126 Saginaw Cir · Cherokee Village, AR 72529

$178,500

3 bd · 2.0 ba · 1,290 sqft · SingleFamily public records · 24 Days on market

Built 1982 0.75 ac lot Est $173k · at est.

---

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 +14.6/30.0
• ARV discount +6.0/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• 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

Beautiful home surrounded by nature in the Cherokee Village Community and the Highland School District. Enjoy the beauty of the outdoors, view of the lake and a cup of coffee sitting on the wrap around porch. The large family room sits right of the entrance and has vaulted wood paneled ceilings and plenty of windows to let in the natural lighting. The kitchen is just around the corner and features a breakfast bar. You will have plenty of space with 1290 sf as a permanent residence or vacation home with 3 bedrooms and 2 bathrooms. Other amenities include a single carport. Call us today to schedule a private showing!

Key facts

• Wood ceilings
• Lake view
• Natural light

Tags

• LAKE VIEW
• DECK SPANS FRONT
• NATURAL LIGHT
• WOOD CEILINGS
• VAULTED LIVING ROOM
• CUSTOM LIGHT FIXTURES

Property features AI

Finance

• Financial info: Financing options may include VA, FHA, conventional, cash, or Rural Development
• HOA & community: Community amenities include swimming pools, tennis courts, playground, picnic area, marina, golf course, fitness/bike trail, and airport access

Exterior

• Parking: Carport (1 car)
• Utilities: Septic; Public water; Municipal electric (including Entergy); Propane/Butane gas; Private telephone; Cable internet available
• Home design: Frame construction; Crawl space foundation; Architectural shingle roof; Paved road access; Inside city limits; Subdivision: THUNDERBIRD
• Construction: Frame exterior; Crawl space foundation; Architectural shingle roof
• Exterior features: Deck; Partially fenced yard; Outside storage area; Dog run; Chain link fencing; Sloped lot; In subdivision; Lake view; Upslope

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Disposal; Pantry; Refrigerator stays; Ice maker connection
• Flooring: Laminate floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (propane); Central electric cooling
• Interior features: Washer connection; Dryer connection (electric); Electric water heater; Smoke detectors; Ceiling fans; Walk-in shower; Breakfast bar; Formica countertops; Fireplace (see remarks)
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $43 ($521/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (9.4% below list).
• Recommended offer: $162k (9.4% below list) — sets the bar for 1% rule.

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: 692 active listings in the ZIP; 3 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; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $63k; list at $178k implies a 184% 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 $161,640 (9.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $172,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Saginaw Cir	0.13mi	3/2.0	1,400 (+8%)	12mo	$270,000	$193	70
14 Yosemite Dr	0.45mi	3/2.0	1,360 (+5%)	5mo	$182,500	$134	66
182 Yakima Dr	0.41mi	2/2.0 (-1)	1,296 (+0%)	13mo	$126,000	$97	65
29 W Lakeshore Dr	0.68mi	3/1.0	1,300 (+1%)	5mo	$186,200	$143	59
58 Yosemite Dr	0.52mi	2/1.5 (-1)	1,300 (+1%)	13mo	$119,900	$92	57
8 Warpath Dr	0.71mi	3/1.5	1,360 (+5%)	0mo	$40,000	$29	56
53 Wahoo Dr	0.42mi	3/2.0	1,436 (+11%)	11mo	$349,000	$243	52
106 Iroquois Dr	0.63mi	3/2.0	1,394 (+8%)	8mo	$135,000	$97	50
32 W Lakeshore Dr	0.63mi	2/2.0 (-1)	1,377 (+7%)	16mo	$175,000	$127	42
25 Tishimingo Dr	0.74mi	3/1.5	1,376 (+7%)	15mo	$265,000	$193	40
15 W Lakeshore Dr	0.74mi	2/1.5 (-1)	1,268 (-2%)	19mo	$230,000	$181	40
16 War Eagle Dr	0.55mi	2/1.5 (-1)	1,140 (-12%)	10mo	$150,000	$132	40

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-26,137
• Equity at exit: $26,615

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-19,103
• Equity at exit: $15,433

Cash invested: $49,980 (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: 692
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$936
• Tax est. 1.5%: −$223 /mo · $2,678/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $43

Break-even live

Break-even rent $1,561

Max offer price $178,500

Occupancy floor 92%

Sensitivity live

Price	-10% $167	-5% $105	+0% $43	+5% $-18	+10% $-80
Rent	-10% $-84	-5% $-20	+0% $43	+5% $107	+10% $171
Rate	-1.0pp $133	-0.5pp $89	base $43	+0.5pp $-3	+1.0pp $-50

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: $44,625
• Closing costs: $5,355
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	45d	1	0.72mi
128 W Lakeshore Dr Cherokee Village, AR	2.0	2.0	1344	$1,500	$1.12	45d	1	0.77mi
194 E Lakeshore Dr Cherokee Village, AR	4.0	2.0	1764	$2,500	$1.42	45d	1	0.85mi

Listing history 35 events

1. 2026-06-21
   days on market $178,500 Active 24 DOM
2. 2026-06-19
   days on market $178,500 Active 22 DOM
3. 2026-06-18
   days on market $178,500 Active 21 DOM
4. 2026-06-17
   days on market $178,500 Active 20 DOM
5. 2026-06-16
   days on market $178,500 Active 19 DOM
6. 2026-06-15
   days on market $178,500 Active 18 DOM
7. 2026-06-14
   days on market $178,500 Active 16 DOM
8. 2026-06-12
   days on market $178,500 Active 15 DOM
9. 2026-06-09
   days on market $178,500 Active 12 DOM
10. 2026-06-08
    days on market $178,500 Active 11 DOM
11. 2026-06-07
    days on market $178,500 Active 10 DOM
12. 2026-06-07
    statusdays on market $178,500 Active 9 DOM
13. 2026-06-04
    days on market $178,500 New Listing 6 DOM
14. 2026-06-02
    days on market $178,500 New Listing 5 DOM
15. 2026-06-01
    days on market $178,500 New Listing 4 DOM
16. 2026-05-31
    days on market $178,500 New Listing 3 DOM
17. 2026-05-31
    days on market $178,500 New Listing 2 DOM
18. 2026-05-28
    listed $178,500 New Listing
19. 2019-04-30
    soldstatus $62,800
20. 2019-04-26
    soldstatus $62,800 622-char remark

    Show marketing remark (521 chars)

    Beautiful home surrounded by nature in the Cherokee Village Community & the Highland School District. Enjoy the beauty of the outdoors, view of the lake and a cup of coffee sitting on the wrap around porch. The large family room sits right of the entrance and has vaulted wood paneled ceilings and plenty of windows to let in the natural lighting. The kitchen is just around the corner & features a breakfast bar. You will have plenty of space 1,290 sf and 3 bedrooms/2 bathrooms. Don't miss seeing this home!

21. 2019-04-26
    soldstatus $62,800 Sold 521-char remark

    Show marketing remark (521 chars)

    Beautiful home surrounded by nature in the Cherokee Village Community & the Highland School District. Enjoy the beauty of the outdoors, view of the lake and a cup of coffee sitting on the wrap around porch. The large family room sits right of the entrance and has vaulted wood paneled ceilings and plenty of windows to let in the natural lighting. The kitchen is just around the corner & features a breakfast bar. You will have plenty of space 1,290 sf and 3 bedrooms/2 bathrooms. Don't miss seeing this home!

22. 2019-03-11
    status Under Contract 521-char remark

    Show marketing remark (521 chars)

    Beautiful home surrounded by nature in the Cherokee Village Community & the Highland School District. Enjoy the beauty of the outdoors, view of the lake and a cup of coffee sitting on the wrap around porch. The large family room sits right of the entrance and has vaulted wood paneled ceilings and plenty of windows to let in the natural lighting. The kitchen is just around the corner & features a breakfast bar. You will have plenty of space 1,290 sf and 3 bedrooms/2 bathrooms. Don't miss seeing this home!

23. 2019-02-20
    listed $70,000 622-char remark

    Show marketing remark (521 chars)

    Beautiful home surrounded by nature in the Cherokee Village Community & the Highland School District. Enjoy the beauty of the outdoors, view of the lake and a cup of coffee sitting on the wrap around porch. The large family room sits right of the entrance and has vaulted wood paneled ceilings and plenty of windows to let in the natural lighting. The kitchen is just around the corner & features a breakfast bar. You will have plenty of space 1,290 sf and 3 bedrooms/2 bathrooms. Don't miss seeing this home!

24. 2019-02-20
    listed $70,000 New Listing 521-char remark

    Show marketing remark (521 chars)

    Beautiful home surrounded by nature in the Cherokee Village Community & the Highland School District. Enjoy the beauty of the outdoors, view of the lake and a cup of coffee sitting on the wrap around porch. The large family room sits right of the entrance and has vaulted wood paneled ceilings and plenty of windows to let in the natural lighting. The kitchen is just around the corner & features a breakfast bar. You will have plenty of space 1,290 sf and 3 bedrooms/2 bathrooms. Don't miss seeing this home!

25. 2018-09-01
    historical
26. 2018-01-13
    price $76,900
27. 2017-05-24
    listed $85,000 New Listing
28. 2013-05-28
    soldstatus $57,000
29. 2008-05-22
    soldstatus $67,000
30. 2005-12-22
    soldstatus $69,000
31. 2002-12-13
    soldstatus $49,000
32. 2002-09-17
    soldstatus $49,000
33. 1998-04-17
    soldstatus $50,000
34. 1995-04-07
    soldstatus $43,000
35. 1993-03-01
    soldstatus $35,000

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

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 3/10 Moderate 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: $19,397
• − Mortgage interest: −$9,999
• − Property taxes: −$2,678
• − Insurance: −$892
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$5,193
• Taxable loss: −$2,468
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $1,113/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

+410.0% since first listed

18 events — show timeline

• 2026-05-28 Listed $178,500 CARMLS
• 2019-04-30 Sold (Public Records) $62,800 Public Records
• 2019-04-26 Sold (MLS) $62,800 CARMLS
• 2019-04-26 Sold (MLS) $62,800 NEABOR MLS
• 2019-03-11 Pending — CARMLS
• 2019-02-20 Listed $70,000 CARMLS
• 2019-02-20 Listed $70,000 NEABOR MLS
• 2018-09-01 Listing Removed — CARMLS
• 2018-01-13 Price Changed $76,900 CARMLS
• 2017-05-24 Listed $85,000 CARMLS
• 2013-05-28 Sold (Public Records) $57,000 Public Records
• 2008-05-22 Sold (Public Records) $67,000 Public Records
• 2005-12-22 Sold (Public Records) $69,000 Public Records
• 2002-12-13 Sold (Public Records) $49,000 Public Records
• 2002-09-17 Sold (Public Records) $49,000 Public Records
• 1998-04-17 Sold (Public Records) $50,000 Public Records
• 1995-04-07 Sold (Public Records) $43,000 Public Records
• 1993-03-01 Sold (Public Records) $35,000 Public Records

Property tax history

-12.0%/yr

Latest (2025): $151 · -39.8% YoY. Source: county tax records.