1119 Ray Rd · Jacksonville, AR 72076

$119,900

4 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 21 Days on market

Built 1976 7,405 sqft lot Est $177k · 32% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.3/10.0
• 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

Welcome to this beautifully renovated 4-bedroom, 1.5-bath gem in the heart of Jacksonville! Spanning 1,392 sq. ft. , this single-story home features a modern layout with fresh updates throughout. The spacious kitchen flows into a bright living area, perfect for entertaining. Situated on a generous 0.17-acre lot in the established Smiths Replat community, you'll enjoy a private backyard with plenty of room for outdoor activities. Conveniently located just minutes from the Little Rock Air Force Base, local parks, and shopping, this move-in-ready property offers the perfect blend of comfort and location.

Key facts

• Renovated
• Generous lot
• Bright living area

Tags

• RENOVATED
• MODERN LAYOUT
• SPACIOUS KITCHEN
• BRIGHT LIVING AREA
• PRIVATE BACKYARD
• GENEROUS LOT

Property features AI

Exterior

• Utilities: Public sewer; Natural gas; Independent electric service
• Home design: No ADU
• Construction: Slab foundation; Other roof (see remarks)
• Exterior features: Brick exterior; Paved road access; Level lot

Interior

• Kitchen: Microwave; Gas range; Dishwasher
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Carpet, vinyl, and tile flooring; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: crime F, amenities F, commute 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.
• Zoned schools: Jacksonville High School (math 10% / reading 18%, grade F, #268 of 292 statewide, top 92%, 1,168 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 154 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $88k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.13% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $176,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 Pine View Dr	0.30mi	3/2.0 (-1)	1,456 (+5%)	0mo	$200,000	$137	69
1113 Stevenson Cv	0.27mi	3/2.0 (-1)	1,415 (+2%)	8mo	$190,000	$134	69
1117 Sorrells Dr	0.48mi	3/1.5 (-1)	1,397 (+0%)	4mo	$85,000	$61	67
301 Janice St	0.32mi	3/1.5 (-1)	1,282 (-8%)	1mo	$153,650	$120	64
813 Lehman Dr	0.50mi	3/1.5 (-1)	1,344 (-3%)	3mo	$170,750	$127	62
32 Ross Cir	0.61mi	3/1.5 (-1)	1,400 (+1%)	3mo	$95,000	$68	61
10 Park Dr	0.67mi	3/2.0 (-1)	1,385 (-0%)	6mo	$126,000	$91	54
1017 Stevenson Cv	0.22mi	3/2.0 (-1)	1,209 (-13%)	8mo	$165,000	$136	52
305 Smart St	0.47mi	3/1.0 (-1)	1,200 (-14%)	6mo	$95,000	$79	45
105 Smart St	0.59mi	3/1.0 (-1)	1,200 (-14%)	2mo	$125,000	$104	42
202 Spruce St	0.58mi	3/2.0 (-1)	1,251 (-10%)	6mo	$228,000	$182	42
102 Heritage St	0.68mi	3/2.0 (-1)	1,232 (-12%)	8mo	$172,000	$140	34

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-537
• Equity at exit: $17,877

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $24,087
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$629
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $295

Break-even live

Break-even rent $977

Max offer price $119,900

Occupancy floor 73%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Ray Rd Jacksonville, AR	4.0	1.5	1495	$1,495	$1.00	14d	1	0.04mi
1112 Ray Rd Jacksonville, AR	3.0	1.0	1166	$895	$0.77	43d	1	0.05mi
633 Smart St Jacksonville, AR	3.0	1.5	936	$995	$1.06	23d	1	0.26mi
1301 Liberty Dr Jacksonville, AR	3.0	2.0	1014	$1,295	$1.28	14d	1	0.26mi
212 Wright Cv Jacksonville, AR	3.0	1.5	1326	$1,350	$1.02	23d	1	0.33mi
1409 Southern St Jacksonville, AR	3.0	1.0	1050	$1,050	$1.00	43d	1	0.35mi
131 Galloway Cir Jacksonville, AR	3.0	1.0	912	$895	$0.98	43d	1	0.37mi
66 Wright Cir Jacksonville, AR	3.0	2.0	1246	$1,595	$1.28	23d	1	0.39mi
950 Military Rd Jacksonville, AR	1.0–3.0	1.0–2.0	867	$1,015	$1.17	14d	13	0.40mi
58 Wright Cir Jacksonville, AR	4.0	2.5	1468	$1,450	$0.99	14d	1	0.41mi
107 Pike Ave Jacksonville, AR	3.0	1.0	1092	$995	$0.91	43d	1	0.42mi
609 Sorrells Dr Jacksonville, AR	3.0	1.0	1133	$1,195	$1.05	14d	1	0.44mi
130 Joiner Ave Jacksonville, AR	4.0	2.0	1223	$1,550	$1.27	21d	1	0.45mi
1501 Angie Ct Jacksonville, AR	3.0	2.0	1296	$1,595	$1.23	21d	1	0.49mi
197 Roosevelt Rd Jacksonville, AR	3.0	1.0	1300	$1,195	$0.92	18d	1	0.50mi
1101 Lehman Dr Jacksonville, AR	3.0	1.5	1344	$1,200	$0.89	14d	1	0.52mi
708 Lehman Dr Jacksonville, AR	3.0	1.5	1075	$1,150	$1.07	14d	1	0.52mi
215 N Elm St Unit 215 Jacksonville, AR	3.0	2.5	1600	$1,475	$0.92	23d	1	0.57mi
105 Victory Cir Jacksonville, AR	4.0	2.0	1157	$1,550	$1.34	43d	1	0.57mi
1811 Neely St Unit 1811 Jacksonville, AR	3.0	1.0	996	$825	$0.83	43d	1	0.59mi
300 Redbud Ct Jacksonville, AR	4.0	2.0	1559	$1,995	$1.28	23d	1	0.60mi
302 Redbud Ct Jacksonville, AR	4.0	2.0	1559	$1,995	$1.28	23d	1	0.60mi
4 Georgeann Cir Jacksonville, AR	3.0	1.5	1479	$1,250	$0.85	14d	1	0.66mi
89 Belair Loop Jacksonville, AR	3.0	2.0	1093	$1,450	$1.33	21d	1	0.69mi
124 Karen Cv Jacksonville, AR	4.0	1.5	1000	$1,050	$1.05	43d	1	0.70mi
103 Overland Trl Jacksonville, AR	3.0	1.5	960	$1,195	$1.24	18d	1	0.74mi
428 N Oak St Jacksonville, AR	3.0	1.5	996	$1,325	$1.33	43d	1	0.77mi
7 Davis Ct Jacksonville, AR	3.0	1.5	1080	$925	$0.86	43d	1	1.12mi
1516 S Bailey St Jacksonville, AR	3.0	2.0	1400	$1,395	$1.00	43d	1	1.15mi
1515 Stamps St Unit 1 Jacksonville, AR	3.0	2.0	1404	$1,395	$0.99	43d	1	1.19mi
815 Ellis St Unit 817 Jacksonville, AR	3.0	2.0	1550	$1,395	$0.90	23d	1	1.27mi
516 Hill St Jacksonville, AR	3.0	1.5	1380	$1,175	$0.85	43d	1	1.38mi
1024 Colonial Dr Jacksonville, AR	3.0	2.0	1640	$1,400	$0.85	23d	1	1.47mi
620 Neal St Jacksonville, AR	3.0	1.0	900	$895	$0.99	43d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $119,900 Active 21 DOM
2. 2026-06-17
   days on market $119,900 Active 20 DOM
3. 2026-06-16
   days on market $119,900 Active 19 DOM
4. 2026-06-15
   days on market $119,900 Active 18 DOM
5. 2026-06-14
   days on market $119,900 Active 16 DOM
6. 2026-06-13
   days on market $119,900 Active 15 DOM
7. 2026-06-10
   days on market $119,900 Active 13 DOM
8. 2026-06-09
   days on market $119,900 Active 12 DOM
9. 2026-06-08
   days on market $119,900 Active 11 DOM
10. 2026-06-07
    days on market $119,900 Active 10 DOM
11. 2026-06-05
    statusdays on market $119,900 Active 7 DOM
12. 2026-06-03
    days on market $119,900 New Listing 6 DOM
13. 2026-06-02
    days on market $119,900 New Listing 5 DOM
14. 2026-06-01
    days on market $119,900 New Listing 4 DOM
15. 2026-05-31
    days on market $119,900 New Listing 3 DOM
16. 2026-05-31
    days on market $119,900 New Listing 2 DOM
17. 2026-05-28
    listed $119,900 New Listing
18. 2021-09-02
    soldstatus $88,000

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $16,208
• − Mortgage interest: −$6,716
• − Property taxes: −$1,115
• − Insurance: −$600
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$3,488
• Taxable income: $1,696
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $3,137/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

+36.2% since first listed

2 events — show timeline

• 2026-05-28 Listed $119,900 CARMLS
• 2021-09-02 Sold (Public Records) $88,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,115 · +0.0% YoY. Source: county tax records.