96 Clearwater Dr Unit 7A16BW · Brookland, AR 72417

$296,990

3 bd · 2.0 ba · 1,796 sqft · SingleFamily · 345 Days on market

Built 2026 $165/sqft · at area comps Est $290k · 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).

• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• ARV discount +6.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Homesite 2010, the Clifton plan in Hidden Creek is available now! ! This exceptional floorplan boasts a variety of contemporary features, designed to enhance your living experience. The open-concept layout, complemented by impressive 9-foot ceilings, creates a spacious and inviting atmosphere throughout the home. The Clifton kitchen includes a generous island that is perfect for bar-style dining or entertaining guests. Additionally, you'll find a walk-in pantry, along with ample cabinets and counter space to accommodate all your culinary needs. Adjacent to the kitchen, the great room offers a stunning view of the covered porch, creating an ideal setting for relaxation and outdoor dining. The primary bedroom, strategically located at the back of the home for added privacy, is a spacious retreat that can easily accommodate a king-size bed. It features an en suite bathroom equipped with a double vanity, a separate linen closet, and a large walk-in closet, ensuring that you have plenty of storage space. Additionally, there is a second walk-in closet included with the primary bedroom. The Clifton Plan also features two additional bedrooms that share a well-appointed second bathroom. For added convenience, the laundry room is located at the rear of the house, offering easy access to the primary bedroom. Please note that pictures, photographs, colors, features, and sizes are for illustration purposes only and may vary from the homes as built.

Key facts

• Open-concept design
• Spacious pantry
• Big walk-in closet

Tags

• OPEN-CONCEPT DESIGN
• SPACIOUS PANTRY
• PATIO OVERLOOKING LIVING ROOM
• EN SUITE BATHROOM WITH VANITY
• BIG WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $297k.

Deal economics

• At list price, monthly cash flow is $-435 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (31.1% below list).
• Recommended offer: $205k (31.1% below list) — sets the bar for 1% rule.

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.
• Market conditions: 117 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 40% 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 345 days — a 12% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $204,739 (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 345 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.69% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.28%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $290,344
• List price: $296,990
• Delta: 2.29%
• 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
91 Clearwater Dr	0.12mi	3/2.0	1,796 (0%)	3mo	$283,990	$158	92
91 Clearwater Dr	0.12mi	3/2.0	1,796 (0%)	3mo	$283,990	$158	92
101 Rivercrest Dr	0.06mi	3/2.0	1,776 (-1%)	5mo	$306,400	$173	91
74 Clearwater Dr	0.00mi	3/2.0	1,672 (-7%)	2mo	$286,990	$172	87
93 Clearwater Dr	0.12mi	3/2.0	1,672 (-7%)	2mo	$283,990	$170	81
97 Ellis Dr	0.09mi	4/2.0 (+1)	1,652 (-8%)	0mo	$207,000	$125	77
74 Clearwater Dr	0.22mi	3/2.0	1,672 (-7%)	2mo	$286,990	$172	77
126 Hidden Creek Dr	0.19mi	3/2.0	1,942 (+8%)	3mo	$321,500	$166	75
124 Harper Dr	0.45mi	3/2.0	1,716 (-4%)	6mo	$243,250	$142	66
357 Emma Dr	0.26mi	3/2.0	1,568 (-13%)	4mo	$165,000	$105	63
104 Janis Dr	0.55mi	3/2.0	1,665 (-7%)	3mo	$210,000	$126	60
307 Harper Dr	0.27mi	4/2.0 (+1)	1,566 (-13%)	4mo	$205,000	$131	58

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: 19.8%
• Equity multiple: 2.61×
• Total profit: $134,075
• Equity at exit: $267,552

10-year hold

• IRR: 18.2%
• Equity multiple: 6.01×
• Total profit: $416,676
• Equity at exit: $576,986

Cash invested: $83,157 (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: 117
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,047 medium
• Mortgage (P&I): −$1,557
• Tax est. 1.5%: −$371 /mo · $4,455/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-435

Break-even live

Break-even rent $2,598

Max offer price $234,046

Occupancy floor —

Sensitivity live

Price	-10% $-230	-5% $-332	+0% $-435	+5% $-538	+10% $-640
Rent	-10% $-597	-5% $-516	+0% $-435	+5% $-354	+10% $-273
Rate	-1.0pp $-285	-0.5pp $-359	base $-435	+0.5pp $-512	+1.0pp $-590

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: $74,248
• Closing costs: $8,910
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	44d	1	0.10mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	44d	1	0.53mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	44d	1	0.58mi
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	44d	1	0.93mi

Listing history 24 events

1. 2026-06-19
   days on market $296,990 Active 345 DOM
2. 2026-06-18
   days on market $296,990 Active 344 DOM
3. 2026-06-17
   days on market $296,990 Active 343 DOM
4. 2026-06-16
   days on market $296,990 Active 342 DOM
5. 2026-06-15
   days on market $296,990 Active 341 DOM
6. 2026-06-14
   days on market $296,990 Active 339 DOM
7. 2026-06-13
   days on market $296,990 Active 338 DOM
8. 2026-06-10
   days on market $296,990 Active 336 DOM
9. 2026-06-09
   days on market $296,990 Active 335 DOM
10. 2026-06-08
    days on market $296,990 Active 334 DOM
11. 2026-06-07
    days on market $296,990 Active 333 DOM
12. 2026-06-05
    days on market $296,990 Active 330 DOM
13. 2026-06-02
    days on market $296,990 Active 328 DOM
14. 2026-06-01
    days on market $296,990 Active 327 DOM
15. 2026-05-31
    days on market $296,990 Active 326 DOM
16. 2026-05-30
    days on market $296,990 Active 325 DOM
17. 2026-05-02
    status Active 1459-char remark

    Show marketing remark (1459 chars)

    Homesite 2010, the Clifton plan in Hidden Creek is available now! ! This exceptional floorplan boasts a variety of contemporary features, designed to enhance your living experience. The open-concept layout, complemented by impressive 9-foot ceilings, creates a spacious and inviting atmosphere throughout the home. The Clifton kitchen includes a generous island that is perfect for bar-style dining or entertaining guests. Additionally, you'll find a walk-in pantry, along with ample cabinets and counter space to accommodate all your culinary needs. Adjacent to the kitchen, the great room offers a stunning view of the covered porch, creating an ideal setting for relaxation and outdoor dining. The primary bedroom, strategically located at the back of the home for added privacy, is a spacious retreat that can easily accommodate a king-size bed. It features an en suite bathroom equipped with a double vanity, a separate linen closet, and a large walk-in closet, ensuring that you have plenty of storage space. Additionally, there is a second walk-in closet included with the primary bedroom. The Clifton Plan also features two additional bedrooms that share a well-appointed second bathroom. For added convenience, the laundry room is located at the rear of the house, offering easy access to the primary bedroom. Please note that pictures, photographs, colors, features, and sizes are for illustration purposes only and may vary from the homes as built.

18. 2026-04-02
    historical 1459-char remark

    Show marketing remark (1459 chars)

    Homesite 2010, the Clifton plan in Hidden Creek is available now! ! This exceptional floorplan boasts a variety of contemporary features, designed to enhance your living experience. The open-concept layout, complemented by impressive 9-foot ceilings, creates a spacious and inviting atmosphere throughout the home. The Clifton kitchen includes a generous island that is perfect for bar-style dining or entertaining guests. Additionally, you'll find a walk-in pantry, along with ample cabinets and counter space to accommodate all your culinary needs. Adjacent to the kitchen, the great room offers a stunning view of the covered porch, creating an ideal setting for relaxation and outdoor dining. The primary bedroom, strategically located at the back of the home for added privacy, is a spacious retreat that can easily accommodate a king-size bed. It features an en suite bathroom equipped with a double vanity, a separate linen closet, and a large walk-in closet, ensuring that you have plenty of storage space. Additionally, there is a second walk-in closet included with the primary bedroom. The Clifton Plan also features two additional bedrooms that share a well-appointed second bathroom. For added convenience, the laundry room is located at the rear of the house, offering easy access to the primary bedroom. Please note that pictures, photographs, colors, features, and sizes are for illustration purposes only and may vary from the homes as built.

19. 2026-03-22
    status Active 1459-char remark

    Show marketing remark (1459 chars)

    Homesite 2010, the Clifton plan in Hidden Creek is available now! ! This exceptional floorplan boasts a variety of contemporary features, designed to enhance your living experience. The open-concept layout, complemented by impressive 9-foot ceilings, creates a spacious and inviting atmosphere throughout the home. The Clifton kitchen includes a generous island that is perfect for bar-style dining or entertaining guests. Additionally, you'll find a walk-in pantry, along with ample cabinets and counter space to accommodate all your culinary needs. Adjacent to the kitchen, the great room offers a stunning view of the covered porch, creating an ideal setting for relaxation and outdoor dining. The primary bedroom, strategically located at the back of the home for added privacy, is a spacious retreat that can easily accommodate a king-size bed. It features an en suite bathroom equipped with a double vanity, a separate linen closet, and a large walk-in closet, ensuring that you have plenty of storage space. Additionally, there is a second walk-in closet included with the primary bedroom. The Clifton Plan also features two additional bedrooms that share a well-appointed second bathroom. For added convenience, the laundry room is located at the rear of the house, offering easy access to the primary bedroom. Please note that pictures, photographs, colors, features, and sizes are for illustration purposes only and may vary from the homes as built.

20. 2026-03-22
    price $296,990 1459-char remark

    Show marketing remark (1459 chars)

    Homesite 2010, the Clifton plan in Hidden Creek is available now! ! This exceptional floorplan boasts a variety of contemporary features, designed to enhance your living experience. The open-concept layout, complemented by impressive 9-foot ceilings, creates a spacious and inviting atmosphere throughout the home. The Clifton kitchen includes a generous island that is perfect for bar-style dining or entertaining guests. Additionally, you'll find a walk-in pantry, along with ample cabinets and counter space to accommodate all your culinary needs. Adjacent to the kitchen, the great room offers a stunning view of the covered porch, creating an ideal setting for relaxation and outdoor dining. The primary bedroom, strategically located at the back of the home for added privacy, is a spacious retreat that can easily accommodate a king-size bed. It features an en suite bathroom equipped with a double vanity, a separate linen closet, and a large walk-in closet, ensuring that you have plenty of storage space. Additionally, there is a second walk-in closet included with the primary bedroom. The Clifton Plan also features two additional bedrooms that share a well-appointed second bathroom. For added convenience, the laundry room is located at the rear of the house, offering easy access to the primary bedroom. Please note that pictures, photographs, colors, features, and sizes are for illustration purposes only and may vary from the homes as built.

21. 2025-05-06
    historical 1459-char remark

    Show marketing remark (1459 chars)

    Homesite 2010, the Clifton plan in Hidden Creek is available now! ! This exceptional floorplan boasts a variety of contemporary features, designed to enhance your living experience. The open-concept layout, complemented by impressive 9-foot ceilings, creates a spacious and inviting atmosphere throughout the home. The Clifton kitchen includes a generous island that is perfect for bar-style dining or entertaining guests. Additionally, you'll find a walk-in pantry, along with ample cabinets and counter space to accommodate all your culinary needs. Adjacent to the kitchen, the great room offers a stunning view of the covered porch, creating an ideal setting for relaxation and outdoor dining. The primary bedroom, strategically located at the back of the home for added privacy, is a spacious retreat that can easily accommodate a king-size bed. It features an en suite bathroom equipped with a double vanity, a separate linen closet, and a large walk-in closet, ensuring that you have plenty of storage space. Additionally, there is a second walk-in closet included with the primary bedroom. The Clifton Plan also features two additional bedrooms that share a well-appointed second bathroom. For added convenience, the laundry room is located at the rear of the house, offering easy access to the primary bedroom. Please note that pictures, photographs, colors, features, and sizes are for illustration purposes only and may vary from the homes as built.

22. 2024-12-19
    price $258,990 1459-char remark

    Show marketing remark (1459 chars)

    Homesite 2010, the Clifton plan in Hidden Creek is available now! ! This exceptional floorplan boasts a variety of contemporary features, designed to enhance your living experience. The open-concept layout, complemented by impressive 9-foot ceilings, creates a spacious and inviting atmosphere throughout the home. The Clifton kitchen includes a generous island that is perfect for bar-style dining or entertaining guests. Additionally, you'll find a walk-in pantry, along with ample cabinets and counter space to accommodate all your culinary needs. Adjacent to the kitchen, the great room offers a stunning view of the covered porch, creating an ideal setting for relaxation and outdoor dining. The primary bedroom, strategically located at the back of the home for added privacy, is a spacious retreat that can easily accommodate a king-size bed. It features an en suite bathroom equipped with a double vanity, a separate linen closet, and a large walk-in closet, ensuring that you have plenty of storage space. Additionally, there is a second walk-in closet included with the primary bedroom. The Clifton Plan also features two additional bedrooms that share a well-appointed second bathroom. For added convenience, the laundry room is located at the rear of the house, offering easy access to the primary bedroom. Please note that pictures, photographs, colors, features, and sizes are for illustration purposes only and may vary from the homes as built.

23. 2024-08-24
    price $273,990 1459-char remark

    Show marketing remark (1459 chars)

    Homesite 2010, the Clifton plan in Hidden Creek is available now! ! This exceptional floorplan boasts a variety of contemporary features, designed to enhance your living experience. The open-concept layout, complemented by impressive 9-foot ceilings, creates a spacious and inviting atmosphere throughout the home. The Clifton kitchen includes a generous island that is perfect for bar-style dining or entertaining guests. Additionally, you'll find a walk-in pantry, along with ample cabinets and counter space to accommodate all your culinary needs. Adjacent to the kitchen, the great room offers a stunning view of the covered porch, creating an ideal setting for relaxation and outdoor dining. The primary bedroom, strategically located at the back of the home for added privacy, is a spacious retreat that can easily accommodate a king-size bed. It features an en suite bathroom equipped with a double vanity, a separate linen closet, and a large walk-in closet, ensuring that you have plenty of storage space. Additionally, there is a second walk-in closet included with the primary bedroom. The Clifton Plan also features two additional bedrooms that share a well-appointed second bathroom. For added convenience, the laundry room is located at the rear of the house, offering easy access to the primary bedroom. Please note that pictures, photographs, colors, features, and sizes are for illustration purposes only and may vary from the homes as built.

24. 2024-07-24
    listed $283,990 Active 1459-char remark

    Show marketing remark (1459 chars)

    Homesite 2010, the Clifton plan in Hidden Creek is available now! ! This exceptional floorplan boasts a variety of contemporary features, designed to enhance your living experience. The open-concept layout, complemented by impressive 9-foot ceilings, creates a spacious and inviting atmosphere throughout the home. The Clifton kitchen includes a generous island that is perfect for bar-style dining or entertaining guests. Additionally, you'll find a walk-in pantry, along with ample cabinets and counter space to accommodate all your culinary needs. Adjacent to the kitchen, the great room offers a stunning view of the covered porch, creating an ideal setting for relaxation and outdoor dining. The primary bedroom, strategically located at the back of the home for added privacy, is a spacious retreat that can easily accommodate a king-size bed. It features an en suite bathroom equipped with a double vanity, a separate linen closet, and a large walk-in closet, ensuring that you have plenty of storage space. Additionally, there is a second walk-in closet included with the primary bedroom. The Clifton Plan also features two additional bedrooms that share a well-appointed second bathroom. For added convenience, the laundry room is located at the rear of the house, offering easy access to the primary bedroom. Please note that pictures, photographs, colors, features, and sizes are for illustration purposes only and may vary from the homes as built.

ⓘ 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: $24,569
• − Mortgage interest: −$16,636
• − Property taxes: −$4,455
• − Insurance: −$1,485
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$8,640
• Taxable loss: −$10,578
• Est. tax savings @ 24.0%: +$2,539
• After-tax cash flow: $-2,681/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

+4.6% since first listed

8 events — show timeline

• 2026-05-02 Relisted — Zillow
• 2026-04-02 Delisted — Zillow
• 2026-03-22 Price Changed $296,990 Zillow
• 2026-03-22 Relisted — Zillow
• 2025-05-06 Delisted — Zillow
• 2024-12-19 Price Changed $258,990 Zillow
• 2024-08-24 Price Changed $273,990 Zillow
• 2024-07-24 Listed $283,990 Zillow