34 Cheyenne Dr · Cherokee Village, AR 72529

$128,000

2 bd · 1.5 ba · 1,080 sqft · SingleFamily public records · 44 Days on market

Built 1960 0.25 ac lot $119/sqft · 26% above area Est $119k · 7% over

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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).

• Cash flow +17.3/30.0
• DSCR +5.4/10.0
• ARV discount +4.3/15.0
• 1% rule +3.6/10.0
• 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

Nice move-in ready 2 bedroom bath and a half. Pretty laminate flooring with newer carpet in both bedrooms. It has central heat and air with anew fan installed this year. There is a site bult wood burning fireplace ready to snuggle up to on a cold winter night. The metal roof was put on in 2023 with many years of life left. Ample closet space for all your clothes and shoes! There is a sunroom enclosed, heated and cooled which is a great office area or additional space for entertaining! New refrigerator, sink and dishwasher. The newer washer and dryer stay and makes your move much sweeter! Wooded lot with a storage building in the back yard and a termite contract for your protection. Pretty flowers and plants adorn the front yard. When you purchase this home you will have access to 7 lakes, 2 award winning golf courses, a river, swimming pools, entertainment centers and all the luxury that high end properties have without the high end price! Make this yours today. Priced to sell at $129,900.00.

Key facts

• Laminate flooring
• Metal roof
• Ample closet space

Tags

• MOVE IN READY
• LAMINATE FLOORING
• WOOD BURNING FIREPLACE
• METAL ROOF
• AMPLE CLOSET SPACE
• SUNROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (14.1% below list).
• Recommended offer: $110k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.7% in Cherokee Village — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: amenities F, commute F, employment 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.
• Zoned schools: Cherokee Elementary School (math 58% / reading 40%, grade D, #108 of 454 statewide, top 24%, 594 students, 100% FRL); Highland Middle School (math 41% / reading 36%, grade F, #105 of 201 statewide, top 52%, 492 students, 100% FRL); Highland High School (math 31% / reading 44%, grade F, #62 of 292 statewide, top 21%, 526 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 698 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 $885 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago 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.

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 $110,000 (14.1% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.86% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (median comp): $119,451
• List price: $128,000
• Delta: 7.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Cherokee Rd	0.18mi	2/1.5	1,020 (-6%)	2mo	$100,000	$98	81
50 Cheyenne Dr	0.19mi	3/1.5 (+1)	1,131 (+5%)	2mo	$142,500	$126	77
79 Powhatan Dr	0.26mi	2/1.5	972 (-10%)	6mo	$134,900	$139	66
20 S Ontario Dr	0.05mi	2/2.0	1,200 (+11%)	16mo	$72,000	$60	64
16 Altakima Cir	0.52mi	2/1.0	1,008 (-7%)	4mo	$119,200	$118	59
55 Flathead Dr	0.65mi	2/1.5	1,040 (-4%)	13mo	$125,000	$120	52
7 Ada Dr	0.24mi	2/1.0	1,224 (+13%)	15mo	$123,000	$100	52
9 Big Horn	0.67mi	2/1.0	960 (-11%)	10mo	$85,000	$89	40

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-14,799
• Equity at exit: $19,085

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-5,376
• Equity at exit: $11,067

Cash invested: $35,840 (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: 698
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $94

Break-even live

Break-even rent $981

Max offer price $128,000

Occupancy floor 86%

Sensitivity live

Price	-10% $167	-5% $130	+0% $94	+5% $58	+10% $22
Rent	-10% $7	-5% $51	+0% $94	+5% $138	+10% $181
Rate	-1.0pp $159	-0.5pp $127	base $94	+0.5pp $61	+1.0pp $27

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: $32,000
• Closing costs: $3,840
• 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	45d	1	0.59mi

Listing history 28 events

1. 2026-05-16
   status Under Contract 1007-char remark

   Show marketing remark (1007 chars)

   Nice move-in ready 2 bedroom bath and a half. Pretty laminate flooring with newer carpet in both bedrooms. It has central heat and air with anew fan installed this year. There is a site bult wood burning fireplace ready to snuggle up to on a cold winter night. The metal roof was put on in 2023 with many years of life left. Ample closet space for all your clothes and shoes! There is a sunroom enclosed, heated and cooled which is a great office area or additional space for entertaining! New refrigerator, sink and dishwasher. The newer washer and dryer stay and makes your move much sweeter! Wooded lot with a storage building in the back yard and a termite contract for your protection. Pretty flowers and plants adorn the front yard. When you purchase this home you will have access to 7 lakes, 2 award winning golf courses, a river, swimming pools, entertainment centers and all the luxury that high end properties have without the high end price! Make this yours today. Priced to sell at $129,900.00.

2. 2026-04-30
   price $128,000 1007-char remark

   Show marketing remark (1007 chars)

   Nice move-in ready 2 bedroom bath and a half. Pretty laminate flooring with newer carpet in both bedrooms. It has central heat and air with anew fan installed this year. There is a site bult wood burning fireplace ready to snuggle up to on a cold winter night. The metal roof was put on in 2023 with many years of life left. Ample closet space for all your clothes and shoes! There is a sunroom enclosed, heated and cooled which is a great office area or additional space for entertaining! New refrigerator, sink and dishwasher. The newer washer and dryer stay and makes your move much sweeter! Wooded lot with a storage building in the back yard and a termite contract for your protection. Pretty flowers and plants adorn the front yard. When you purchase this home you will have access to 7 lakes, 2 award winning golf courses, a river, swimming pools, entertainment centers and all the luxury that high end properties have without the high end price! Make this yours today. Priced to sell at $129,900.00.

3. 2026-04-02
   listed $129,900 New Listing 1007-char remark

   Show marketing remark (1007 chars)

   Nice move-in ready 2 bedroom bath and a half. Pretty laminate flooring with newer carpet in both bedrooms. It has central heat and air with anew fan installed this year. There is a site bult wood burning fireplace ready to snuggle up to on a cold winter night. The metal roof was put on in 2023 with many years of life left. Ample closet space for all your clothes and shoes! There is a sunroom enclosed, heated and cooled which is a great office area or additional space for entertaining! New refrigerator, sink and dishwasher. The newer washer and dryer stay and makes your move much sweeter! Wooded lot with a storage building in the back yard and a termite contract for your protection. Pretty flowers and plants adorn the front yard. When you purchase this home you will have access to 7 lakes, 2 award winning golf courses, a river, swimming pools, entertainment centers and all the luxury that high end properties have without the high end price! Make this yours today. Priced to sell at $129,900.00.

4. 2024-12-20
   soldstatus $119,000 Sold 697-char remark

   Show marketing remark (697 chars)

   Located in the heart of Cherokee Village, this cozy 2 bedroom, 1 bathroom ranch style home with an open concept floor plan and a wood burning fireplace with built-ins has received many important upgrades in recent years. In 2023, there was a new metal roof, gutters, and downspouts installed. In 2021, there was a new water heater and storm windows added to the existing windows. Also upgraded during this time period has been interior paint, flooring, and new LED lighting. The sunroom has wonderful natural lighting, is heated and cooled as well, and serves as a tremendous place to enjoy nature or to prepare additional sleep arrangements. Make an appointment to view this great property today!

5. 2024-12-20
   soldstatus $119,000

   Show marketing remark (697 chars)

   Located in the heart of Cherokee Village, this cozy 2 bedroom, 1 bathroom ranch style home with an open concept floor plan and a wood burning fireplace with built-ins has received many important upgrades in recent years. In 2023, there was a new metal roof, gutters, and downspouts installed. In 2021, there was a new water heater and storm windows added to the existing windows. Also upgraded during this time period has been interior paint, flooring, and new LED lighting. The sunroom has wonderful natural lighting, is heated and cooled as well, and serves as a tremendous place to enjoy nature or to prepare additional sleep arrangements. Make an appointment to view this great property today!

6. 2024-12-12
   status Under Contract 697-char remark

   Show marketing remark (697 chars)

   Located in the heart of Cherokee Village, this cozy 2 bedroom, 1 bathroom ranch style home with an open concept floor plan and a wood burning fireplace with built-ins has received many important upgrades in recent years. In 2023, there was a new metal roof, gutters, and downspouts installed. In 2021, there was a new water heater and storm windows added to the existing windows. Also upgraded during this time period has been interior paint, flooring, and new LED lighting. The sunroom has wonderful natural lighting, is heated and cooled as well, and serves as a tremendous place to enjoy nature or to prepare additional sleep arrangements. Make an appointment to view this great property today!

7. 2024-10-23
   listed $119,000 New Listing 697-char remark

   Show marketing remark (697 chars)

   Located in the heart of Cherokee Village, this cozy 2 bedroom, 1 bathroom ranch style home with an open concept floor plan and a wood burning fireplace with built-ins has received many important upgrades in recent years. In 2023, there was a new metal roof, gutters, and downspouts installed. In 2021, there was a new water heater and storm windows added to the existing windows. Also upgraded during this time period has been interior paint, flooring, and new LED lighting. The sunroom has wonderful natural lighting, is heated and cooled as well, and serves as a tremendous place to enjoy nature or to prepare additional sleep arrangements. Make an appointment to view this great property today!

8. 2024-09-27
   historical
9. 2024-09-09
   price $124,500
10. 2024-08-21
    listed $124,900 New Listing
11. 2023-05-26
    soldstatus $88,500 Sold
12. 2023-05-10
    status Under Contract
13. 2023-04-26
    historical Take Backups
14. 2023-04-20
    status Back on Market
15. 2023-02-21
    historical
16. 2023-02-19
    historical Take Backups
17. 2023-02-15
    status Back on Market
18. 2022-11-17
    historical
19. 2022-11-07
    price $88,500
20. 2022-11-06
    price $95,500
21. 2022-10-31
    status Back on Market
22. 2022-10-09
    historical Take Backups
23. 2022-09-30
    listed $88,500 New Listing
24. 2021-06-02
    soldstatus $55,000 Sold
25. 2021-04-10
    historical
26. 2021-03-10
    listed $65,000 New Listing
27. 2004-11-29
    soldstatus $43,000
28. 1996-10-21
    soldstatus $40,000

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$215/yr (+$18/mo · 35.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: −$7,170
• − Property taxes: −$604
• − Insurance: −$640
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,724
• Taxable loss: −$1,050
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $1,381/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

+220.0% since first listed

28 events — show timeline

• 2026-05-16 Pending — CARMLS
• 2026-04-30 Price Changed $128,000 CARMLS
• 2026-04-02 Listed $129,900 CARMLS
• 2024-12-20 Sold (Public Records) $119,000 Public Records
• 2024-12-20 Sold (MLS) $119,000 CARMLS
• 2024-12-12 Pending — CARMLS
• 2024-10-23 Listed $119,000 CARMLS
• 2024-09-27 Listing Removed — CARMLS
• 2024-09-09 Price Changed $124,500 CARMLS
• 2024-08-21 Listed $124,900 CARMLS
• 2023-05-26 Sold (MLS) $88,500 CARMLS
• 2023-05-10 Pending — CARMLS
• 2023-04-26 Contingent — CARMLS
• 2023-04-20 Relisted — CARMLS
• 2023-02-21 Listing Removed — CARMLS
• 2023-02-19 Contingent — CARMLS
• 2023-02-15 Relisted — CARMLS
• 2022-11-17 Listing Removed — CARMLS
• 2022-11-07 Price Changed $88,500 CARMLS
• 2022-11-06 Price Changed $95,500 CARMLS
• 2022-10-31 Relisted — CARMLS
• 2022-10-09 Contingent — CARMLS
• 2022-09-30 Listed $88,500 CARMLS
• 2021-06-02 Sold (MLS) $55,000 CARMLS
• 2021-04-10 Listing Removed — CARMLS
• 2021-03-10 Listed $65,000 CARMLS
• 2004-11-29 Sold (Public Records) $43,000 Public Records
• 1996-10-21 Sold (Public Records) $40,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $604 · +481.3% YoY. Source: county tax records.