11 S Ontario Dr · Cherokee Village, AR 72529

$90,000

3 bd · 1.5 ba · 1,064 sqft · SingleFamily public records · 360 Days on market

Built 1988 1.12 ac lot $85/sqft · 23% below area Est $117k · 23% under $23/mo HOA · 2% of rent

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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

At NO fault of the seller we are back on the market! Brand New Roof as of 02/12/26. If you are looking for a smaller house with a big big yard on a corner lot this may be the one! Cozy bungalow type house with 2 adjoining lots. 3 bedrooms, 2 full baths, eat in kitchen and fireplace. Newer Heat pump system and water heater. Beautiful accent wall in living room. Laundry room is separate and can double as a mudroom from carport. New flooring in kitchen, but the rest of the house is original hard wood floors. Cherokee Village amenities include 15 parks, 7 recreational lakes, 2 golf courses, a pool and the list goes on! Don't miss out today on seeing this home.

Key facts

• Big yard
• Mudroom from carport
• New water heater

Tags

• BIG YARD
• CORNER LOT
• NEWER HVAC SYSTEM
• NEW WATER HEATER
• SEPARATE LAUNDRY ROOM
• MUDROOM FROM CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 1 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 $622 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $62k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $90k implies a 177% 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 360 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
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: 1.22% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (median comp): $117,310
• List price: $90,000
• Delta: -23.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Cheyenne Dr	0.13mi	3/1.5	1,131 (+6%)	2mo	$142,500	$126	82
14 Cherokee Rd	0.12mi	2/1.5 (-1)	1,020 (-4%)	2mo	$100,000	$98	81
79 Powhatan Dr	0.34mi	2/1.5 (-1)	972 (-9%)	6mo	$134,900	$139	60
16 Altakima Cir	0.45mi	2/1.0 (-1)	1,008 (-5%)	4mo	$119,200	$118	60
20 S Ontario Dr	0.04mi	2/2.0 (-1)	1,200 (+13%)	16mo	$72,000	$60	56
55 Flathead Dr	0.58mi	2/1.5 (-1)	1,040 (-2%)	13mo	$125,000	$120	53
9 Big Horn	0.69mi	2/1.0 (-1)	960 (-10%)	10mo	$85,000	$89	36

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $4,099
• Equity at exit: $13,419

10-year hold

• IRR: 13.7%
• Equity multiple: 2.09×
• Total profit: $27,593
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$38
• HOA: −$23
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $294

Break-even live

Break-even rent $728

Max offer price $90,000

Occupancy floor 68%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.64mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: waterpool

Listing history 33 events

1. 2026-06-19
   days on market $90,000 Active 360 DOM
2. 2026-06-18
   days on market $90,000 Active 359 DOM
3. 2026-06-17
   days on market $90,000 Active 358 DOM
4. 2026-06-16
   days on market $90,000 Active 357 DOM
5. 2026-06-15
   statusdays on market $90,000 Active 356 DOM
6. 2026-06-14
   days on market $90,000 Price Change 354 DOM
7. 2026-06-12
   days on market $90,000 Price Change 353 DOM
8. 2026-06-09
   days on market $90,000 Price Change 350 DOM
9. 2026-06-08
   pricestatusdays on market $90,000 Price Change 349 DOM
10. 2026-06-07
    days on market $100,000 Active 348 DOM
11. 2026-06-04
    days on market $100,000 Active 344 DOM
12. 2026-06-02
    days on market $100,000 Active 343 DOM
13. 2026-06-01
    days on market $100,000 Active 342 DOM
14. 2026-05-31
    days on market $100,000 Active 341 DOM
15. 2026-05-31
    days on market $100,000 Active 340 DOM
16. 2026-05-18
    price $100,000 664-char remark

    Show marketing remark (664 chars)

    At NO fault of the seller we are back on the market! Brand New Roof as of 02/12/26. If you are looking for a smaller house with a big big yard on a corner lot this may be the one! Cozy bungalow type house with 2 adjoining lots. 3 bedrooms, 2 full baths, eat in kitchen and fireplace. Newer Heat pump system and water heater. Beautiful accent wall in living room. Laundry room is separate and can double as a mudroom from carport. New flooring in kitchen, but the rest of the house is original hard wood floors. Cherokee Village amenities include 15 parks, 7 recreational lakes, 2 golf courses, a pool and the list goes on! Don't miss out today on seeing this home.

17. 2026-05-02
    status Back on Market 664-char remark

    Show marketing remark (664 chars)

    At NO fault of the seller we are back on the market! Brand New Roof as of 02/12/26. If you are looking for a smaller house with a big big yard on a corner lot this may be the one! Cozy bungalow type house with 2 adjoining lots. 3 bedrooms, 2 full baths, eat in kitchen and fireplace. Newer Heat pump system and water heater. Beautiful accent wall in living room. Laundry room is separate and can double as a mudroom from carport. New flooring in kitchen, but the rest of the house is original hard wood floors. Cherokee Village amenities include 15 parks, 7 recreational lakes, 2 golf courses, a pool and the list goes on! Don't miss out today on seeing this home.

18. 2026-04-27
    status Under Contract 664-char remark

    Show marketing remark (664 chars)

    At NO fault of the seller we are back on the market! Brand New Roof as of 02/12/26. If you are looking for a smaller house with a big big yard on a corner lot this may be the one! Cozy bungalow type house with 2 adjoining lots. 3 bedrooms, 2 full baths, eat in kitchen and fireplace. Newer Heat pump system and water heater. Beautiful accent wall in living room. Laundry room is separate and can double as a mudroom from carport. New flooring in kitchen, but the rest of the house is original hard wood floors. Cherokee Village amenities include 15 parks, 7 recreational lakes, 2 golf courses, a pool and the list goes on! Don't miss out today on seeing this home.

19. 2026-03-24
    price $115,000 664-char remark

    Show marketing remark (664 chars)

    At NO fault of the seller we are back on the market! Brand New Roof as of 02/12/26. If you are looking for a smaller house with a big big yard on a corner lot this may be the one! Cozy bungalow type house with 2 adjoining lots. 3 bedrooms, 2 full baths, eat in kitchen and fireplace. Newer Heat pump system and water heater. Beautiful accent wall in living room. Laundry room is separate and can double as a mudroom from carport. New flooring in kitchen, but the rest of the house is original hard wood floors. Cherokee Village amenities include 15 parks, 7 recreational lakes, 2 golf courses, a pool and the list goes on! Don't miss out today on seeing this home.

20. 2026-02-16
    status Back on Market 664-char remark

    Show marketing remark (664 chars)

    At NO fault of the seller we are back on the market! Brand New Roof as of 02/12/26. If you are looking for a smaller house with a big big yard on a corner lot this may be the one! Cozy bungalow type house with 2 adjoining lots. 3 bedrooms, 2 full baths, eat in kitchen and fireplace. Newer Heat pump system and water heater. Beautiful accent wall in living room. Laundry room is separate and can double as a mudroom from carport. New flooring in kitchen, but the rest of the house is original hard wood floors. Cherokee Village amenities include 15 parks, 7 recreational lakes, 2 golf courses, a pool and the list goes on! Don't miss out today on seeing this home.

21. 2026-02-12
    status Under Contract 664-char remark

    Show marketing remark (664 chars)

    At NO fault of the seller we are back on the market! Brand New Roof as of 02/12/26. If you are looking for a smaller house with a big big yard on a corner lot this may be the one! Cozy bungalow type house with 2 adjoining lots. 3 bedrooms, 2 full baths, eat in kitchen and fireplace. Newer Heat pump system and water heater. Beautiful accent wall in living room. Laundry room is separate and can double as a mudroom from carport. New flooring in kitchen, but the rest of the house is original hard wood floors. Cherokee Village amenities include 15 parks, 7 recreational lakes, 2 golf courses, a pool and the list goes on! Don't miss out today on seeing this home.

22. 2025-12-16
    status Back on Market 664-char remark

    Show marketing remark (664 chars)

    At NO fault of the seller we are back on the market! Brand New Roof as of 02/12/26. If you are looking for a smaller house with a big big yard on a corner lot this may be the one! Cozy bungalow type house with 2 adjoining lots. 3 bedrooms, 2 full baths, eat in kitchen and fireplace. Newer Heat pump system and water heater. Beautiful accent wall in living room. Laundry room is separate and can double as a mudroom from carport. New flooring in kitchen, but the rest of the house is original hard wood floors. Cherokee Village amenities include 15 parks, 7 recreational lakes, 2 golf courses, a pool and the list goes on! Don't miss out today on seeing this home.

23. 2025-12-10
    price $125,000 664-char remark

    Show marketing remark (664 chars)

    At NO fault of the seller we are back on the market! Brand New Roof as of 02/12/26. If you are looking for a smaller house with a big big yard on a corner lot this may be the one! Cozy bungalow type house with 2 adjoining lots. 3 bedrooms, 2 full baths, eat in kitchen and fireplace. Newer Heat pump system and water heater. Beautiful accent wall in living room. Laundry room is separate and can double as a mudroom from carport. New flooring in kitchen, but the rest of the house is original hard wood floors. Cherokee Village amenities include 15 parks, 7 recreational lakes, 2 golf courses, a pool and the list goes on! Don't miss out today on seeing this home.

24. 2025-12-10
    historical 664-char remark

    Show marketing remark (664 chars)

    At NO fault of the seller we are back on the market! Brand New Roof as of 02/12/26. If you are looking for a smaller house with a big big yard on a corner lot this may be the one! Cozy bungalow type house with 2 adjoining lots. 3 bedrooms, 2 full baths, eat in kitchen and fireplace. Newer Heat pump system and water heater. Beautiful accent wall in living room. Laundry room is separate and can double as a mudroom from carport. New flooring in kitchen, but the rest of the house is original hard wood floors. Cherokee Village amenities include 15 parks, 7 recreational lakes, 2 golf courses, a pool and the list goes on! Don't miss out today on seeing this home.

25. 2025-07-11
    price $137,000 664-char remark

    Show marketing remark (664 chars)

    At NO fault of the seller we are back on the market! Brand New Roof as of 02/12/26. If you are looking for a smaller house with a big big yard on a corner lot this may be the one! Cozy bungalow type house with 2 adjoining lots. 3 bedrooms, 2 full baths, eat in kitchen and fireplace. Newer Heat pump system and water heater. Beautiful accent wall in living room. Laundry room is separate and can double as a mudroom from carport. New flooring in kitchen, but the rest of the house is original hard wood floors. Cherokee Village amenities include 15 parks, 7 recreational lakes, 2 golf courses, a pool and the list goes on! Don't miss out today on seeing this home.

26. 2025-06-09
    listed $152,000 New Listing 664-char remark

    Show marketing remark (664 chars)

    At NO fault of the seller we are back on the market! Brand New Roof as of 02/12/26. If you are looking for a smaller house with a big big yard on a corner lot this may be the one! Cozy bungalow type house with 2 adjoining lots. 3 bedrooms, 2 full baths, eat in kitchen and fireplace. Newer Heat pump system and water heater. Beautiful accent wall in living room. Laundry room is separate and can double as a mudroom from carport. New flooring in kitchen, but the rest of the house is original hard wood floors. Cherokee Village amenities include 15 parks, 7 recreational lakes, 2 golf courses, a pool and the list goes on! Don't miss out today on seeing this home.

27. 2021-04-28
    soldstatus $32,466
28. 2019-05-30
    soldstatus $36,000
29. 2010-11-12
    soldstatus $55,388
30. 2009-12-31
    soldstatus $130,000
31. 2009-02-10
    soldstatus $12,667
32. 2005-07-29
    soldstatus $45,000
33. 2004-01-09
    soldstatus $34,000

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: +$60/yr (+$5/mo · 11.6%)

ⓘ 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 ≥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: $13,200
• − Mortgage interest: −$5,041
• − Property taxes: −$516
• − Insurance: −$450
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − HOA: −$276
• − Depreciation: −$2,618
• Taxable income: $2,186
• Est. tax owed @ 24.0%: −$525
• After-tax cash flow: $2,998/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

+194.1% since first listed

18 events — show timeline

• 2026-05-18 Price Changed $100,000 CARMLS
• 2026-05-02 Relisted — CARMLS
• 2026-04-27 Pending — CARMLS
• 2026-03-24 Price Changed $115,000 CARMLS
• 2026-02-16 Relisted — CARMLS
• 2026-02-12 Pending — CARMLS
• 2025-12-16 Relisted — CARMLS
• 2025-12-10 Price Changed $125,000 CARMLS
• 2025-12-10 Listing Removed — CARMLS
• 2025-07-11 Price Changed $137,000 CARMLS
• 2025-06-09 Listed $152,000 CARMLS
• 2021-04-28 Sold (Public Records) $32,466 Public Records
• 2019-05-30 Sold (Public Records) $36,000 Public Records
• 2010-11-12 Sold (Public Records) $55,388 Public Records
• 2009-12-31 Sold (Public Records) $130,000 Public Records
• 2009-02-10 Sold (Public Records) $12,667 Public Records
• 2005-07-29 Sold (Public Records) $45,000 Public Records
• 2004-01-09 Sold (Public Records) $34,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $516 · +8.1% YoY. Source: county tax records.