30 Suanee Dr · Cherokee Village, AR 72529

$169,900

3 bd · 1.5 ba · 1,739 sqft · SingleFamily public records · 37 Days on market

0.35 ac lot Est $191k · 11% under

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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 +16.7/30.0
• ARV discount +12.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.5/10.0
• 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

Cart to the North Golf Course! 2 bedroom, 2 bath home with bonus room and approx. 1739 sq ft on a large corner lot that borders a seasonal creek in the backyard. Open kitchen, living and dining room with native stone, wood burning fireplace.

Key facts

• 0.35 acre lot
• Community pool
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $38 ($458/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 $145k (14.8% below list).
• Recommended offer: $145k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.7% in Cherokee Village — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 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: 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 $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 37 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask is 12036% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $95k; list at $170k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,714 (14.8% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.85% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $191,290
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54K Cherokee Rd	0.18mi	3/2.0	1,612 (-7%)	10mo	$225,000	$140	69
84 Powhatan Dr	0.56mi	3/2.0	1,625 (-7%)	1mo	$178,900	$110	60
35 Cherokee Rd	0.43mi	3/1.5	1,914 (+10%)	4mo	$117,500	$61	60
88 Wabash Dr	0.59mi	4/2.0 (+1)	1,672 (-4%)	1mo	$128,000	$77	58
14 S Walla Walla Dr	0.11mi	2/2.0 (-1)	1,512 (-13%)	12mo	$89,000	$59	56
12 Saratoga Dr	0.47mi	2/2.0 (-1)	1,706 (-2%)	14mo	$30,000	$18	56
1 Minentonka Dr	0.38mi	3/2.0	1,496 (-14%)	4mo	$215,000	$144	54
2 Nokomis Dr	0.61mi	2/2.0 (-1)	1,544 (-11%)	6mo	$172,000	$111	41
33 Kere Trce	0.59mi	2/1.5 (-1)	1,554 (-11%)	12mo	$195,000	$125	40
52a Cherokee Rd	0.52mi	3/2.0	1,527 (-12%)	20mo	$180,000	$118	36
101 Hebron Dr	0.71mi	3/3.0	1,940 (+12%)	15mo	$180,000	$93	30

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-25,120
• Equity at exit: $25,333

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-18,827
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $38

Break-even live

Break-even rent $1,399

Max offer price $169,900

Occupancy floor 92%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Cherokee Rd Cherokee Village, AR	3.0	2.0	1900	$1,500	$0.79	43d	1	0.19mi
16 Annette Rd Cherokee Village, AR	3.0	2.5	1500	$1,100	$0.73	43d	1	1.16mi

Listing history 15 events

1. 2024-10-19
   status Under Contract
2. 2024-10-17
   historical $1,400
3. 2024-10-05
   listed $1,400
4. 2024-09-20
   historical $1,400
5. 2024-09-12
   listed $169,900 New Listing
6. 2024-06-26
   soldstatus $95,000
7. 2024-06-26
   listed $1,400
8. 2017-10-11
   soldstatus $50,000
9. 2017-10-10
   soldstatus $50,000 Sold 242-char remark

   Show marketing remark (242 chars)

   Cart to the North Golf Course! 2 bedroom, 2 bath home with bonus room and approx. 1739 sq ft on a large corner lot that borders a seasonal creek in the backyard. Open kitchen, living and dining room with native stone, wood burning fireplace.

10. 2017-08-29
    status Under Contract 242-char remark

    Show marketing remark (242 chars)

    Cart to the North Golf Course! 2 bedroom, 2 bath home with bonus room and approx. 1739 sq ft on a large corner lot that borders a seasonal creek in the backyard. Open kitchen, living and dining room with native stone, wood burning fireplace.

11. 2017-07-20
    listed $56,900 New Listing 242-char remark

    Show marketing remark (242 chars)

    Cart to the North Golf Course! 2 bedroom, 2 bath home with bonus room and approx. 1739 sq ft on a large corner lot that borders a seasonal creek in the backyard. Open kitchen, living and dining room with native stone, wood burning fireplace.

12. 2012-06-11
    soldstatus $54,000
13. 2006-08-28
    soldstatus $86,000
14. 2003-06-13
    soldstatus $50,000
15. 1999-09-21
    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: $922 · $77/mo
• Projected year-2 tax: $1,087 · $91/mo
• Expected delta: +$165/yr (+$14/mo · 17.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°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: $17,366
• − Mortgage interest: −$9,517
• − Property taxes: −$922
• − Insurance: −$1,647
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$4,943
• Taxable loss: −$2,442
• Est. tax savings @ 24.0%: +$586
• After-tax cash flow: $1,044/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

-96.7% since first listed

15 events — show timeline

• 2024-10-19 Pending — CARMLS
• 2024-10-17 Rental Removed $1,400 CARMLS
• 2024-10-05 Listed for Rent $1,400 CARMLS
• 2024-09-20 Rental Removed $1,400 CARMLS
• 2024-09-12 Listed $169,900 CARMLS
• 2024-06-26 Sold (Public Records) $95,000 Public Records
• 2024-06-26 Listed for Rent $1,400 CARMLS
• 2017-10-11 Sold (Public Records) $50,000 Public Records
• 2017-10-10 Sold (MLS) $50,000 CARMLS
• 2017-08-29 Pending — CARMLS
• 2017-07-20 Listed $56,900 CARMLS
• 2012-06-11 Sold (Public Records) $54,000 Public Records
• 2006-08-28 Sold (Public Records) $86,000 Public Records
• 2003-06-13 Sold (Public Records) $50,000 Public Records
• 1999-09-21 Sold (Public Records) $43,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $922 · +14.2% YoY. Source: county tax records.