300 W Hinkley St · Brookland, AR 72417

$249,000

3 bd · 2.0 ba · 1,908 sqft · SingleFamily public records · 24 Days on market

Built 1960 0.64 ac lot Est $290k · 14% under

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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).

• ARV discount +13.9/15.0
• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.4/10.0

Listing remarks

Welcome to 300 W. Hinkley — a one-of-a-kind property filled with history, character, and room to make memories for generations to come. This spacious 3 bedroom, 2 bathroom home offers the kind of warmth and charm you simply can’t recreate. Beyond the generous living spaces, you’ll find multiple outbuilding, a storm cellar, extensive storage, and endless room for hobbies, entertaining, or projects. What truly makes this property special is its story. Tucked in the heart of Brookland, this home holds decades of local history. A treasured photograph from 1974 shows Brookland High School seniors gathered on the very front steps of this home, a reminder of the generations, laug

Key facts

• Flexible spaces
• Multiple outbuilding
• Extensive storage

Tags

• MULTIPLE OUTBUILDING
• STORM CELLAR
• EXTENSIVE STORAGE
• FLEXIBLE SPACES

Property features AI

Exterior

• Parking: Detached garage and carport with space for 4+ cars; RV parking available
• Utilities: Public water
• Home design: Metal/vinyl siding
• Construction: Metal roof; Crawl space foundation
• Exterior features: Porch; Fully fenced yard; Outside storage area; Storm cellar; Shop/building; RV parking; Barns/other outbuildings; Paved road access

Interior

• Kitchen: Electric range
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling; Central electric heating; Floor or wall furnace
• Interior features: Washer connection; Electric dryer connection; Wood-burning fireplace (site-built)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (35.8% below list).
• Recommended offer: $160k (35.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.1% in Brookland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: 117 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.

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 $159,789 (35.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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. 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: 0.64% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $290,016
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Brookvale Cir	0.54mi	3/2.0	1,651 (-14%)	2mo	$233,000	$141	50
102 Terry Dr	0.69mi	4/2.0 (+1)	1,776 (-7%)	6mo	$269,990	$152	46
107 Rivercrest	0.22mi	4/2.0 (+1)	2,150 (+13%)	23mo	$340,000	$158	45
112 Terry Dr	0.63mi	4/2.0 (+1)	1,774 (-7%)	12mo	$268,990	$152	44
112 Terry Dr	0.63mi	4/2.0 (+1)	1,774 (-7%)	12mo	$268,990	$152	44
105 Terry Dr	0.70mi	4/2.0 (+1)	1,774 (-7%)	9mo	$273,990	$154	43
105 Terry Dr	0.70mi	4/2.0 (+1)	1,774 (-7%)	9mo	$273,990	$154	43
108 Terry Dr	0.66mi	4/2.0 (+1)	1,774 (-7%)	12mo	$268,990	$152	43
118 Terry Dr	0.60mi	4/2.0 (+1)	1,774 (-7%)	15mo	$268,990	$152	43
109 Terry Dr	0.68mi	4/2.0 (+1)	1,774 (-7%)	12mo	$268,990	$152	42

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: 21.4%
• Equity multiple: 2.73×
• Total profit: $120,791
• Equity at exit: $224,319

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $367,043
• Equity at exit: $483,752

Cash invested: $69,720 (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 72417

• Home prices YoY: 20.6%
• Active inventory: 117
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-231

Break-even live

Break-even rent $1,890

Max offer price $208,212

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-160	+0% $-231	+5% $-301	+10% $-372
Rent	-10% $-357	-5% $-294	+0% $-231	+5% $-168	+10% $-105
Rate	-1.0pp $-105	-0.5pp $-168	base $-231	+0.5pp $-295	+1.0pp $-361

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	44d	1	0.17mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	44d	1	0.61mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	44d	1	0.63mi
123 Hidden Creek Dr Brookland, AR	3.0	2.0	1970	$2,550	$1.29	44d	1	1.15mi

Listing history 17 events

1. 2026-06-19
   days on market $249,000 Active 24 DOM
2. 2026-06-18
   days on market $249,000 Active 23 DOM
3. 2026-06-17
   days on market $249,000 Active 22 DOM
4. 2026-06-16
   days on market $249,000 Active 21 DOM
5. 2026-06-15
   days on market $249,000 Active 20 DOM
6. 2026-06-14
   days on market $249,000 Active 18 DOM
7. 2026-06-13
   days on market $249,000 Active 17 DOM
8. 2026-06-10
   days on market $249,000 Active 15 DOM
9. 2026-06-09
   days on market $249,000 Active 14 DOM
10. 2026-06-08
    days on market $249,000 Active 13 DOM
11. 2026-06-07
    days on market $249,000 Active 12 DOM
12. 2026-06-05
    days on market $249,000 Active 9 DOM
13. 2026-06-02
    statusdays on market $249,000 Active 7 DOM
14. 2026-06-01
    days on market $249,000 New Listing 6 DOM
15. 2026-05-31
    days on market $249,000 New Listing 5 DOM
16. 2026-05-30
    days on market $249,000 New Listing 4 DOM
17. 2026-05-26
    listed $249,000 New Listing

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,594 · $133/mo
• Expected delta: +$589/yr (+$49/mo · 58.7%)

ⓘ 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 · 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: $19,175
• − Mortgage interest: −$13,948
• − Property taxes: −$1,004
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$7,244
• Taxable loss: −$7,334
• Est. tax savings @ 24.0%: +$1,760
• After-tax cash flow: $-1,010/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: 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

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 · 97,185 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: 152.0

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%

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

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

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

1 event — show timeline

• 2026-05-26 Listed $249,000 CARMLS

Property tax history

+8.2%/yr

Latest (2025): $1,004 · +0.0% YoY. Source: county tax records.