change 94 DOM
49. 2026-07-29
    days on market $79,900 Price Change 93 DOM
50. 2026-07-27
    days on market $79,900 Price Change 91 DOM

ⓘ 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: $15,694
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − HOA: −$600
• − Depreciation: −$2,324
• Taxable income: $4,185
• Est. tax owed @ 24.0%: −$1,004
• After-tax cash flow: $4,168/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab Est. rehab $59,100–$106,380 screening

This property requires extensive renovation and repairs, including a new roof, exterior siding, and interior improvements. Significant value can be added through these updates, making it a solid investment opportunity.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $40,500–$122,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Major Windows (windows) — Windows appear to be old and possibly in need of replacement.
• Major Electrical (electrical) — Ceiling appears to have water damage, indicating potential electrical issues.
• Major Plumbing (plumbing) — Ceiling appears to have water damage, indicating potential plumbing issues.
• Major Exterior (exterior) — Exterior siding appears to be peeling and in need of repair.

Repairs flagged

• Major roof — Severe weathering
• Major exterior siding — Significant peeling
• Major flooring — Damaged carpet
• Major interior walls — Painted walls with visible damage
• Major bathrooms — Cluttered and in disrepair
• Major kitchen — Cluttered and in disrepair
• Major systems — No visible systems in good condition

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Improves living space and value ↑
• Both Clean and organize bathrooms — Enhances functionality and value ↑
• Both Clean and organize kitchen — Enhances functionality and value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Cherokee Elementary School D AR #108/454 Nat'l #13,933/41,679 Middle Highland Middle School F AR #105/201 Nat'l #6,453/14,009 High Highland High School F AR #62/292 Nat'l #8,937/17,239

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

C Composite livability gradescore 62/100

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
• County: Fulton · 11,739 people
• City population: 5,090
• Population (ZIP): 5,090
• Household income: $35,305
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 5% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Annual association fee of $594

Exterior

• Parking: Garage
• Utilities: Public sewerPublic waterMunicipal electric service (Entergy)
• Home design: Single-family property
• Construction: Composition roofOther foundation (see remarks)
• Exterior features: Metal/vinyl sidingSloped lotPaved road accessMarina nearbyGolf course nearby

Interior

• Kitchen: Free-standing stoveMicrowaveDishwasherRefrigerator stays
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heatCentral electric cooling
• Interior features: Carpet flooringBasement
• Laundry & utility: Laundry room

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.