101 Wilson St · Jacksonville, AR 72076

$57,500

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 75 Days on market

Built 1945 6,969 sqft lot $86/sqft · 9% above area Est $53k · 9% over ↓ 4% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +3.4/15.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors, take a look! This 2 bed, 1 bath home in downtown Jacksonville has potentially. Current tenant occupied on month-to-month lease. This one could make a great buy and hold or reno project. SEE AGENT REMARKS

Key facts

• 6,969 sq ft lot
• Built 1945
• Listed 75 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($897 rent vs $58k).
• Recommended offer: $54k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 5.0% in Jacksonville — 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 61/100 on livability (#231 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Jacksonville North Pulaski School District (suburban): math 18% / reading 20% proficiency, ranked #211 of 238 in AR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 154 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $398 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,050 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.70%
• DSCR: 2.19
• GRM: 5.3

CMA / ARV

• ARV (median comp): $52,733
• List price: $57,500
• Delta: 9.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Pike Ave	0.12mi	2/1.0	672 (0%)	1mo	$55,000	$82	94
191 Roosevelt Rd	0.14mi	2/1.0	672 (0%)	5mo	$83,000	$124	89
602 Ray Rd	0.30mi	2/1.0	742 (+10%)	6mo	$89,500	$121	63
127 Wilson St	0.16mi	3/1.0 (+1)	768 (+14%)	2mo	$90,000	$117	62
108 Central Ave	0.32mi	2/1.0	696 (+4%)	23mo	$35,000	$50	60
112 Jaxon Cir	0.09mi	2/1.0	768 (+14%)	21mo	$92,500	$120	54
113 Roosevelt Rd	0.35mi	2/1.0	756 (+12%)	16mo	$50,000	$66	50

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 1.84×
• Total profit: $13,544
• Equity at exit: $8,573

10-year hold

• IRR: 28.8%
• Equity multiple: 3.57×
• Total profit: $41,367
• Equity at exit: $4,972

Cash invested: $16,100 (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 72076

• Home prices YoY: -30.3%
• Rents YoY: 3.1%
• Active inventory: 154
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $897 high
• Mortgage (P&I): −$302
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $358

Break-even live

Break-even rent $443

Max offer price $57,500

Occupancy floor 55%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Wilson St Jacksonville, AR	2.0	1.0	696	$895	$1.29	23d	1	0.04mi
114 Wilson St Jacksonville, AR	2.0	1.0	696	$775	$1.11	44d	1	0.05mi
123 Union St Jacksonville, AR	2.0	1.0	672	$950	$1.41	44d	1	0.11mi
408 Mulberry St #4 Jacksonville, AR	1.0	1.0	500	$750	$1.50	44d	1	0.41mi
241 Pearl St Jacksonville, AR	2.0	1.0	700	$943	$1.35	23d	1	0.42mi
921 Arkansas 161 Unit 6 Jacksonville, AR	1.0	1.0	480	$605	$1.26	23d	1	0.48mi
950 Military Rd Jacksonville, AR	1.0–3.0	1.0–2.0	867	$868	$1.00	14d	13	0.73mi
1100 S James St Unit C Jacksonville, AR	1.0	1.0	500	$525	$1.05	23d	1	0.77mi
207 S Hospital Dr Unit C-106 Jacksonville, AR	1.0	1.0	650	$880	$1.35	44d	1	0.78mi
207 S Hospital Dr Unit C-103 Jacksonville, AR	1.0	1.0	650	$966	$1.49	44d	1	0.78mi
813 Ellis St Unit A Jacksonville, AR	2.0	1.0	700	$850	$1.21	44d	1	0.94mi
714 Crook Dr Jacksonville, AR	2.0	1.0	700	$695	$0.99	44d	1	1.01mi
311 Bellevue Cir Unit A Jacksonville, AR	2.0	1.0	600	$950	$1.58	23d	1	1.03mi
306 S J P Wright Loop Rd Jacksonville, AR	1.0	1.0	423	$590	$1.39	14d	3	1.13mi

Listing history 18 events

1. 2026-06-18
   days on market $57,500 Active 75 DOM
2. 2026-06-17
   days on market $57,500 Active 74 DOM
3. 2026-06-16
   days on market $57,500 Active 73 DOM
4. 2026-06-15
   days on market $57,500 Active 72 DOM
5. 2026-06-14
   days on market $57,500 Active 70 DOM
6. 2026-06-13
   days on market $57,500 Active 69 DOM
7. 2026-06-10
   days on market $57,500 Active 67 DOM
8. 2026-06-09
   days on market $57,500 Active 66 DOM
9. 2026-06-08
   days on market $57,500 Active 65 DOM
10. 2026-06-07
    days on market $57,500 Active 64 DOM
11. 2026-06-05
    days on market $57,500 Active 61 DOM
12. 2026-06-03
    days on market $57,500 Active 60 DOM
13. 2026-06-02
    days on market $57,500 Active 59 DOM
14. 2026-06-01
    days on market $57,500 Active 58 DOM
15. 2026-05-31
    days on market $57,500 Active 57 DOM
16. 2026-05-31
    days on market $57,500 Active 56 DOM
17. 2026-05-08
    price $57,500 214-char remark

    Show marketing remark (214 chars)

    Investors, take a look! This 2 bed, 1 bath home in downtown Jacksonville has potentially. Current tenant occupied on month-to-month lease. This one could make a great buy and hold or reno project. SEE AGENT REMARKS

18. 2026-04-04
    listed $60,000 New Listing 214-char remark

    Show marketing remark (214 chars)

    Investors, take a look! This 2 bed, 1 bath home in downtown Jacksonville has potentially. Current tenant occupied on month-to-month lease. This one could make a great buy and hold or reno project. SEE AGENT REMARKS

ⓘ 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: $295 · $25/mo
• Projected year-2 tax: $368 · $31/mo
• Expected delta: +$73/yr (+$6/mo · 24.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,758
• − Mortgage interest: −$3,221
• − Property taxes: −$295
• − Insurance: −$288
• − Repairs & maintenance: −$861
• − Management: −$861
• − Depreciation: −$1,673
• Taxable income: $3,561
• Est. tax owed @ 24.0%: −$855
• After-tax cash flow: $3,444/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: Jacksonville North Pulaski School District
• NCES district ID: 0500419
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $50,869
• Composite: 17.16/100
• National rank: #9110
• State rank: #211 of 238 in AR

Livability — Jacksonville

• Score: 61/100
• State rank: #231
• US rank: #17378

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, AR
• County: Pulaski County · 372,764 people
• City population: 38,437
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 38,437
• Household income: $54,379
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1733.0

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Black 38% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.51%
• Current HPI: 201.6405
• Rent YoY: ▲ 3.07%
• Metro: Little Rock-North Little Rock-Conway, 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

-4.2% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $57,500 CARMLS
• 2026-04-04 Listed $60,000 CARMLS

Property tax history

+6.8%/yr

Latest (2025): $295 · +0.0% YoY. Source: county tax records.