26 Tenkiller Ln · Cherokee Village, AR 72529

$99,500

2 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 45 Days on market

Built 1985 2,178 sqft lot $89/sqft · at area comps Est $104k · at est. $85/mo HOA · 7% of rent

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Why this score? — see what drove the C+ 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 +26.5/30.0
• ARV discount +9.5/15.0
• DSCR +9.1/10.0
• 1% rule +7.0/10.0
• 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

Very Nice One Level Townhouse - This townhouse is one level with new flooring, appliances, hot water heater, new gutters, HVAC - 2019. Features two bedrooms, 1-1/2 baths, living room and kitchen. Nice patio area in back to sit and enjoy quiet evenings. All you have to do is open the front door and you are ready to move in.

Key facts

• $85 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Financial info: Financing options: VA, FHA, Conventional, or Cash
• HOA & community: Monthly association fee of $85; Community amenities: swimming pool(s), tennis court(s), playground, picnic area, marina, golf course

Exterior

• Parking: Parking pads for 2 cars
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Insulated windows
• Home design: Metal/Vinyl siding; Architectural shingle roof; Inside city limits
• Construction: Slab foundation
• Exterior features: Patio; Outside storage area; Level lot; Zero lot line

Interior

• Kitchen: Electric range; Dishwasher; Pantry; Refrigerator stays
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer and dryer stay; Washer and dryer connections provided (dryer electric); Electric water heater; Window treatments; Walk-in closet(s)
• Laundry & utility: Washer connection; Dryer connection (electric); Washer and dryer included; Electric water heater

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 $264 ($3k/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 9.5% 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: 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: 688 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 $688 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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 $66k; list at $100k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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: 1.20% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.39%
• DSCR: 1.51
• GRM: 7.0

CMA / ARV

• ARV (median comp): $104,199
• List price: $99,500
• Delta: -4.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Cheyenne Dr	0.41mi	3/1.5 (+1)	1,131 (+1%)	2mo	$142,500	$126	72
14 Cherokee Rd	0.30mi	2/1.5	1,020 (-9%)	2mo	$100,000	$98	70
79 Powhatan Dr	0.24mi	2/1.5	972 (-13%)	6mo	$134,900	$139	62
20 S Ontario Dr	0.25mi	2/2.0	1,200 (+7%)	16mo	$72,000	$60	61
6 Arrowhead Dr	0.72mi	2/1.0	1,176 (+5%)	2mo	$55,000	$47	54
1 E Lakeshore Dr	0.61mi	2/1.5	1,190 (+6%)	13mo	$165,000	$139	50
16 Altakima Cir	0.62mi	2/1.0	1,008 (-10%)	4mo	$119,200	$118	49
7 Ada Dr	0.46mi	2/1.0	1,224 (+9%)	15mo	$123,000	$100	48
6 Navajo Trce	0.26mi	3/2.0 (+1)	1,248 (+11%)	23mo	$117,500	$94	43
15 W Lakeshore Dr	0.65mi	2/1.5	1,268 (+13%)	19mo	$230,000	$181	32

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $730
• Equity at exit: $14,836

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $22,369
• Equity at exit: $8,603

Cash invested: $27,860 (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: 688
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$41
• HOA: −$85
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $264

Break-even live

Break-even rent $856

Max offer price $99,500

Occupancy floor 73%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Annette Rd Cherokee Village, AR	3.0	2.5	1500	$1,100	$0.73	44d	1	0.37mi
128 W Lakeshore Dr Cherokee Village, AR	2.0	2.0	1344	$1,500	$1.12	44d	1	1.42mi

HOA detail

• Monthly dues: $85 · $1,020/yr
• Likely covers: water

Listing history 38 events

1. 2026-06-19
   days on market $99,500 Active 45 DOM
2. 2026-06-18
   days on market $99,500 Active 44 DOM
3. 2026-06-17
   days on market $99,500 Active 43 DOM
4. 2026-06-16
   days on market $99,500 Active 42 DOM
5. 2026-06-15
   days on market $99,500 Active 41 DOM
6. 2026-06-14
   days on market $99,500 Active 39 DOM
7. 2026-06-12
   days on market $99,500 Active 38 DOM
8. 2026-06-09
   days on market $99,500 Active 35 DOM
9. 2026-06-08
   days on market $99,500 Active 34 DOM
10. 2026-06-07
    days on market $99,500 Active 33 DOM
11. 2026-06-07
    days on market $99,500 Active 32 DOM
12. 2026-06-04
    days on market $99,500 Active 29 DOM
13. 2026-06-02
    days on market $99,500 Active 28 DOM
14. 2026-06-01
    days on market $99,500 Active 27 DOM
15. 2026-05-31
    days on market $99,500 Active 26 DOM
16. 2026-05-31
    days on market $99,500 Active 25 DOM
17. 2026-05-05
    listed $99,500 New Listing 767-char remark
18. 2020-09-03
    soldstatus $65,800 Sold 324-char remark

    Show marketing remark (324 chars)

    Very Nice One Level Townhouse - This townhouse is one level with new flooring, appliances, hot water heater, new gutters, HVAC - 2019. Features two bedrooms, 1-1/2 baths, living room and kitchen. Nice patio area in back to sit and enjoy quiet evenings. All you have to do is open the front door and you are ready to move in.

19. 2020-09-01
    soldstatus $65,800
20. 2020-08-19
    status Under Contract 324-char remark

    Show marketing remark (324 chars)

    Very Nice One Level Townhouse - This townhouse is one level with new flooring, appliances, hot water heater, new gutters, HVAC - 2019. Features two bedrooms, 1-1/2 baths, living room and kitchen. Nice patio area in back to sit and enjoy quiet evenings. All you have to do is open the front door and you are ready to move in.

21. 2020-07-20
    listed $67,800 New Listing 324-char remark

    Show marketing remark (324 chars)

    Very Nice One Level Townhouse - This townhouse is one level with new flooring, appliances, hot water heater, new gutters, HVAC - 2019. Features two bedrooms, 1-1/2 baths, living room and kitchen. Nice patio area in back to sit and enjoy quiet evenings. All you have to do is open the front door and you are ready to move in.

22. 2018-06-15
    soldstatus $38,500 Sold

    Show marketing remark (327 chars)

    One Level Townhouse - Cream Puff! Checkout this 2 bedroom townhome with a long list of recent improvements. New double pane windows, fresh paint inside and out, new vertical blinds, 1-1/2 bathrooms, patio with storage, central H/A, eat-in kitchen and spacious master bedroom with walk-in closet. This one is ready to move into.

23. 2018-05-16
    status Under Contract

    Show marketing remark (327 chars)

    One Level Townhouse - Cream Puff! Checkout this 2 bedroom townhome with a long list of recent improvements. New double pane windows, fresh paint inside and out, new vertical blinds, 1-1/2 bathrooms, patio with storage, central H/A, eat-in kitchen and spacious master bedroom with walk-in closet. This one is ready to move into.

24. 2018-03-30
    price $42,900

    Show marketing remark (327 chars)

    One Level Townhouse - Cream Puff! Checkout this 2 bedroom townhome with a long list of recent improvements. New double pane windows, fresh paint inside and out, new vertical blinds, 1-1/2 bathrooms, patio with storage, central H/A, eat-in kitchen and spacious master bedroom with walk-in closet. This one is ready to move into.

25. 2018-02-15
    price $44,500

    Show marketing remark (327 chars)

    One Level Townhouse - Cream Puff! Checkout this 2 bedroom townhome with a long list of recent improvements. New double pane windows, fresh paint inside and out, new vertical blinds, 1-1/2 bathrooms, patio with storage, central H/A, eat-in kitchen and spacious master bedroom with walk-in closet. This one is ready to move into.

26. 2017-08-31
    listed $46,900 New Listing

    Show marketing remark (327 chars)

    One Level Townhouse - Cream Puff! Checkout this 2 bedroom townhome with a long list of recent improvements. New double pane windows, fresh paint inside and out, new vertical blinds, 1-1/2 bathrooms, patio with storage, central H/A, eat-in kitchen and spacious master bedroom with walk-in closet. This one is ready to move into.

27. 2017-03-08
    soldstatus $37,000 Sold
28. 2017-01-25
    status Under Contract
29. 2017-01-20
    status Back on Market
30. 2017-01-11
    status Under Contract
31. 2016-11-16
    status Back on Market
32. 2016-11-09
    status Under Contract
33. 2016-10-20
    price $39,500
34. 2015-08-06
    listed $44,500 New Listing
35. 2014-11-21
    historical
36. 2012-08-14
    listed $49,900
37. 2009-10-12
    soldstatus $55,000
38. 1991-04-25
    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: $340 · $28/mo
• Projected year-2 tax: $637 · $53/mo
• Expected delta: +$297/yr (+$25/mo · 87.3%)

ⓘ 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 3/10 Moderate
• 🌡 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: $14,294
• − Mortgage interest: −$5,574
• − Property taxes: −$340
• − Insurance: −$498
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − HOA: −$1,020
• − Depreciation: −$2,895
• Taxable income: $1,681
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $2,770/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

+184.3% since first listed

22 events — show timeline

• 2026-05-05 Listed $99,500 CARMLS
• 2020-09-03 Sold (MLS) $65,800 CARMLS
• 2020-09-01 Sold (Public Records) $65,800 Public Records
• 2020-08-19 Pending — CARMLS
• 2020-07-20 Listed $67,800 CARMLS
• 2018-06-15 Sold (MLS) $38,500 CARMLS
• 2018-05-16 Pending — CARMLS
• 2018-03-30 Price Changed $42,900 CARMLS
• 2018-02-15 Price Changed $44,500 CARMLS
• 2017-08-31 Listed $46,900 CARMLS
• 2017-03-08 Sold (MLS) $37,000 CARMLS
• 2017-01-25 Pending — CARMLS
• 2017-01-20 Relisted — CARMLS
• 2017-01-11 Pending — CARMLS
• 2016-11-16 Relisted — CARMLS
• 2016-11-09 Pending — CARMLS
• 2016-10-20 Price Changed $39,500 CARMLS
• 2015-08-06 Listed $44,500 CARMLS
• 2014-11-21 Listing Removed — CARMLS
• 2012-08-14 Listed $49,900 CARMLS
• 2009-10-12 Sold (Public Records) $55,000 Public Records
• 1991-04-25 Sold (Public Records) $35,000 Public Records

Property tax history

-4.4%/yr

Latest (2025): $340 · +0.0% YoY. Source: county tax records.