137 County Road 765 · Brookland, AR 72417

$560,000

7 bd · 2.5 ba · 2,234 sqft · SingleFamily public records · 72 Days on market

Built 2013 2.00 ac lot $251/sqft · 45% above area Est $779k · 28% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.6/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This property is truly one of a kind. .. a must see! The main house in 2262 sqft with 4 bedrooms and 2.5 baths, chicken coop, fenced in back yard, and more! The main house has tile and laminate style flooring throughout (only carpet is in master closets). The kitchen features custom cabinetry and bronze colored appliances. The living room is spacious with a gas log fireplace. The master suite has dual vanities and closets, along with a separate shower and tub. The second "house" has a 1222 sqft recreational area, a 1010 sqft guest house, and a 684 sqft shop/garage. In the recreational area, there is a huge living area, 2 good sized rooms, kitchen area, and a half bath. In the guest house, you will find 2 bedrooms and one full bath. .. along with a large separate back yard. Need the in-laws close? Have older kids still at home? Airbnb? This place has endless possibilities, so call today for your private tour!!

Key facts

• 2 acre lot
• 5 garage spots
• Built 2013

What this means for you Summary

Snapshot

• This is a 7-bed/2.5-bath single-family listed at $560k.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (70.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (69.2% below list).
• Recommended offer: $166k (70.4% below list) — sets the bar for cash-flow.
• Cap rate 1.7% vs local median 4.2% in Brookland — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Brookland Elementary School (875 students, 32% FRL); Brookland Junior High School (math 36% / reading 46%, grade F, #83 of 201 statewide, top 44%, 718 students, 26% FRL); Brookland High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 589 students, 27% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 118 active listings in the ZIP; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $60k of equity ($4k loan paydown + $56k 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 ~$96k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($526k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $245k; list at $560k implies a 129% 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; moderate wildfire 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 $165,705 (70.4% 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 72 days. Have you received any prior offers? Is the seller open to a 70% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.31% ✗
• Cap rate: 1.65%
• Cash-on-cash: -16.57%
• DSCR: 0.26
• GRM: 27.1

CMA / ARV

• ARV (median comp): $779,244
• List price: $560,000
• Delta: -28.14%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 2.04×
• Total profit: $162,689
• Equity at exit: $504,492

10-year hold

• IRR: 12.9%
• Equity multiple: 4.77×
• Total profit: $590,601
• Equity at exit: $1,087,957

Cash invested: $156,800 (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: 118
• Price-to-rent: 27.1×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$2,937
• Tax from tax record: −$358 /mo · $4,298/yr
• Insurance: −$233
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-2,232

Break-even live

Break-even rent $4,550

Max offer price $165,705

Occupancy floor —

Sensitivity live

Price	-10% $-1,915	-5% $-2,074	+0% $-2,232	+5% $-2,391	+10% $-2,549
Rent	-10% $-2,368	-5% $-2,300	+0% $-2,232	+5% $-2,164	+10% $-2,096
Rate	-1.0pp $-1,950	-0.5pp $-2,090	base $-2,232	+0.5pp $-2,377	+1.0pp $-2,525

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: $140,000
• Closing costs: $16,800
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $560,000 Active 72 DOM
2. 2026-06-19
   days on market $560,000 Active 70 DOM
3. 2026-06-18
   days on market $560,000 Active 69 DOM
4. 2026-06-17
   days on market $560,000 Active 68 DOM
5. 2026-06-16
   days on market $560,000 Active 67 DOM
6. 2026-06-15
   days on market $560,000 Active 66 DOM
7. 2026-06-14
   days on market $560,000 Active 64 DOM
8. 2026-06-13
   days on market $560,000 Active 63 DOM
9. 2026-06-10
   days on market $560,000 Active 61 DOM
10. 2026-06-09
    days on market $560,000 Active 60 DOM
11. 2026-06-08
    days on market $560,000 Active 59 DOM
12. 2026-06-07
    days on market $560,000 Active 58 DOM
13. 2026-06-05
    days on market $560,000 Active 55 DOM
14. 2026-06-02
    days on market $560,000 Active 53 DOM
15. 2026-06-01
    days on market $560,000 Active 52 DOM
16. 2026-05-31
    days on market $560,000 Active 51 DOM
17. 2026-05-30
    days on market $560,000 Active 50 DOM
18. 2026-05-04
    price $560,000 934-char remark

    Show marketing remark (920 chars)

    This property is truly one of a kind. .. a must see! The main house in 2262 sqft with 4 bedrooms and 2.5 baths, chicken coop, fenced in back yard, and more! The main house has tile and laminate style flooring throughout (only carpet is in master closets). The kitchen features custom cabinetry and bronze colored appliances. The living room is spacious with a gas log fireplace. The master suite has dual vanities and closets, along with a separate shower and tub. The second house has a 1222 sqft recreational area, a 1010 sqft guest house, and a 684 sqft shop/garage. In the recreational area, there is a huge living area, 2 good sized rooms, kitchen area, and a half bath. In the guest house, you will find 2 bedrooms and one full bath. .. along with a large separate back yard. Need the in-laws close? Have older kids still at home? Airbnb? This place has endless possibilities, so call today for your private tour!!

19. 2026-05-04
    price $560,000 920-char remark

    Show marketing remark (920 chars)

    This property is truly one of a kind. .. a must see! The main house in 2262 sqft with 4 bedrooms and 2.5 baths, chicken coop, fenced in back yard, and more! The main house has tile and laminate style flooring throughout (only carpet is in master closets). The kitchen features custom cabinetry and bronze colored appliances. The living room is spacious with a gas log fireplace. The master suite has dual vanities and closets, along with a separate shower and tub. The second house has a 1222 sqft recreational area, a 1010 sqft guest house, and a 684 sqft shop/garage. In the recreational area, there is a huge living area, 2 good sized rooms, kitchen area, and a half bath. In the guest house, you will find 2 bedrooms and one full bath. .. along with a large separate back yard. Need the in-laws close? Have older kids still at home? Airbnb? This place has endless possibilities, so call today for your private tour!!

20. 2026-04-13
    price $580,000 934-char remark

    Show marketing remark (934 chars)

    This property is truly one of a kind. .. a must see! The main house in 2262 sqft with 4 bedrooms and 2.5 baths, chicken coop, fenced in back yard, and more! The main house has tile and laminate style flooring throughout (only carpet is in master closets). The kitchen features custom cabinetry and bronze colored appliances. The living room is spacious with a gas log fireplace. The master suite has dual vanities and closets, along with a separate shower and tub. The second "house" has a 1222 sqft recreational area, a 1010 sqft guest house, and a 684 sqft shop/garage. In the recreational area, there is a huge living area, 2 good sized rooms, kitchen area, and a half bath. In the guest house, you will find 2 bedrooms and one full bath. .. along with a large separate back yard. Need the in-laws close? Have older kids still at home? Airbnb? This place has endless possibilities, so call today for your private tour!!

21. 2026-04-11
    price $580,000
22. 2026-04-10
    listed $580,000 Active 920-char remark

    Show marketing remark (934 chars)

    This property is truly one of a kind. .. a must see! The main house in 2262 sqft with 4 bedrooms and 2.5 baths, chicken coop, fenced in back yard, and more! The main house has tile and laminate style flooring throughout (only carpet is in master closets). The kitchen features custom cabinetry and bronze colored appliances. The living room is spacious with a gas log fireplace. The master suite has dual vanities and closets, along with a separate shower and tub. The second "house" has a 1222 sqft recreational area, a 1010 sqft guest house, and a 684 sqft shop/garage. In the recreational area, there is a huge living area, 2 good sized rooms, kitchen area, and a half bath. In the guest house, you will find 2 bedrooms and one full bath. .. along with a large separate back yard. Need the in-laws close? Have older kids still at home? Airbnb? This place has endless possibilities, so call today for your private tour!!

23. 2026-04-10
    listed $598,000 New Listing 934-char remark

    Show marketing remark (934 chars)

    This property is truly one of a kind. .. a must see! The main house in 2262 sqft with 4 bedrooms and 2.5 baths, chicken coop, fenced in back yard, and more! The main house has tile and laminate style flooring throughout (only carpet is in master closets). The kitchen features custom cabinetry and bronze colored appliances. The living room is spacious with a gas log fireplace. The master suite has dual vanities and closets, along with a separate shower and tub. The second "house" has a 1222 sqft recreational area, a 1010 sqft guest house, and a 684 sqft shop/garage. In the recreational area, there is a huge living area, 2 good sized rooms, kitchen area, and a half bath. In the guest house, you will find 2 bedrooms and one full bath. .. along with a large separate back yard. Need the in-laws close? Have older kids still at home? Airbnb? This place has endless possibilities, so call today for your private tour!!

24. 2026-04-10
    historical

    Show marketing remark (934 chars)

    This property is truly one of a kind. .. a must see! The main house in 2262 sqft with 4 bedrooms and 2.5 baths, chicken coop, fenced in back yard, and more! The main house has tile and laminate style flooring throughout (only carpet is in master closets). The kitchen features custom cabinetry and bronze colored appliances. The living room is spacious with a gas log fireplace. The master suite has dual vanities and closets, along with a separate shower and tub. The second "house" has a 1222 sqft recreational area, a 1010 sqft guest house, and a 684 sqft shop/garage. In the recreational area, there is a huge living area, 2 good sized rooms, kitchen area, and a half bath. In the guest house, you will find 2 bedrooms and one full bath. .. along with a large separate back yard. Need the in-laws close? Have older kids still at home? Airbnb? This place has endless possibilities, so call today for your private tour!!

25. 2025-10-21
    price $598,000
26. 2025-10-21
    price $598,000
27. 2025-10-09
    listed $620,000 Active
28. 2025-10-09
    listed $620,000 New Listing
29. 2015-08-21
    soldstatus $245,000

ⓘ 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: $4,298 · $358/mo
• Projected year-2 tax: $4,298 · $358/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $20,699
• − Mortgage interest: −$31,369
• − Property taxes: −$4,298
• − Insurance: −$3,598
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$16,291
• Taxable loss: −$38,168
• Est. tax savings @ 24.0%: +$9,160
• After-tax cash flow: $-17,624/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

• 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

+128.6% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $560,000 CARMLS
• 2026-05-04 Price Changed $560,000 NEABOR MLS
• 2026-04-13 Price Changed $580,000 CARMLS
• 2026-04-11 Price Changed $580,000 CARMLS
• 2026-04-10 Listed $580,000 NEABOR MLS
• 2026-04-10 Listed $598,000 CARMLS
• 2026-04-10 Listing Removed — CARMLS
• 2025-10-21 Price Changed $598,000 CARMLS
• 2025-10-21 Price Changed $598,000 NEABOR MLS
• 2025-10-09 Listed $620,000 NEABOR MLS
• 2025-10-09 Listed $620,000 CARMLS
• 2015-08-21 Sold (Public Records) $245,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $4,298 · +0.0% YoY. Source: county tax records.