1012 W Huntington · Jonesboro, AR 72401

$129,000

4 bd · 1.0 ba · 1,301 sqft · SingleFamily public records · 9 Days on market

0.35 ac lot Est $148k · 13% 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 +27.2/30.0
• ARV discount +13.4/15.0
• DSCR +9.4/10.0
• 1% rule +6.2/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity! This four bedroom, two bath home is rented for $1650 and is located on the west end of Jonesboro near downtown.

Key facts

• 0.35 acre lot
• Listed 8 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Chain link fencing; Level lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Living room fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Cap rate 9.7% vs local median 4.4% in Jonesboro — 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 65/100 on livability (#145 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Jonesboro School District (urban): math 28% / reading 28% proficiency, ranked #169 of 238 in AR (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Annie Camp Jr. High School (math 22% / reading 34%, grade F, #150 of 201 statewide, top 76%, 784 students, 100% FRL); The Academies At Jonesboro High School (math 16% / reading 27%, grade F, #225 of 292 statewide, top 78%, 1,386 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 295 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 38% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 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.

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 $129,000

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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 1.12% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.24%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $148,314
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 W Huntington Ave	0.22mi	4/1.0	1,226 (-6%)	2mo	$83,333	$68	78
1000 W Huntington Ave	0.05mi	3/2.0 (-1)	1,353 (+4%)	5mo	$115,000	$85	78
1400 W Huntington Ave	0.30mi	4/2.0	1,232 (-5%)	2mo	$83,334	$68	72
637 Warner	0.53mi	3/1.0 (-1)	1,344 (+3%)	5mo	$120,000	$89	61
407 Freeman	0.63mi	4/1.0	1,321 (+2%)	10mo	$150,000	$114	59
1107 W Washington Ave	0.18mi	3/2.0 (-1)	1,428 (+10%)	8mo	$238,000	$167	59
907 Chestnut St	0.46mi	3/1.0 (-1)	1,345 (+3%)	13mo	$82,500	$61	57
820 W Oak Ave	0.50mi	3/1.0 (-1)	1,376 (+6%)	10mo	$115,078	$84	54
1005 Chestnut St	0.53mi	3/1.0 (-1)	1,155 (-11%)	1mo	$177,000	$153	50
903 W Matthews Ave	0.36mi	3/2.0 (-1)	1,138 (-12%)	4mo	$169,900	$149	50
1010 Ferrell St	0.74mi	3/2.0 (-1)	1,314 (+1%)	11mo	$175,000	$133	46
1607 W Oak St	0.69mi	3/2.0 (-1)	1,158 (-11%)	12mo	$172,000	$149	30

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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $3,449
• Equity at exit: $19,234

10-year hold

• IRR: 12.6%
• Equity multiple: 2.02×
• Total profit: $36,902
• Equity at exit: $11,154

Cash invested: $36,120 (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 72401

• Home prices YoY: -34.2%
• Rents YoY: 3.6%
• Active inventory: 295
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $368

Break-even live

Break-even rent $977

Max offer price $129,000

Occupancy floor 69%

Sensitivity live

Price	-10% $442	-5% $405	+0% $368	+5% $332	+10% $295
Rent	-10% $254	-5% $311	+0% $368	+5% $426	+10% $483
Rate	-1.0pp $433	-0.5pp $401	base $368	+0.5pp $335	+1.0pp $301

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1751 W Nettleton Ave Jonesboro, AR	2.0–3.0	1.0–1.5	1000	$995	$0.99	44d	1	1.02mi

Listing history 46 events

1. 2026-06-19
   days on market $129,000 Active 9 DOM
2. 2026-06-18
   days on market $129,000 Active 8 DOM
3. 2026-06-17
   statusdays on market $129,000 Active 7 DOM
4. 2026-06-16
   days on market $129,000 New Listing 6 DOM
5. 2026-06-15
   days on market $129,000 New Listing 5 DOM
6. 2026-06-14
   days on market $129,000 New Listing 3 DOM
7. 2026-06-13
   remarks 135-char remark
8. 2026-06-13
   pricestatusdays on marketlisting id $129,000 New Listing 2 DOM
9. 2026-06-10
   days on market $135,000 Active 57 DOM
10. 2026-06-09
    days on market $135,000 Active 56 DOM
11. 2026-06-08
    days on market $135,000 Active 55 DOM
12. 2026-06-07
    days on market $135,000 Active 54 DOM
13. 2026-06-05
    days on market $135,000 Active 51 DOM
14. 2026-06-02
    days on market $135,000 Active 49 DOM
15. 2026-06-01
    days on market $135,000 Active 48 DOM
16. 2026-05-31
    days on market $135,000 Active 47 DOM
17. 2026-05-30
    days on market $135,000 Active 46 DOM
18. 2026-04-17
    historical
19. 2026-04-16
    historical
20. 2026-04-13
    listed $135,000
21. 2026-04-13
    listed $135,000 Active
22. 2026-02-04
    status Active
23. 2026-02-04
    status Back on Market
24. 2026-01-22
    historical
25. 2026-01-21
    status Under Contract
26. 2025-11-07
    listed $130,000 New Listing
27. 2025-11-07
    listed $130,000 Active
28. 2024-04-17
    soldstatus $530,000
29. 2024-03-08
    historical
30. 2023-12-13
    status Under Contract
31. 2023-12-11
    listed $65,000 New Listing
32. 2023-12-11
    listed $65,000
33. 2023-11-08
    historical
34. 2023-11-08
    historical
35. 2023-09-27
    price $195,000
36. 2023-09-14
    price $80,000
37. 2023-09-13
    price $80,000
38. 2023-09-05
    listed $204,900 Active
39. 2023-09-05
    listed $204,900 New Listing
40. 2023-08-23
    historical
41. 2023-08-04
    listed $85,000 Active
42. 2023-08-04
    listed $85,000 New Listing
43. 2023-08-04
    listed $85,000 Active
44. 2023-05-22
    soldstatus $266,344
45. 2022-04-13
    listed $50,000
46. 1999-05-07
    soldstatus $24,000

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: +$328/yr (+$27/mo · 66.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $17,319
• − Mortgage interest: −$7,226
• − Property taxes: −$497
• − Insurance: −$645
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$3,753
• Taxable income: $2,427
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $3,839/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: Jonesboro School District
• NCES district ID: 0508280
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $34,347
• Composite: 23.06/100
• National rank: #7967
• State rank: #169 of 238 in AR

Livability — Jonesboro

• Score: 65/100
• State rank: #145
• US rank: #12692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jonesboro, AR
• County: Craighead County · 97,185 people
• City population: 91,245
• Metro: Jonesboro, AR
• Population (ZIP): 42,602
• Household income: $45,329
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 2606.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 26% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -108.25%
• Current HPI: 208.2079
• Rent YoY: ▲ 3.64%
• 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

+462.5% since first listed

29 events — show timeline

• 2026-04-17 Listing Removed — CARMLS
• 2026-04-16 Listing Removed — CARMLS
• 2026-04-13 Listed $135,000 NEABOR MLS
• 2026-04-13 Listed $135,000 CARMLS
• 2026-02-04 Relisted — NEABOR MLS
• 2026-02-04 Relisted — CARMLS
• 2026-01-22 Delisted — NEABOR MLS
• 2026-01-21 Pending — CARMLS
• 2025-11-07 Listed $130,000 NEABOR MLS
• 2025-11-07 Listed $130,000 CARMLS
• 2024-04-17 Sold (Public Records) $530,000 Public Records
• 2024-03-08 Listing Removed — CARMLS
• 2023-12-13 Pending — CARMLS
• 2023-12-11 Listed $65,000 NEABOR MLS
• 2023-12-11 Listed $65,000 CARMLS
• 2023-11-08 Listing Removed — CARMLS
• 2023-11-08 Listing Removed — CARMLS
• 2023-09-27 Price Changed $195,000 NEABOR MLS
• 2023-09-14 Price Changed $80,000 CARMLS
• 2023-09-13 Price Changed $80,000 NEABOR MLS
• 2023-09-05 Listed $204,900 CARMLS
• 2023-09-05 Listed $204,900 NEABOR MLS
• 2023-08-23 Delisted — NEABOR MLS
• 2023-08-04 Listed $85,000 NEABOR MLS
• 2023-08-04 Listed $85,000 CARMLS
• 2023-08-04 Listed $85,000 NEABOR MLS
• 2023-05-22 Sold (Public Records) $266,344 Public Records
• 2022-04-13 Listed $50,000 NEABOR MLS
• 1999-05-07 Sold (Public Records) $24,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $497 · +0.0% YoY. Source: county tax records.