303 Cole Dr · Brookland, AR 72417

$234,900

4 bd · 2.0 ba · 1,546 sqft · SingleFamily public records · 27 Days on market

Built 2021 Good condition 0.44 ac lot Est $224k · at est.

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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 +15.2/30.0
• Appreciation +10.0/10.0
• ARV discount +5.3/15.0
• DSCR +4.7/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

This is the Carson 4 bedroom floorplan. It is a split floorplan with neutral colors. It will have carpet in the bedrooms only. It sits on a nice lot with a large backyard. Estimated completion date is May 2022.

Key facts

• Ample natural light
• 0.44 acre lot
• 2 garage spots

Tags

• SPACIOUS SINGLE STORY LAYOUT
• OPEN CONCEPT INTERIORS
• AMPLE NATURAL LIGHT
• WELL MAINTAINED RESIDENCE

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Refrigerator; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $83 ($996/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 $187k (20.2% below list).
• Recommended offer: $187k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.1% in Brookland — 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 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.
• Zoned schools: Brookland Middle School (math 56% / reading 35%, grade D-, #135 of 454 statewide, top 30%, 878 students, 31% FRL); Brookland Junior High School (math 36% / reading 46%, grade F, #83 of 201 statewide, top 44%, 718 students, 26% FRL); Brookland High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 589 students, 27% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 117 active listings in the ZIP; 6 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 36% 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 $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Recommended offer $187,410 (20.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.80% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $224,170
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Ellis Dr	0.06mi	4/2.0	1,470 (-5%)	3mo	$212,500	$145	86
97 Ellis Dr	0.07mi	4/2.0	1,652 (+7%)	0mo	$207,000	$125	85
237 Cole Dr	0.08mi	3/2.0 (-1)	1,485 (-4%)	1mo	$214,900	$145	84
307 Harper Dr	0.32mi	4/2.0	1,566 (+1%)	4mo	$205,000	$131	80
101 Ellis Dr	0.08mi	3/2.0 (-1)	1,436 (-7%)	2mo	$220,000	$153	77
74 Clearwater Dr	0.06mi	3/2.0 (-1)	1,672 (+8%)	2mo	$286,990	$172	77
93 Clearwater Dr	0.12mi	3/2.0 (-1)	1,672 (+8%)	2mo	$283,990	$170	74
357 Emma Dr	0.32mi	3/2.0 (-1)	1,568 (+1%)	4mo	$165,000	$105	74
74 Clearwater Dr	0.16mi	3/2.0 (-1)	1,672 (+8%)	2mo	$286,990	$172	72
126 Ellis Dr	0.08mi	3/2.0 (-1)	1,386 (-10%)	2mo	$218,850	$158	72
104 Janis Dr	0.51mi	3/2.0 (-1)	1,665 (+8%)	3mo	$210,000	$126	56
587 E Matthews St	0.59mi	4/2.0	1,320 (-15%)	1mo	$188,000	$142	47

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: 25.3%
• Equity multiple: 3.02×
• Total profit: $133,111
• Equity at exit: $211,617

10-year hold

• IRR: 22.3%
• Equity multiple: 6.89×
• Total profit: $387,611
• Equity at exit: $456,359

Cash invested: $65,772 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $83

Break-even live

Break-even rent $1,769

Max offer price $234,900

Occupancy floor 91%

Sensitivity live

Price	-10% $216	-5% $150	+0% $83	+5% $17	+10% $-50
Rent	-10% $-65	-5% $9	+0% $83	+5% $157	+10% $231
Rate	-1.0pp $201	-0.5pp $143	base $83	+0.5pp $22	+1.0pp $-40

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Hidden Creek Dr Brookland, AR	3.0	2.0	1970	$2,550	$1.29	44d	1	0.16mi
315 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	44d	1	0.45mi
300 Story St Brookland, AR	3.0	2.0	1200	$1,270	$1.06	44d	1	0.50mi
338 Story St Brookland, AR	3.0	2.0	1250	$1,270	$1.02	44d	1	0.50mi
105 Cherry St Brookland, AR	3.0	2.0	1170	$1,575	$1.35	44d	1	0.77mi
203 N Bernis St Brookland, AR	3.0	2.0	1328	$1,550	$1.17	44d	1	0.84mi

Listing history 19 events

1. 2026-06-19
   days on market $234,900 Active 27 DOM
2. 2026-06-18
   days on market $234,900 Active 26 DOM
3. 2026-06-17
   days on market $234,900 Active 25 DOM
4. 2026-06-16
   days on market $234,900 Active 24 DOM
5. 2026-06-15
   days on market $234,900 Active 23 DOM
6. 2026-06-14
   days on market $234,900 Active 21 DOM
7. 2026-06-13
   days on market $234,900 Active 20 DOM
8. 2026-06-10
   days on market $234,900 Active 18 DOM
9. 2026-06-09
   days on market $234,900 Active 17 DOM
10. 2026-06-08
    days on market $234,900 Active 16 DOM
11. 2026-06-07
    days on market $234,900 Active 15 DOM
12. 2026-06-05
    days on market $234,900 Active 12 DOM
13. 2026-06-02
    days on market $234,900 Active 10 DOM
14. 2026-06-01
    days on market $234,900 Active 9 DOM
15. 2026-05-31
    days on market $234,900 Active 8 DOM
16. 2026-05-30
    days on market $234,900 Active 7 DOM
17. 2026-05-23
    listed $234,900 Active
18. 2022-06-14
    soldstatus $213,985 210-char remark

    Show marketing remark (210 chars)

    This is the Carson 4 bedroom floorplan. It is a split floorplan with neutral colors. It will have carpet in the bedrooms only. It sits on a nice lot with a large backyard. Estimated completion date is May 2022.

19. 2022-03-31
    listed $213,985 210-char remark

    Show marketing remark (210 chars)

    This is the Carson 4 bedroom floorplan. It is a split floorplan with neutral colors. It will have carpet in the bedrooms only. It sits on a nice lot with a large backyard. Estimated completion date is May 2022.

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $1,503 · $125/mo
• Expected delta: +$690/yr (+$57/mo · 84.8%)

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

Taxation est. · year 1

• Rental income: $22,489
• − Mortgage interest: −$13,158
• − Property taxes: −$813
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$6,833
• Taxable loss: −$3,089
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $1,738/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.

Condition & rehab AI · 11 photos

Good 80/100 Cosmetic rehab

This modern single-story home in Brookland AR is in good condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level and minimal repairs needed. The home's curb appeal and interior design make it an excellent choice for a first-time home buyer or an expanding family.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both Add a small front porch — Can increase both resale and rental value by providing a welcoming entryway

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Add a small front porch — Can increase both resale and rental value by providing a welcoming entryway ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+9.8% since first listed

3 events — show timeline

• 2026-05-23 Listed $234,900 NEABOR MLS
• 2022-06-14 Sold (MLS) $213,985 NEABOR MLS
• 2022-03-31 Listed $213,985 NEABOR MLS

Property tax history

-7.8%/yr

Latest (2025): $813 · -10.9% YoY. Source: county tax records.