205 E Matthews St · Brookland, AR 72417

$105,000

2 bd · 1.0 ba · 1,141 sqft · SingleFamily public records · 86 Days on market

Built 1992 0.52 ac lot $92/sqft · 51% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 205 E Matthews. This 2 bedroom, 1 bath home offers 1,141 SF of living space and sits on nearly half an acre offering a spacious lot with mature shade trees and a storm shelter out back for added peace of mind. Inside, the home features a gas stove, gas heat, window units, and washer and dryer hookups. An additional room provides flexibility and can easily function as a third bedroom, office, or bonus space. Previously rented for $950 per month, this property presents a solid opportunity for investors looking to generate cash flow or expand their portfolio. With its lot size and layout flexibility, there is also potential for future improvements or increased returns.

Key facts

• Gas heat
• Spacious lot
• Storm shelter

Tags

• SPACIOUS LOT
• MATURE SHADE TREES
• STORM SHELTER
• GAS STOVE
• GAS HEAT
• WASHER AND DRYER HOOKUPS

🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$216,040) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 4.1% in Brookland — 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 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.
• Market conditions: 117 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $105k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.22%
• DSCR: 1.77
• GRM: 6.6

CMA / ARV

• ARV (median comp): $216,040
• List price: $105,000
• Delta: -51.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Logan	0.43mi	3/2.0 (+1)	1,200 (+5%)	2mo	$182,000	$152	61
114 Oak Meadow Cir	0.40mi	3/1.5 (+1)	1,248 (+9%)	3mo	$164,500	$132	57
105 Logan Ave	0.46mi	3/2.0 (+1)	1,092 (-4%)	7mo	$155,000	$142	56
107 Cherry	0.47mi	3/2.0 (+1)	1,170 (+2%)	13mo	$187,500	$160	54
103 Cherry St	0.45mi	3/2.0 (+1)	1,170 (+2%)	15mo	$187,000	$160	53
626 N Holman St	0.41mi	3/2.0 (+1)	1,272 (+12%)	1mo	$133,900	$105	52
115 B W School St	0.54mi	3/2.0 (+1)	1,087 (-5%)	15mo	$134,000	$123	46
115 W School St	0.54mi	3/2.0 (+1)	1,087 (-5%)	15mo	$134,000	$123	46
322 W School	0.72mi	3/2.0 (+1)	1,209 (+6%)	5mo	$179,900	$149	43
314 W School	0.70mi	3/2.0 (+1)	1,228 (+8%)	7mo	$177,000	$144	40
320 W School St	0.72mi	3/2.0 (+1)	1,092 (-4%)	13mo	$157,000	$144	40
305 W School St	0.62mi	3/2.0 (+1)	1,294 (+13%)	1mo	$185,000	$143	39

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: 37.0%
• Equity multiple: 3.86×
• Total profit: $84,018
• Equity at exit: $94,592

10-year hold

• IRR: 31.9%
• Equity multiple: 8.69×
• Total profit: $226,211
• Equity at exit: $203,992

Cash invested: $29,400 (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: 117
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$551
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $422

Break-even live

Break-even rent $798

Max offer price $105,000

Occupancy floor 63%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	43d	1	0.36mi
300 Story St Brookland, AR	3.0	2.0	1200	$1,270	$1.06	43d	1	0.37mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	43d	1	0.37mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	43d	1	0.43mi
105 Cherry St Brookland, AR	3.0	2.0	1170	$1,575	$1.35	43d	1	0.46mi
103 Jewel Cv Brookland, AR	2.0	1.0	832	$1,095	$1.32	43d	1	0.66mi

Listing history 22 events

1. 2026-06-19
   days on market $105,000 Active 86 DOM
2. 2026-06-18
   days on market $105,000 Active 85 DOM
3. 2026-06-17
   days on market $105,000 Active 84 DOM
4. 2026-06-16
   days on market $105,000 Active 83 DOM
5. 2026-06-15
   days on market $105,000 Active 82 DOM
6. 2026-06-14
   days on market $105,000 Active 80 DOM
7. 2026-06-13
   days on market $105,000 Active 79 DOM
8. 2026-06-10
   days on market $105,000 Active 77 DOM
9. 2026-06-09
   days on market $105,000 Active 76 DOM
10. 2026-06-08
    days on market $105,000 Active 75 DOM
11. 2026-06-07
    statusdays on market $105,000 Active 74 DOM
12. 2026-06-05
    days on market $105,000 Back on Market 71 DOM
13. 2026-06-02
    days on market $105,000 Back on Market 69 DOM
14. 2026-06-01
    days on market $105,000 Back on Market 68 DOM
15. 2026-05-31
    days on market $105,000 Back on Market 67 DOM
16. 2026-05-30
    days on market $105,000 Back on Market 66 DOM
17. 2026-05-07
    price $105,000 685-char remark

    Show marketing remark (685 chars)

    Welcome to 205 E Matthews. This 2 bedroom, 1 bath home offers 1,141 SF of living space and sits on nearly half an acre offering a spacious lot with mature shade trees and a storm shelter out back for added peace of mind. Inside, the home features a gas stove, gas heat, window units, and washer and dryer hookups. An additional room provides flexibility and can easily function as a third bedroom, office, or bonus space. Previously rented for $950 per month, this property presents a solid opportunity for investors looking to generate cash flow or expand their portfolio. With its lot size and layout flexibility, there is also potential for future improvements or increased returns.

18. 2026-05-06
    price $105,000 686-char remark

    Show marketing remark (686 chars)

    Welcome to 205 E Matthews. This 2 bedroom, 1 bath home offers 1,141 SF of living space and sits on nearly half an acre offering a spacious lot with mature shade trees and a storm shelter out back for added peace of mind. Inside, the home features a gas stove, gas heat, window units, and washer and dryer hookups. An additional room provides flexibility and can easily function as a third bedroom, office, or bonus space. Previously rented for $950 per month, this property presents a solid opportunity for investors looking to generate cash flow or expand their portfolio. With its lot size and layout flexibility, there is also potential for future improvements or increased returns.

19. 2026-03-23
    listed $114,900 New Listing 685-char remark

    Show marketing remark (686 chars)

    Welcome to 205 E Matthews. This 2 bedroom, 1 bath home offers 1,141 SF of living space and sits on nearly half an acre offering a spacious lot with mature shade trees and a storm shelter out back for added peace of mind. Inside, the home features a gas stove, gas heat, window units, and washer and dryer hookups. An additional room provides flexibility and can easily function as a third bedroom, office, or bonus space. Previously rented for $950 per month, this property presents a solid opportunity for investors looking to generate cash flow or expand their portfolio. With its lot size and layout flexibility, there is also potential for future improvements or increased returns.

20. 2026-03-23
    listed $114,900 Active 686-char remark

    Show marketing remark (686 chars)

    Welcome to 205 E Matthews. This 2 bedroom, 1 bath home offers 1,141 SF of living space and sits on nearly half an acre offering a spacious lot with mature shade trees and a storm shelter out back for added peace of mind. Inside, the home features a gas stove, gas heat, window units, and washer and dryer hookups. An additional room provides flexibility and can easily function as a third bedroom, office, or bonus space. Previously rented for $950 per month, this property presents a solid opportunity for investors looking to generate cash flow or expand their portfolio. With its lot size and layout flexibility, there is also potential for future improvements or increased returns.

21. 2023-07-16
    historical
22. 2001-04-03
    soldstatus $30,000

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: +$242/yr (+$20/mo · 56.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥110°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: $15,982
• − Mortgage interest: −$5,882
• − Property taxes: −$430
• − Insurance: −$525
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$3,055
• Taxable income: $3,533
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $4,215/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

• Census place: Brookland, AR
• 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

+250.0% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $105,000 CARMLS
• 2026-05-06 Price Changed $105,000 NEABOR MLS
• 2026-03-23 Listed $114,900 NEABOR MLS
• 2026-03-23 Listed $114,900 CARMLS
• 2023-07-16 Rental Removed — APPFOLIO
• 2001-04-03 Sold (Public Records) $30,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $430 · +0.0% YoY. Source: county tax records.