205 E Matthews St · Brookland, AR 72417

$105,000

2 bd · 1.0 ba · 1,141 sqft · SingleFamily public records · 136 Days on market

Built 1992 Good condition 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
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +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 (~$213,870) 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. Condition is rated good.

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: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 4.4% 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.
• 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: 152 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 136 days — a 12% lower offer ($92k) 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% 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): $213,870
• List price: $105,000
• Delta: -50.90%
• 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
111 Cameron	0.18mi	3/2.0 (+1)	1,282 (+12%)	1mo	$210,000	$164	61
125 Logan	0.43mi	3/2.0 (+1)	1,200 (+5%)	3mo	$182,000	$152	60
114 Oak Meadow Cir	0.40mi	3/1.5 (+1)	1,248 (+9%)	4mo	$164,500	$132	55
105 Logan Ave	0.46mi	3/2.0 (+1)	1,092 (-4%)	9mo	$155,000	$142	55
107 Cherry	0.47mi	3/2.0 (+1)	1,170 (+2%)	15mo	$187,500	$160	52
103 Cherry St	0.45mi	3/2.0 (+1)	1,170 (+2%)	17mo	$187,000	$160	52
626 N Holman St	0.41mi	3/2.0 (+1)	1,272 (+12%)	2mo	$133,900	$105	50
115 B W School St	0.54mi	3/2.0 (+1)	1,087 (-5%)	17mo	$134,000	$123	44
322 W School	0.72mi	3/2.0 (+1)	1,209 (+6%)	6mo	$179,900	$149	42
314 W School	0.70mi	3/2.0 (+1)	1,228 (+8%)	8mo	$177,000	$144	39
320 W School St	0.72mi	3/2.0 (+1)	1,092 (-4%)	14mo	$157,000	$144	38
305 W School St	0.62mi	3/2.0 (+1)	1,294 (+13%)	2mo	$185,000	$143	38

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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 4 under contract
• Months of supply: 2.7 mo (38%/mo absorbed)
• Median asking: $189,900 ($154/sqft)
• Median days on market: 41 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +21.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72417

• Home prices YoY: 20.6%
• Active inventory: 152
• 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%

Sensitivity live

Price	-10% $481	-5% $452	+0% $422	+5% $392	+10% $362
Rent	-10% $317	-5% $369	+0% $422	+5% $474	+10% $527
Rate	-1.0pp $475	-0.5pp $449	base $422	+0.5pp $395	+1.0pp $367

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
• Club membership (one-time): —
• 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	93d	1	0.36mi
300 Story St Brookland, AR	3.0	2.0	1200	$1,270	$1.06	93d	1	0.37mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	93d	1	0.37mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	93d	1	0.43mi
105 Cherry St Brookland, AR	3.0	2.0	1170	$1,575	$1.35	93d	1	0.46mi
103 Jewel Cv Brookland, AR	2.0	1.0	832	$1,095	$1.32	93d	1	0.66mi

Listing history 50 events

1. 2026-08-08
   days on market $105,000 Active 136 DOM
2. 2026-08-07
   days on market $105,000 Active 135 DOM
3. 2026-08-06
   days on market $105,000 Active 134 DOM
4. 2026-08-05
   days on market $105,000 Active 133 DOM
5. 2026-08-04
   days on market $105,000 Active 132 DOM
6. 2026-08-03
   days on market $105,000 Active 131 DOM
7. 2026-07-31
   days on market $105,000 Active 128 DOM
8. 2026-07-30
   days on market $105,000 Active 127 DOM
9. 2026-07-29
   days on market $105,000 Active 126 DOM
10. 2026-07-27
    days on market $105,000 Active 124 DOM
11. 2026-07-25
    days on market $105,000 Active 122 DOM
12. 2026-07-24
    days on market $105,000 Active 121 DOM
13. 2026-07-23
    days on market $105,000 Active 120 DOM
14. 2026-07-22
    days on market $105,000 Active 119 DOM
15. 2026-07-21
    days on market $105,000 Active 118 DOM
16. 2026-07-18
    days on market $105,000 Active 115 DOM
17. 2026-07-16
    days on market $105,000 Active 113 DOM
18. 2026-07-16
    days on market $105,000 Active 112 DOM
19. 2026-07-14
    days on market $105,000 Active 111 DOM
20. 2026-07-13
    days on market $105,000 Active 110 DOM
21. 2026-07-12
    days on market $105,000 Active 109 DOM
22. 2026-07-11
    days on market $105,000 Active 108 DOM
23. 2026-07-10
    days on market $105,000 Active 107 DOM
24. 2026-07-09
    days on market $105,000 Active 106 DOM
25. 2026-07-08
    days on market $105,000 Active 105 DOM
26. 2026-07-07
    days on market $105,000 Active 104 DOM
27. 2026-07-06
    days on market $105,000 Active 103 DOM
28. 2026-07-05
    days on market $105,000 Active 102 DOM
29. 2026-07-04
    days on market $105,000 Active 101 DOM
30. 2026-07-03
    days on market $105,000 Active 100 DOM
31. 2026-07-02
    days on market $105,000 Active 99 DOM
32. 2026-07-01
    days on market $105,000 Active 98 DOM
33. 2026-06-30
    days on market $105,000 Active 97 DOM
34. 2026-06-29
    days on market $105,000 Active 96 DOM
35. 2026-06-28
    days on market $105,000 Active 95 DOM
36. 2026-06-28
    days on market $105,000 Active 94 DOM
37. 2026-06-27
    days on market $105,000 Active 93 DOM
38. 2026-06-26
    days on market $105,000 Active 92 DOM
39. 2026-06-23
    days on market $105,000 Active 89 DOM
40. 2026-06-21
    days on market $105,000 Active 88 DOM
41. 2026-06-19
    days on market $105,000 Active 86 DOM
42. 2026-06-18
    days on market $105,000 Active 85 DOM
43. 2026-06-17
    days on market $105,000 Active 84 DOM
44. 2026-06-16
    days on market $105,000 Active 83 DOM
45. 2026-06-15
    days on market $105,000 Active 82 DOM
46. 2026-06-14
    days on market $105,000 Active 80 DOM
47. 2026-06-13
    days on market $105,000 Active 79 DOM
48. 2026-06-10
    days on market $105,000 Active 77 DOM
49. 2026-06-09
    days on market $105,000 Active 76 DOM
50. 2026-06-08
    days on market $105,000 Active 75 DOM

ⓘ 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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $5,705–$17,115 screening

This 2-bedroom, 1-bath home is in good condition with minimal repairs needed. It offers a spacious lot with mature shade trees and a storm shelter, making it a solid investment opportunity.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet Appliances white

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Well-maintained landscaping can increase property value and attract potential buyers ↑
• Both Add a small front porch — A front porch can improve curb appeal and provide a welcoming entrance ↑
• Both Install new flooring in the kitchen — New flooring can improve the kitchen's appearance and functionality ↑
• Both Add a small outdoor seating area — An outdoor seating area can increase the property's appeal and functionality ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Brookland Middle School D- AR #135/454 Nat'l #15,746/41,679 Middle Brookland Junior High School F AR #83/201 Nat'l #5,727/14,009 High Brookland High School F AR #142/292 Nat'l #11,215/17,239

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

B Composite livability gradescore 70/100

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 · 122,235 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: 5% of renters

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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%

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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

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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

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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.