2 Akokisa Dr · Cherokee Village, AR 72529

$114,900

4 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 6 Days on market

Built 1996 Est $189k · 39% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.5/10.0
• 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

MOTIVATED SELLER! JUST $45,900 buys this COMPLETELY FURNISHED TOWNHOUSE- NEAT & CLEAN & MOVE-IN CONDITION! Come look at this great new listing-WALK TO HEATED POOL! 1 bedroom & bath up, 1 bedroom and bath downstairs- great for privacy- nice family rm downstairs with sliders leading out to patio- viewing green space- perfect spot to relax! Upstairs in addition to bedroom- bath is living rm, dining room kitchen and utility room. Townhouse is suited to 2 family living. Vinyl replacement windows thru-out. #2037

Key facts

• Outdoor pool
• Near town center
• Tornado safe room

Tags

• DUPLEX-STYLE TOWNHOUSE
• TORNADO SAFE ROOM
• OUTDOOR POOL
• YEAR-ROUND HEATED INDOOR POOL
• NEAR TOWN CENTER
• NEAR AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.8% 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 $794 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $44k; list at $115k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.15% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.58%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $188,760
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Warpath Dr	0.44mi	3/1.5 (-1)	1,360 (+3%)	0mo	$40,000	$29	67
29 W Lakeshore Dr	0.56mi	3/1.0 (-1)	1,300 (-2%)	5mo	$186,200	$143	58
1 W Lakeshore Dr	0.42mi	3/2.0 (-1)	1,472 (+12%)	6mo	$319,000	$217	52
6 Navajo Trce	0.39mi	3/2.0 (-1)	1,248 (-6%)	23mo	$117,500	$94	49
50 Cheyenne Dr	0.51mi	3/1.5 (-1)	1,131 (-14%)	2mo	$142,500	$126	44
47 W Lakeshore	0.66mi	3/2.0 (-1)	1,344 (+2%)	23mo	$282,000	$210	42

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-682
• Equity at exit: $17,132

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $22,507
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $282

Break-even live

Break-even rent $968

Max offer price $114,900

Occupancy floor 74%

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: $28,725
• Closing costs: $3,447
• 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	43d	1	0.28mi
194 E Lakeshore Dr Cherokee Village, AR	4.0	2.0	1764	$2,500	$1.42	43d	1	1.26mi

Listing history 7 events

1. 2026-06-19
   days on market $114,900 Active 6 DOM
2. 2026-06-18
   days on market $114,900 Active 5 DOM
3. 2026-06-17
   days on market $114,900 Active 4 DOM
4. 2026-06-16
   days on market $114,900 Active 3 DOM
5. 2026-06-15
   days on market $114,900 Active 2 DOM
6. 2026-06-14
   remarks 541-char remark
7. 2026-06-14
   listed $114,900 Active 1 DOM

ⓘ 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: $701 · $58/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$34/yr (+$3/mo · 4.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 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: $15,889
• − Mortgage interest: −$6,436
• − Property taxes: −$701
• − Insurance: −$1,241
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$3,343
• Taxable income: $1,625
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $2,989/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

+237.9% since first listed

9 events — show timeline

• 2026-06-14 Listed $114,900 FSBO.com
• 2016-09-01 Sold (Public Records) $44,500 Public Records
• 2016-08-31 Sold (MLS) $44,500 CARMLS
• 2016-08-22 Pending — CARMLS
• 2016-07-13 Price Changed $45,900 CARMLS
• 2016-04-20 Listed $49,900 CARMLS
• 2016-04-20 Listing Removed — CARMLS
• 2016-04-15 Listed $49,900 CARMLS
• 1994-05-16 Sold (Public Records) $34,000 Public Records

Property tax history

+16.1%/yr

Latest (2025): $701 · +5.9% YoY. Source: county tax records.