30 Sequoyah Ridge Rd · Cherokee Village, AR 72529

$139,000

3 bd · 1.5 ba · 1,285 sqft · SingleFamily public records · 204 Days on market

8,712 sqft lot Est $170k · 18% under

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

2 bed 1 bath home just a quarter mile from lake sequoyah. Includes bonus room and a workshop that could be turned into bedrooms! Wood burning stove and also a back up propane wall heater.

Key facts

• Rec centers
• Two lots
• Incredible amenities

Tags

• LAKE SEQUOYAH AREA
• TWO LOTS
• INCREDIBLE AMENITIES
• 7 SCENIC LAKES
• 2 GOLF COURSES
• REC CENTERS

Property features AI

Finance

• Financial info: Financing options may include VA loans, conventional loans, owner financing, or cash
• HOA & community: Community amenities include swimming pools, playground, clubhouse, party room, picnic area, marina, golf course, fitness/bike trail, and nearby airport

Exterior

• Parking: Carport
• Utilities: Septic; Public water; Municipal electric (Entergy); Propane/butane gas; Cable TV; Antenna TV; Satellite TV; Private telephone; Satellite internet; Wireless internet
• Home design: Frame/wood exterior; Inside city limits
• Construction: Metal roof; Slab/crawl combination foundation
• Exterior features: Deck; Porch; Level lot; River/lake area; Paved road

Interior

• Kitchen: Gas range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer connection; Dryer connection (electric); Gas water heater; Ceiling fans; Gas log fireplace; Sheetrock walls/ceilings
• Laundry & utility: Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: amenities F, commute F, employment 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.
• Zoned schools: Cherokee Elementary School (math 58% / reading 40%, grade D, #108 of 454 statewide, top 24%, 594 students, 100% FRL); Highland High School (math 31% / reading 44%, grade F, #62 of 292 statewide, top 21%, 526 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 688 active listings in the ZIP; 3 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; 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 $961 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask is 9829% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; list at $139k implies a 132% 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.32% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.95%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $169,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Hiawatha Dr	0.21mi	3/1.5	1,114 (-13%)	2mo	$120,000	$108	66
29 W Lakeshore Dr	0.57mi	3/1.0	1,300 (+1%)	5mo	$186,200	$143	65
46 Choctaw Dr	0.33mi	2/2.0 (-1)	1,185 (-8%)	3mo	$108,000	$91	62
170 E Lakeshore Dr	0.32mi	2/2.0 (-1)	1,152 (-10%)	2mo	$266,000	$231	59
8 Warpath Dr	0.68mi	3/1.5	1,360 (+6%)	0mo	$40,000	$29	58
42 Arrowhead Dr	0.39mi	2/1.5 (-1)	1,152 (-10%)	2mo	$118,000	$102	58
244 E Lakeshore Dr	0.61mi	3/2.5	1,200 (-7%)	3mo	$290,000	$242	54
6 Arrowhead Dr	0.58mi	2/1.0 (-1)	1,176 (-8%)	2mo	$55,000	$47	50
72 Arrowhead Dr	0.28mi	2/2.0 (-1)	1,100 (-14%)	9mo	$147,500	$134	48
29 Algonquin	0.73mi	3/2.0	1,440 (+12%)	4mo	$60,000	$42	41
16 War Eagle Dr	0.60mi	2/1.5 (-1)	1,140 (-11%)	10mo	$150,000	$132	40
1 W Lakeshore Dr	0.68mi	3/2.0	1,472 (+15%)	6mo	$319,000	$217	37

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: 5.5%
• Equity multiple: 1.22×
• Total profit: $8,378
• Equity at exit: $20,725

10-year hold

• IRR: 15.0%
• Equity multiple: 2.21×
• Total profit: $47,164
• Equity at exit: $12,018

Cash invested: $38,920 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,830 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $485

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 68%

Sensitivity live

Price	-10% $581	-5% $533	+0% $485	+5% $437	+10% $389
Rent	-10% $340	-5% $412	+0% $485	+5% $557	+10% $629
Rate	-1.0pp $555	-0.5pp $520	base $485	+0.5pp $449	+1.0pp $412

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
194 E Lakeshore Dr Cherokee Village, AR	4.0	2.0	1764	$2,500	$1.42	44d	1	0.40mi
128 W Lakeshore Dr Cherokee Village, AR	2.0	2.0	1344	$1,500	$1.12	44d	1	0.60mi
16 Annette Rd Cherokee Village, AR	3.0	2.5	1500	$1,100	$0.73	44d	1	0.90mi

Listing history 16 events

1. 2026-05-01
   status Under Contract
2. 2026-04-23
   historical Take Backups
3. 2026-04-20
   historical $1,350
4. 2026-03-26
   price $139,000
5. 2026-03-05
   price $1,350
6. 2026-02-09
   price $1,300
7. 2025-12-03
   listed $1,400
8. 2025-11-03
   status Back on Market
9. 2025-09-29
   historical
10. 2025-09-04
    listed $144,000 New Listing
11. 2025-06-13
    soldstatus $60,000
12. 2020-07-24
    soldstatus $45,000 Sold 187-char remark

    Show marketing remark (187 chars)

    2 bed 1 bath home just a quarter mile from lake sequoyah. Includes bonus room and a workshop that could be turned into bedrooms! Wood burning stove and also a back up propane wall heater.

13. 2020-07-24
    soldstatus $45,000

    Show marketing remark (187 chars)

    2 bed 1 bath home just a quarter mile from lake sequoyah. Includes bonus room and a workshop that could be turned into bedrooms! Wood burning stove and also a back up propane wall heater.

14. 2020-07-10
    status Under Contract 187-char remark

    Show marketing remark (187 chars)

    2 bed 1 bath home just a quarter mile from lake sequoyah. Includes bonus room and a workshop that could be turned into bedrooms! Wood burning stove and also a back up propane wall heater.

15. 2020-07-06
    listed $52,900 New Listing 187-char remark

    Show marketing remark (187 chars)

    2 bed 1 bath home just a quarter mile from lake sequoyah. Includes bonus room and a workshop that could be turned into bedrooms! Wood burning stove and also a back up propane wall heater.

16. 2001-03-28
    soldstatus $34,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 3% 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: $21,955
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$4,044
• Taxable income: $3,832
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $4,897/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

-96.0% since first listed

16 events — show timeline

• 2026-05-01 Pending — CARMLS
• 2026-04-23 Contingent — CARMLS
• 2026-04-20 Rental Removed $1,350 CARMLS
• 2026-03-26 Price Changed $139,000 CARMLS
• 2026-03-05 Price Changed $1,350 CARMLS
• 2026-02-09 Price Changed $1,300 CARMLS
• 2025-12-03 Listed for Rent $1,400 CARMLS
• 2025-11-03 Relisted — CARMLS
• 2025-09-29 Listing Removed — CARMLS
• 2025-09-04 Listed $144,000 CARMLS
• 2025-06-13 Sold (Public Records) $60,000 Public Records
• 2020-07-24 Sold (Public Records) $45,000 Public Records
• 2020-07-24 Sold (MLS) $45,000 CARMLS
• 2020-07-10 Pending — CARMLS
• 2020-07-06 Listed $52,900 CARMLS
• 2001-03-28 Sold (Public Records) $34,000 Public Records

Property tax history

-4.7%/yr

Latest (2025): $90 · +0.0% YoY. Source: county tax records.