161 Cherokee Rd · Cherokee Village, AR 72529

$62,000

4 bd · 1.5 ba · 1,242 sqft · SingleFamily public records · 22 Days on market

0.69 ac lot $50/sqft · 57% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Fixer Upper 4-bedroom, 3-bath home on approximately 0.69 acres with a wet weather creek running through the backyard and a screened-in back porch overlooking the peaceful setting. This one-level property features a gas log fireplace and a spacious yard with plenty of room to enjoy outdoor living. Located less than a mile from the North Golf Course and the South Fork River, offering easy access to kayaking, canoeing, fishing, and floating. This home is in need of significant updates and repairs, making it ideal for buyers looking for a project or an opportunity to renovate and build equity. With its size, layout, and desirable location, this property has strong potential to be transformed into a beautiful home with the right vision.

Key facts

• Spacious yard
• Wet weather creek
• Gas log fireplace

Tags

• WET WEATHER CREEK
• SCREENED IN BACK PORCH
• GAS LOG FIREPLACE
• SPACIOUS YARD
• EASY ACCESS TO KAYAKING
• EASY ACCESS TO CANOEING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $61k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.2% 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; 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 $429 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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.
• Current owner paid $48k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,070 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.77% ✓
• Cap rate: 15.19%
• Cash-on-cash: 31.78%
• DSCR: 2.41
• GRM: 4.7

CMA / ARV

• ARV (median comp): $181,390
• List price: $62,000
• Delta: -65.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Iowa Dr	0.31mi	3/2.0 (-1)	1,394 (+12%)	11mo	$185,000	$133	49

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: 21.2%
• Equity multiple: 1.87×
• Total profit: $15,047
• Equity at exit: $9,244

10-year hold

• IRR: 29.4%
• Equity multiple: 3.62×
• Total profit: $45,542
• Equity at exit: $5,361

Cash invested: $17,360 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$26
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $393

Break-even live

Break-even rent $602

Max offer price $62,000

Occupancy floor 59%

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: $15,500
• Closing costs: $1,860
• 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	43d	1	1.15mi

Listing history 15 events

1. 2026-05-12
   status Back on Market 741-char remark

   Show marketing remark (741 chars)

   Fixer Upper 4-bedroom, 3-bath home on approximately 0.69 acres with a wet weather creek running through the backyard and a screened-in back porch overlooking the peaceful setting. This one-level property features a gas log fireplace and a spacious yard with plenty of room to enjoy outdoor living. Located less than a mile from the North Golf Course and the South Fork River, offering easy access to kayaking, canoeing, fishing, and floating. This home is in need of significant updates and repairs, making it ideal for buyers looking for a project or an opportunity to renovate and build equity. With its size, layout, and desirable location, this property has strong potential to be transformed into a beautiful home with the right vision.

2. 2026-04-22
   status Under Contract 741-char remark

   Show marketing remark (741 chars)

   Fixer Upper 4-bedroom, 3-bath home on approximately 0.69 acres with a wet weather creek running through the backyard and a screened-in back porch overlooking the peaceful setting. This one-level property features a gas log fireplace and a spacious yard with plenty of room to enjoy outdoor living. Located less than a mile from the North Golf Course and the South Fork River, offering easy access to kayaking, canoeing, fishing, and floating. This home is in need of significant updates and repairs, making it ideal for buyers looking for a project or an opportunity to renovate and build equity. With its size, layout, and desirable location, this property has strong potential to be transformed into a beautiful home with the right vision.

3. 2026-04-17
   status Back on Market 741-char remark

   Show marketing remark (741 chars)

   Fixer Upper 4-bedroom, 3-bath home on approximately 0.69 acres with a wet weather creek running through the backyard and a screened-in back porch overlooking the peaceful setting. This one-level property features a gas log fireplace and a spacious yard with plenty of room to enjoy outdoor living. Located less than a mile from the North Golf Course and the South Fork River, offering easy access to kayaking, canoeing, fishing, and floating. This home is in need of significant updates and repairs, making it ideal for buyers looking for a project or an opportunity to renovate and build equity. With its size, layout, and desirable location, this property has strong potential to be transformed into a beautiful home with the right vision.

4. 2026-03-25
   status Under Contract 741-char remark

   Show marketing remark (741 chars)

   Fixer Upper 4-bedroom, 3-bath home on approximately 0.69 acres with a wet weather creek running through the backyard and a screened-in back porch overlooking the peaceful setting. This one-level property features a gas log fireplace and a spacious yard with plenty of room to enjoy outdoor living. Located less than a mile from the North Golf Course and the South Fork River, offering easy access to kayaking, canoeing, fishing, and floating. This home is in need of significant updates and repairs, making it ideal for buyers looking for a project or an opportunity to renovate and build equity. With its size, layout, and desirable location, this property has strong potential to be transformed into a beautiful home with the right vision.

5. 2026-03-25
   status Back on Market 741-char remark

   Show marketing remark (741 chars)

   Fixer Upper 4-bedroom, 3-bath home on approximately 0.69 acres with a wet weather creek running through the backyard and a screened-in back porch overlooking the peaceful setting. This one-level property features a gas log fireplace and a spacious yard with plenty of room to enjoy outdoor living. Located less than a mile from the North Golf Course and the South Fork River, offering easy access to kayaking, canoeing, fishing, and floating. This home is in need of significant updates and repairs, making it ideal for buyers looking for a project or an opportunity to renovate and build equity. With its size, layout, and desirable location, this property has strong potential to be transformed into a beautiful home with the right vision.

6. 2026-03-23
   status Under Contract 741-char remark

   Show marketing remark (741 chars)

   Fixer Upper 4-bedroom, 3-bath home on approximately 0.69 acres with a wet weather creek running through the backyard and a screened-in back porch overlooking the peaceful setting. This one-level property features a gas log fireplace and a spacious yard with plenty of room to enjoy outdoor living. Located less than a mile from the North Golf Course and the South Fork River, offering easy access to kayaking, canoeing, fishing, and floating. This home is in need of significant updates and repairs, making it ideal for buyers looking for a project or an opportunity to renovate and build equity. With its size, layout, and desirable location, this property has strong potential to be transformed into a beautiful home with the right vision.

7. 2026-03-16
   listed $62,000 New Listing 741-char remark

   Show marketing remark (741 chars)

   Fixer Upper 4-bedroom, 3-bath home on approximately 0.69 acres with a wet weather creek running through the backyard and a screened-in back porch overlooking the peaceful setting. This one-level property features a gas log fireplace and a spacious yard with plenty of room to enjoy outdoor living. Located less than a mile from the North Golf Course and the South Fork River, offering easy access to kayaking, canoeing, fishing, and floating. This home is in need of significant updates and repairs, making it ideal for buyers looking for a project or an opportunity to renovate and build equity. With its size, layout, and desirable location, this property has strong potential to be transformed into a beautiful home with the right vision.

8. 2015-09-30
   soldstatus $48,000 Sold 365-char remark

   Show marketing remark (365 chars)

   CART TO NORTH GOLF COURSE! Built with efficiency in mind, this 3 bedroom, 2 bath, all electric home is energy efficient and ready for purchase. The home features a native stone fireplace, new dishwasher & range, a screened in back porch and storage shed. All this is located on two fabulous level lots with a seasonal creek running the length of the backyard.

9. 2015-08-07
   status Under Contract 365-char remark

   Show marketing remark (365 chars)

   CART TO NORTH GOLF COURSE! Built with efficiency in mind, this 3 bedroom, 2 bath, all electric home is energy efficient and ready for purchase. The home features a native stone fireplace, new dishwasher & range, a screened in back porch and storage shed. All this is located on two fabulous level lots with a seasonal creek running the length of the backyard.

10. 2015-07-25
    listed $45,000 New Listing 365-char remark

    Show marketing remark (365 chars)

    CART TO NORTH GOLF COURSE! Built with efficiency in mind, this 3 bedroom, 2 bath, all electric home is energy efficient and ready for purchase. The home features a native stone fireplace, new dishwasher & range, a screened in back porch and storage shed. All this is located on two fabulous level lots with a seasonal creek running the length of the backyard.

11. 2015-06-11
    soldstatus $46,700
12. 2015-06-10
    historical
13. 2015-06-03
    listed $59,500 Active
14. 2007-11-15
    soldstatus $57,000
15. 2002-06-14
    soldstatus $51,000

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $699 · $58/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: −$3,473
• − Property taxes: −$699
• − Insurance: −$1,108
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,804
• Taxable income: $4,004
• Est. tax owed @ 24.0%: −$961
• After-tax cash flow: $3,758/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

+21.6% since first listed

15 events — show timeline

• 2026-05-12 Relisted — CARMLS
• 2026-04-22 Pending — CARMLS
• 2026-04-17 Relisted — CARMLS
• 2026-03-25 Pending — CARMLS
• 2026-03-25 Relisted — CARMLS
• 2026-03-23 Pending — CARMLS
• 2026-03-16 Listed $62,000 CARMLS
• 2015-09-30 Sold (MLS) $48,000 CARMLS
• 2015-08-07 Pending — CARMLS
• 2015-07-25 Listed $45,000 CARMLS
• 2015-06-11 Sold (Public Records) $46,700 Public Records
• 2015-06-10 Listing Removed — CARMLS
• 2015-06-03 Listed $59,500 CARMLS
• 2007-11-15 Sold (Public Records) $57,000 Public Records
• 2002-06-14 Sold (Public Records) $51,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $699 · +8.6% YoY. Source: county tax records.