10 Pontotoc Trl · Cherokee Village, AR 72529

$195,000

3 bd · 2.0 ba · 1,968 sqft · SingleFamily public records · 302 Days on market

Built 2009 10,454 sqft lot $99/sqft · 21% below area Est $248k · 21% under

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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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.5/10.0
• 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

Investment Opportunity! Tucked away on a cul-de-sac near Lake Chanute is this stylish 1-level home with a large 420sqft 1-car garage. Built in 2009. This home is very spacious and freshly painted throughout. Central HVAC. 3 bedrooms, 2 bathrooms, (one of which has a walk-in shower and a jetted tub!) large livingroom with a bay window, kitchen with lots of cabinet space and a bar & dining room with french-doors leading out to the side porch. Tile flooring in kitchen, dining, laundry area, and bathrooms. Laminate flooring in all other rooms. All electric and there is a security system installed. Stainless steel dishwasher stays. Ownership of this beautiful home comes with access to Cherokee Village amenities which includes 7 lakes, 2 golf courses, South Fork River, parks, walking trails, tennis court, community center with work-out equipment, pickleball and miniature golf & swimming pools to name a few. Holiday festivities throughout the year and other local town activities give our residence plenty to do in any season. Many tourists enjoy our beautiful Spring River where you can kayak or canoe, fish or swim. Will be on a Year Lease Contract starting April 1st

Key facts

• Central hvac
• Bay window
• Walk-in shower

Tags

• CUL-DE-SAC
• LAKE CHANUTE
• CENTRAL HVAC
• WALK-IN SHOWER
• JETTED TUB
• BAY WINDOW

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $99 ($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 $165k (15.2% below list).
• Recommended offer: $165k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 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.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Fulton County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 12900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $46k; list at $195k implies a 324% gain — meaningful room to come down on a strong offer.

Recommended offer $165,331 (15.2% below list)

Questions for the listing agent

1. It's been on market 302 days. Have you received any prior offers? Is the seller open to a 15% 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. 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. 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: 0.85% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

• ARV (median comp): $248,379
• List price: $195,000
• Delta: -21.49%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Susquehanna Dr	0.72mi	2/2.0 (-1)	2,204 (+12%)	4mo	$115,000	$52	38

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-25,339
• Equity at exit: $29,075

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-14,176
• Equity at exit: $16,860

Cash invested: $54,600 (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 72529

• Home prices YoY: -18.2%
• Active inventory: 688
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,653 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $99

Break-even live

Break-even rent $1,528

Max offer price $195,000

Occupancy floor 89%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $195,000 Active 302 DOM
2. 2026-06-18
   days on market $195,000 Active 301 DOM
3. 2026-06-17
   days on market $195,000 Active 300 DOM
4. 2026-06-16
   days on market $195,000 Active 299 DOM
5. 2026-06-15
   days on market $195,000 Active 298 DOM
6. 2026-06-14
   days on market $195,000 Active 296 DOM
7. 2026-06-12
   days on market $195,000 Active 295 DOM
8. 2026-06-09
   days on market $195,000 Active 292 DOM
9. 2026-06-08
   days on market $195,000 Active 291 DOM
10. 2026-06-07
    days on market $195,000 Active 290 DOM
11. 2026-06-04
    days on market $195,000 Active 286 DOM
12. 2026-06-02
    days on market $195,000 Active 285 DOM
13. 2026-06-01
    days on market $195,000 Active 284 DOM
14. 2026-05-31
    days on market $195,000 Active 283 DOM
15. 2026-05-31
    days on market $195,000 Active 282 DOM
16. 2026-03-06
    historical $1,500
17. 2025-11-15
    listed $1,500
18. 2025-08-15
    listed $195,000 New Listing 1188-char remark

    Show marketing remark (1188 chars)

    Investment Opportunity! Tucked away on a cul-de-sac near Lake Chanute is this stylish 1-level home with a large 420sqft 1-car garage. Built in 2009. This home is very spacious and freshly painted throughout. Central HVAC. 3 bedrooms, 2 bathrooms, (one of which has a walk-in shower and a jetted tub!) large livingroom with a bay window, kitchen with lots of cabinet space and a bar & dining room with french-doors leading out to the side porch. Tile flooring in kitchen, dining, laundry area, and bathrooms. Laminate flooring in all other rooms. All electric and there is a security system installed. Stainless steel dishwasher stays. Ownership of this beautiful home comes with access to Cherokee Village amenities which includes 7 lakes, 2 golf courses, South Fork River, parks, walking trails, tennis court, community center with work-out equipment, pickleball and miniature golf & swimming pools to name a few. Holiday festivities throughout the year and other local town activities give our residence plenty to do in any season. Many tourists enjoy our beautiful Spring River where you can kayak or canoe, fish or swim. Will be on a Year Lease Contract starting April 1st

19. 2005-05-24
    soldstatus $46,000

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,248 · $104/mo
• Expected delta: +$12/yr (+$1/mo · 0.9%)

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

Taxation est. · year 1

• Rental income: $19,840
• − Mortgage interest: −$10,923
• − Property taxes: −$1,236
• − Insurance: −$975
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$5,673
• Taxable loss: −$2,142
• Est. tax savings @ 24.0%: +$514
• After-tax cash flow: $1,705/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 (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

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 · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

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

-96.7% since first listed

4 events — show timeline

• 2026-03-06 Rental Removed $1,500 CARMLS
• 2025-11-15 Listed for Rent $1,500 CARMLS
• 2025-08-15 Listed $195,000 CARMLS
• 2005-05-24 Sold (Public Records) $46,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,236 · +8.4% YoY. Source: county tax records.