128 Hiawatha Dr · Cherokee Village, AR 72529

$119,900

2 bd · 1.5 ba · 876 sqft · SingleFamily public records · 348 Days on market

Built 1978 6,969 sqft lot $137/sqft · 33% above area Est $90k · 33% over

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Why this score? — see what drove the C- 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +6.1/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super cute and nicely updated 2 bedroom 1.5 bath home. The curb appeal on this house welcomes you right into the open floor plan living room and kitchen. Home features a dedicated laundry and half bath, along with good storage. Extra storage or workshop attached to back of home. New roof in 2025 for peace of mind!

Key facts

• Open floor plan
• Workshop attached
• Extra storage

Tags

• OPEN FLOOR PLAN
• DEDICATED LAUNDRY
• EXTRA STORAGE
• WORKSHOP ATTACHED
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.7% in Cherokee Village — 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 62/100 on livability (#227 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: schools F, amenities F, commute 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.
• Market conditions: 688 active listings in the ZIP; 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 $829 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 348 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 11890% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $68k; list at $120k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 348 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.11% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.79%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (median comp): $90,295
• List price: $119,900
• Delta: 32.79%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Shawnee Dr	0.11mi	2/1.0	868 (-1%)	7mo	$35,000	$40	85
3 Geronimo Dr	0.48mi	2/1.5	899 (+3%)	8mo	$100,000	$111	67
14 Broken Bow Dr	0.51mi	2/1.0	860 (-2%)	8mo	$110,000	$128	64
41 Geronimo Dr	0.38mi	3/1.0 (+1)	880 (+0%)	13mo	$68,000	$77	64
108 Sequoyah Ridge Rd Rdg	0.35mi	2/1.0	960 (+10%)	6mo	$50,000	$52	60
22 S Wichita Cir	0.64mi	2/1.0	936 (+7%)	1mo	$100,000	$107	56
231 E Lakeshore Dr	0.70mi	2/1.0	884 (+1%)	10mo	$135,000	$153	55
113 E Lk	0.37mi	2/2.0	1,000 (+14%)	6mo	$144,900	$145	53
106 E Lakeshore Dr	0.42mi	2/1.0	768 (-12%)	8mo	$123,000	$160	51
113 E Lakeshore Dr	0.40mi	2/1.0	1,000 (+14%)	6mo	$144,900	$145	51
31 S Wichita Cir	0.53mi	2/1.0	912 (+4%)	21mo	$74,000	$81	49
212 Hiawatha	0.66mi	2/1.0	995 (+14%)	6mo	$88,900	$89	39

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,539
• Equity at exit: $17,877

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $28,207
• Equity at exit: $10,367

Cash invested: $33,572 (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: 688
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $330

Break-even live

Break-even rent $909

Max offer price $119,900

Occupancy floor 70%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $119,900 Active 348 DOM
2. 2026-06-18
   days on market $119,900 Active 347 DOM
3. 2026-06-17
   days on market $119,900 Active 346 DOM
4. 2026-06-16
   days on market $119,900 Active 345 DOM
5. 2026-06-15
   days on market $119,900 Active 344 DOM
6. 2026-06-14
   days on market $119,900 Active 342 DOM
7. 2026-06-12
   days on market $119,900 Active 341 DOM
8. 2026-06-09
   days on market $119,900 Active 338 DOM
9. 2026-06-08
   days on market $119,900 Active 337 DOM
10. 2026-06-07
    days on market $119,900 Active 336 DOM
11. 2026-06-04
    days on market $119,900 Active 332 DOM
12. 2026-06-02
    days on market $119,900 Active 331 DOM
13. 2026-06-01
    days on market $119,900 Active 330 DOM
14. 2026-05-31
    days on market $119,900 Active 329 DOM
15. 2026-05-31
    days on market $119,900 Active 328 DOM
16. 2026-04-29
    listed $1,000
17. 2026-04-28
    historical $1,000
18. 2026-04-02
    listed $1,000
19. 2026-01-01
    price $119,900 315-char remark

    Show marketing remark (315 chars)

    Super cute and nicely updated 2 bedroom 1.5 bath home. The curb appeal on this house welcomes you right into the open floor plan living room and kitchen. Home features a dedicated laundry and half bath, along with good storage. Extra storage or workshop attached to back of home. New roof in 2025 for peace of mind!

20. 2025-12-31
    price $119,900 315-char remark

    Show marketing remark (315 chars)

    Super cute and nicely updated 2 bedroom 1.5 bath home. The curb appeal on this house welcomes you right into the open floor plan living room and kitchen. Home features a dedicated laundry and half bath, along with good storage. Extra storage or workshop attached to back of home. New roof in 2025 for peace of mind!

21. 2025-11-14
    price $125,000 315-char remark

    Show marketing remark (315 chars)

    Super cute and nicely updated 2 bedroom 1.5 bath home. The curb appeal on this house welcomes you right into the open floor plan living room and kitchen. Home features a dedicated laundry and half bath, along with good storage. Extra storage or workshop attached to back of home. New roof in 2025 for peace of mind!

22. 2025-11-14
    price $125,000 315-char remark

    Show marketing remark (315 chars)

    Super cute and nicely updated 2 bedroom 1.5 bath home. The curb appeal on this house welcomes you right into the open floor plan living room and kitchen. Home features a dedicated laundry and half bath, along with good storage. Extra storage or workshop attached to back of home. New roof in 2025 for peace of mind!

23. 2025-07-03
    listed $129,000 Active 315-char remark

    Show marketing remark (315 chars)

    Super cute and nicely updated 2 bedroom 1.5 bath home. The curb appeal on this house welcomes you right into the open floor plan living room and kitchen. Home features a dedicated laundry and half bath, along with good storage. Extra storage or workshop attached to back of home. New roof in 2025 for peace of mind!

24. 2025-07-02
    listed $129,000 New Listing 315-char remark

    Show marketing remark (315 chars)

    Super cute and nicely updated 2 bedroom 1.5 bath home. The curb appeal on this house welcomes you right into the open floor plan living room and kitchen. Home features a dedicated laundry and half bath, along with good storage. Extra storage or workshop attached to back of home. New roof in 2025 for peace of mind!

25. 2025-05-10
    listed $69,900
26. 2025-05-08
    status Under Contract
27. 2025-05-08
    soldstatus $67,500
28. 2025-05-08
    soldstatus $67,500 Sold
29. 2025-03-26
    historical Take Backups
30. 2025-03-13
    listed $69,900 New Listing
31. 1997-03-27
    soldstatus $26,000
32. 1988-09-02
    soldstatus $18,000
33. 1988-04-04
    soldstatus $14,000

ⓘ 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: $475 · $40/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$293/yr (+$24/mo · 61.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 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: $15,923
• − Mortgage interest: −$6,716
• − Property taxes: −$475
• − Insurance: −$600
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$3,488
• Taxable income: $2,097
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $3,456/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

-92.9% since first listed

18 events — show timeline

• 2026-04-29 Listed for Rent $1,000 TURBOTENANT
• 2026-04-28 Rental Removed $1,000 TURBOTENANT
• 2026-04-02 Listed for Rent $1,000 TURBOTENANT
• 2026-01-01 Price Changed $119,900 CARMLS
• 2025-12-31 Price Changed $119,900 Batesville
• 2025-11-14 Price Changed $125,000 CARMLS
• 2025-11-14 Price Changed $125,000 Batesville
• 2025-07-03 Listed $129,000 Batesville
• 2025-07-02 Listed $129,000 CARMLS
• 2025-05-10 Listed $69,900 Batesville
• 2025-05-08 Pending — CARMLS
• 2025-05-08 Sold (MLS) $67,500 CARMLS
• 2025-05-08 Sold (MLS) $67,500 Batesville
• 2025-03-26 Contingent — CARMLS
• 2025-03-13 Listed $69,900 CARMLS
• 1997-03-27 Sold (Public Records) $26,000 Public Records
• 1988-09-02 Sold (Public Records) $18,000 Public Records
• 1988-04-04 Sold (Public Records) $14,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $475 · +8.0% YoY. Source: county tax records.