172 Brooke St · Huntsville, AR 72740

$269,999

3 bd · 2.0 ba · 1,466 sqft · SingleFamily public records · 37 Days on market

Built 2024 10,018 sqft lot $184/sqft · at area comps Est $274k · at est.

---

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
• ARV discount +8.2/15.0
• Cash flow +6.8/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• 1% rule +0.9/10.0

Listing remarks

Welcome to this beautifully crafted one-level home in the heart of Huntsville, Arkansas. This 2024-built residence offers 1,535 square feet of modern living space, featuring 3 spacious bedrooms and 2 stylish bathrooms. As you step inside, you are greeted by an abundance of natural light and an inviting open layout designed for seamless entertaining. The gourmet kitchen is a chef’s dream, boasting sleek quartz countertops, a classic tile backsplash, and premium gas cooking. Retreat to the primary suite, which includes a generous walk-in closet and a spa-like bath for ultimate relaxation. Outside, the 0.23-acre lot features a private oasis complete with a CUSTOM pergola and a full wood

Key facts

• Designer kitchen
• Quartz countertops
• Walk-in closet

Tags

• DESIGNER KITCHEN
• QUARTZ COUNTERTOPS
• CLASSIC BACKSPLASH
• WALK-IN CLOSET
• PRIVATE OASIS
• WOOD PRIVACY FENCE

Property features AI

Finance

• HOA & community: Monthly association fee; Community near schools, with sidewalks and trails/paths

Exterior

• Parking: Attached garage with garage door opener; 2 covered spaces
• Security: Fire alarm; Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Sewer available; Public water
• Home design: Single-story; Resale (less than 25 years old); Brick and vinyl siding construction; Architectural shingle roof; Slab foundation
• Construction: Brick exterior; Vinyl siding; Architectural shingle roof; Slab foundation; Built as resale (under 25 years)
• Exterior features: Concrete driveway; Patio; Porch; Back yard fencing (wood, privacy); Cleared, landscaped subdivision lot; Public paved road frontage

Interior

• Kitchen: Countertop; Dishwasher; Gas range; Microwave; Disposal; ENERGY STAR qualified appliances
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Attic; Ceiling fan(s); Pantry; Quartz counters; Split bedrooms; Storage; Walk-in closet(s); Double pane windows
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-414 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (40.9% below list).
• Recommended offer: $160k (40.9% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 2.8% in Huntsville — 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 73/100 on livability (#26 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Huntsville School District (rural): math 35% / reading 29% proficiency, ranked #141 of 238 in AR (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 29 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Madison County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Recommended offer $159,500 (40.9% 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 37 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
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: 0.59% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.58%
• DSCR: 0.71
• GRM: 14.1

CMA / ARV

• ARV (median comp): $274,027
• List price: $269,999
• Delta: -1.47%
• 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
164 Parson St	0.14mi	3/2.0	1,467 (+0%)	2mo	$250,000	$170	92
291 Tonya Loop	0.05mi	3/2.0	1,620 (+10%)	2mo	$280,000	$173	78
108 Cedar Hts	0.37mi	3/2.0	1,497 (+2%)	1mo	$185,000	$124	78
259 Tonya Loop	0.05mi	3/2.0	1,641 (+12%)	3mo	$280,000	$171	75
184 Jenee Dr	0.40mi	4/2.0 (+1)	1,468 (+0%)	3mo	$245,000	$167	73
231 Tonya Loop	0.05mi	3/2.0	1,665 (+14%)	4mo	$283,500	$170	72
166 Youngblood Pl	0.16mi	3/2.0	1,632 (+11%)	3mo	$280,000	$172	71
244 Colton St	0.46mi	3/2.0	1,422 (-3%)	4mo	$245,000	$172	70
273 Tonya Loop	0.05mi	4/2.0 (+1)	1,650 (+13%)	3mo	$282,900	$171	69
214 Lavona Ln	0.19mi	3/2.0	1,658 (+13%)	1mo	$289,900	$175	68
205 Cherry Ln	0.68mi	4/2.0 (+1)	1,456 (-1%)	1mo	$205,000	$141	61
504 N College St	0.54mi	3/1.0	1,310 (-11%)	1mo	$195,000	$149	52

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: 19.6%
• Equity multiple: 2.59×
• Total profit: $120,567
• Equity at exit: $243,236

10-year hold

• IRR: 18.0%
• Equity multiple: 5.97×
• Total profit: $375,615
• Equity at exit: $524,549

Cash invested: $75,600 (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 72740

• Home prices YoY: 19.5%
• Active inventory: 129
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$146 /mo · $1,752/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-414

Break-even live

Break-even rent $2,119

Max offer price $196,809

Occupancy floor —

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
171 Madison St Unit 2415 Huntsville, AR	3.0	2.0	1120	$1,595	$1.42	44d	1	1.09mi
171 Madison St Unit 2415 Huntsville, AR	3.0	2.0	1116	$1,595	$1.43	23d	1	1.09mi

Listing history 8 events

1. 2026-06-05
   statusdays on market $269,999 Pending 37 DOM
2. 2026-06-03
   days on market $269,999 Active 36 DOM
3. 2026-06-02
   days on market $269,999 Active 35 DOM
4. 2026-06-01
   days on market $269,999 Active 34 DOM
5. 2026-05-31
   days on market $269,999 Active 33 DOM
6. 2026-05-31
   days on market $269,999 Active 32 DOM
7. 2026-04-28
   listed $269,999 Active 994-char remark
8. 2024-03-14
   soldstatus $247,750

ⓘ 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: $1,752 · $146/mo
• Projected year-2 tax: $1,752 · $146/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $19,140
• − Mortgage interest: −$15,124
• − Property taxes: −$1,752
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$7,855
• Taxable loss: −$10,003
• Est. tax savings @ 24.0%: +$2,401
• After-tax cash flow: $-2,571/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: Huntsville School District
• NCES district ID: 0508130
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $37,770
• Composite: 26.72/100
• National rank: #7146
• State rank: #141 of 238 in AR

Livability — Huntsville

• Score: 73/100
• State rank: #26
• US rank: #5604

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntsville, AR
• Population (ZIP): 10,226

Population outlook (Madison County) Hauer SSP2

• Today (2025): 15,655 people
• By 2030: 15,418 · -1.5%
• By 2040: 14,824 · -5.3%
• By 2050: 14,198 · -9.3%
• By 2075: 12,827 · -18.1%
• By 2100: 10,871 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 22% Hispanic / Latino 4% Pacific Islander 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+58.6) · D 19.9% · R 78.5% · Other 1.7%
• 2008→2024 swing: -29.7pp toward R · 2008: -28.9pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+55.7 2016: R+49.1 2012: R+32.9 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 57.73%
• Current HPI: 353.404
• 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

+9.0% since first listed

3 events — show timeline

• 2026-06-04 Pending — NWARMLS
• 2026-04-28 Listed $269,999 NWARMLS
• 2024-03-14 Sold (Public Records) $247,750 Public Records

Property tax history

+372.7%/yr

Latest (2025): $1,752 · +2134.1% YoY. Source: county tax records.