119 Cherry St · Brookland, AR 72417

$249,900

3 bd · 2.0 ba · 2,004 sqft · SingleFamily public records · 46 Days on market

0.60 ac lot $125/sqft · at area comps Est $238k · at est.

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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).

• Cash flow +10.6/30.0
• Appreciation +10.0/10.0
• ARV discount +5.3/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Check out this beautifully updated 3 bedroom, 2 bathroom home in the heart of Brookland! Conveniently located near the school, restaurants, and Hwy 49, this property offers both comfort and convenience. Renovated from front to back, the home features LVP plank flooring throughout the downstairs and carpet upstairs. The kitchen is a standout with stainless steel appliances, granite countertops, a pantry, and built-ins that are perfect for a coffee bar or extra small appliance storage. You'll also love the new light fixtures throughout the home. With two living areas, there's plenty of space to spread out, entertain, or create a second den, playroom, or office. Outside, you'll find a fully fenced backyard, a large covered patio with new fans, and tons of room for entertaining. The property also includes an oversized garage with a drain, plus a shop building on this large, completely fenced lot. This one has so much to offer in a great Brookland location!

Key facts

• Large covered patio
• Updated home
• Granite countertops

Tags

• UPDATED HOME
• LVP PLANK FLOORING
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• FULLY FENCED BACKYARD
• LARGE COVERED PATIO

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional, cash, Rural Development, and in-house financing

Exterior

• Parking: Garage; Parking pads for 2 cars
• Utilities: Public sewer; Public water; Electric from cooperative
• Home design: Metal/vinyl siding; Architectural shingle roof
• Construction: Slab foundation
• Exterior features: Partially fenced yard with chain link; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Gas range; Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling (electric); Central heating
• Interior features: Carpet and laminate flooring; Den/Family room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (31.1% below list).
• Recommended offer: $172k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.2% 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.
• 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; 1 comparable units currently listed for rent nearby; 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 $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.
• Current owner paid $215k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,127 (31.1% 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 46 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.69% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (median comp): $238,144
• List price: $249,900
• Delta: 4.94%
• 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
89 Clearwater Dr	0.61mi	4/2.0 (+1)	1,883 (-6%)	8mo	$298,990	$159	50
127 Clearwater Dr	0.72mi	3/2.0	1,925 (-4%)	13mo	$306,500	$159	49
102 Terry Dr	0.56mi	4/2.0 (+1)	1,776 (-11%)	6mo	$269,990	$152	45
87 Clearwater Dr	0.67mi	4/2.0 (+1)	1,883 (-6%)	13mo	$302,990	$161	43
112 Terry Dr	0.50mi	4/2.0 (+1)	1,774 (-12%)	12mo	$268,990	$152	43
105 Terry Dr	0.55mi	4/2.0 (+1)	1,774 (-12%)	9mo	$273,990	$154	43
105 Terry Dr	0.55mi	4/2.0 (+1)	1,774 (-12%)	9mo	$273,990	$154	43
112 Terry Dr	0.50mi	4/2.0 (+1)	1,774 (-12%)	12mo	$268,990	$152	43
80 Clearwater Dr	0.69mi	3/2.0	1,796 (-10%)	11mo	$291,990	$163	42
108 Terry Dr	0.52mi	4/2.0 (+1)	1,774 (-12%)	12mo	$268,990	$152	42
109 Terry Dr	0.53mi	4/2.0 (+1)	1,774 (-12%)	12mo	$268,990	$152	41
79 Clearwater Dr	0.67mi	3/2.0	1,796 (-10%)	14mo	$289,990	$161	40

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: 22.7%
• Equity multiple: 2.83×
• Total profit: $128,031
• Equity at exit: $225,130

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $383,037
• Equity at exit: $485,501

Cash invested: $69,972 (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 72417

• Home prices YoY: 20.6%
• Active inventory: 118
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-125

Break-even live

Break-even rent $1,879

Max offer price $227,856

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-54	+0% $-125	+5% $-196	+10% $-266
Rent	-10% $-261	-5% $-193	+0% $-125	+5% $-57	+10% $11
Rate	-1.0pp $1	-0.5pp $-61	base $-125	+0.5pp $-190	+1.0pp $-255

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.98mi

Listing history 33 events

1. 2026-06-21
   days on market $249,900 Active 46 DOM
2. 2026-06-19
   days on market $249,900 Active 44 DOM
3. 2026-06-18
   days on market $249,900 Active 43 DOM
4. 2026-06-17
   days on market $249,900 Active 42 DOM
5. 2026-06-16
   days on market $249,900 Active 41 DOM
6. 2026-06-15
   days on market $249,900 Active 40 DOM
7. 2026-06-14
   days on market $249,900 Active 38 DOM
8. 2026-06-13
   days on market $249,900 Active 37 DOM
9. 2026-06-10
   days on market $249,900 Active 35 DOM
10. 2026-06-09
    days on market $249,900 Active 34 DOM
11. 2026-06-08
    days on market $249,900 Active 33 DOM
12. 2026-06-07
    days on market $249,900 Active 32 DOM
13. 2026-06-05
    days on market $249,900 Active 29 DOM
14. 2026-06-02
    days on market $249,900 Active 27 DOM
15. 2026-06-01
    days on market $249,900 Active 26 DOM
16. 2026-05-31
    days on market $249,900 Active 25 DOM
17. 2026-05-30
    days on market $249,900 Active 24 DOM
18. 2026-04-29
    price $249,900 966-char remark

    Show marketing remark (966 chars)

    Check out this beautifully updated 3 bedroom, 2 bathroom home in the heart of Brookland! Conveniently located near the school, restaurants, and Hwy 49, this property offers both comfort and convenience. Renovated from front to back, the home features LVP plank flooring throughout the downstairs and carpet upstairs. The kitchen is a standout with stainless steel appliances, granite countertops, a pantry, and built-ins that are perfect for a coffee bar or extra small appliance storage. You'll also love the new light fixtures throughout the home. With two living areas, there's plenty of space to spread out, entertain, or create a second den, playroom, or office. Outside, you'll find a fully fenced backyard, a large covered patio with new fans, and tons of room for entertaining. The property also includes an oversized garage with a drain, plus a shop building on this large, completely fenced lot. This one has so much to offer in a great Brookland location!

19. 2026-03-13
    listed $249,900 Price Change 966-char remark
20. 2026-03-12
    listed $259,900 Active 966-char remark

    Show marketing remark (966 chars)

    Check out this beautifully updated 3 bedroom, 2 bathroom home in the heart of Brookland! Conveniently located near the school, restaurants, and Hwy 49, this property offers both comfort and convenience. Renovated from front to back, the home features LVP plank flooring throughout the downstairs and carpet upstairs. The kitchen is a standout with stainless steel appliances, granite countertops, a pantry, and built-ins that are perfect for a coffee bar or extra small appliance storage. You'll also love the new light fixtures throughout the home. With two living areas, there's plenty of space to spread out, entertain, or create a second den, playroom, or office. Outside, you'll find a fully fenced backyard, a large covered patio with new fans, and tons of room for entertaining. The property also includes an oversized garage with a drain, plus a shop building on this large, completely fenced lot. This one has so much to offer in a great Brookland location!

21. 2024-04-11
    soldstatus $215,000
22. 2024-04-10
    soldstatus $215,000 Closed

    Show marketing remark (659 chars)

    For Sale-3 BR, 2 BA Brookland Schools!! Home is conveniently located in central Brookland not far from the school, restaurants, and Hwy 49. Freshly renovated from front to back with wood style plank flooring throughout the downstairs and new carpet through the upstairs. Kitchen has all new stainless steel appliances, while both the Kitchen and Baths have been upgraded with granite countertops and new light fixtures. Home has fully fenced back yard as well as a large covered back patio area perfect for entertaining. Call your favorite Realtor today before this one is gone! Seller to pay $5,500 in buyer's closing costs and prepaid with acceptable offer.

23. 2024-03-15
    historical

    Show marketing remark (659 chars)

    For Sale-3 BR, 2 BA Brookland Schools!! Home is conveniently located in central Brookland not far from the school, restaurants, and Hwy 49. Freshly renovated from front to back with wood style plank flooring throughout the downstairs and new carpet through the upstairs. Kitchen has all new stainless steel appliances, while both the Kitchen and Baths have been upgraded with granite countertops and new light fixtures. Home has fully fenced back yard as well as a large covered back patio area perfect for entertaining. Call your favorite Realtor today before this one is gone! Seller to pay $5,500 in buyer's closing costs and prepaid with acceptable offer.

24. 2024-01-11
    status Active

    Show marketing remark (659 chars)

    For Sale-3 BR, 2 BA Brookland Schools!! Home is conveniently located in central Brookland not far from the school, restaurants, and Hwy 49. Freshly renovated from front to back with wood style plank flooring throughout the downstairs and new carpet through the upstairs. Kitchen has all new stainless steel appliances, while both the Kitchen and Baths have been upgraded with granite countertops and new light fixtures. Home has fully fenced back yard as well as a large covered back patio area perfect for entertaining. Call your favorite Realtor today before this one is gone! Seller to pay $5,500 in buyer's closing costs and prepaid with acceptable offer.

25. 2024-01-11
    price $230,000

    Show marketing remark (659 chars)

    For Sale-3 BR, 2 BA Brookland Schools!! Home is conveniently located in central Brookland not far from the school, restaurants, and Hwy 49. Freshly renovated from front to back with wood style plank flooring throughout the downstairs and new carpet through the upstairs. Kitchen has all new stainless steel appliances, while both the Kitchen and Baths have been upgraded with granite countertops and new light fixtures. Home has fully fenced back yard as well as a large covered back patio area perfect for entertaining. Call your favorite Realtor today before this one is gone! Seller to pay $5,500 in buyer's closing costs and prepaid with acceptable offer.

26. 2024-01-03
    price $259,000

    Show marketing remark (659 chars)

    For Sale-3 BR, 2 BA Brookland Schools!! Home is conveniently located in central Brookland not far from the school, restaurants, and Hwy 49. Freshly renovated from front to back with wood style plank flooring throughout the downstairs and new carpet through the upstairs. Kitchen has all new stainless steel appliances, while both the Kitchen and Baths have been upgraded with granite countertops and new light fixtures. Home has fully fenced back yard as well as a large covered back patio area perfect for entertaining. Call your favorite Realtor today before this one is gone! Seller to pay $5,500 in buyer's closing costs and prepaid with acceptable offer.

27. 2023-12-05
    listed $279,000 Active

    Show marketing remark (659 chars)

    For Sale-3 BR, 2 BA Brookland Schools!! Home is conveniently located in central Brookland not far from the school, restaurants, and Hwy 49. Freshly renovated from front to back with wood style plank flooring throughout the downstairs and new carpet through the upstairs. Kitchen has all new stainless steel appliances, while both the Kitchen and Baths have been upgraded with granite countertops and new light fixtures. Home has fully fenced back yard as well as a large covered back patio area perfect for entertaining. Call your favorite Realtor today before this one is gone! Seller to pay $5,500 in buyer's closing costs and prepaid with acceptable offer.

28. 2023-05-31
    price $149,000
29. 2023-05-19
    listed $165,000 Active
30. 2023-05-18
    soldstatus $115,000 Closed
31. 2023-03-06
    listed $100,000
32. 2017-09-29
    soldstatus $137,500
33. 1991-03-04
    soldstatus $43,000

ⓘ 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: $840 · $70/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: +$760/yr (+$63/mo · 90.5%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 22 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: $20,655
• − Mortgage interest: −$13,998
• − Property taxes: −$840
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$7,270
• Taxable loss: −$6,007
• Est. tax savings @ 24.0%: +$1,442
• After-tax cash flow: $-56/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

+481.2% since first listed

16 events — show timeline

• 2026-04-29 Price Changed $249,900 NEABOR MLS
• 2026-03-13 Listed $249,900 CARMLS
• 2026-03-12 Listed $259,900 NEABOR MLS
• 2024-04-11 Sold (Public Records) $215,000 Public Records
• 2024-04-10 Sold (MLS) $215,000 NEABOR MLS
• 2024-03-15 Delisted — NEABOR MLS
• 2024-01-11 Relisted — NEABOR MLS
• 2024-01-11 Price Changed $230,000 NEABOR MLS
• 2024-01-03 Price Changed $259,000 NEABOR MLS
• 2023-12-05 Listed $279,000 NEABOR MLS
• 2023-05-31 Price Changed $149,000 NEABOR MLS
• 2023-05-19 Listed $165,000 NEABOR MLS
• 2023-05-18 Sold (MLS) $115,000 NEABOR MLS
• 2023-03-06 Listed $100,000 NEABOR MLS
• 2017-09-29 Sold (Public Records) $137,500 Public Records
• 1991-03-04 Sold (Public Records) $43,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $840 · -10.6% YoY. Source: county tax records.