346 Wildwood Pt · Jonesboro, AR 72405

$200,000

3 bd · 2.0 ba · 1,274 sqft · SingleFamily public records · 77 Days on market

Built 2010 7,841 sqft lot $157/sqft · at area comps Est $202k · at est. ↓ 55% 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 +15.2/30.0
• Appreciation +9.7/10.0
• ARV discount +8.0/15.0
• DSCR +4.7/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Welcome to Market 346 Wildwood Point of Jonesboro, Arkansas within the Wildwood Addition in the Nettleton School District. Hot off the press is 1,274 sf of well laid out living space over three bedrooms, two baths, with an extra large eat-in kitchen and living room. Situated on a . 18 +/- acre lot with a patio in the privacy fenced backyard. Conveniently located near Arkansas State University, Jonesboro Municipal Airport, and NEA Baptist Memorial Hospital. Currently rented at $1300 per month. 24 hour notice.

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 2010

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $70 ($846/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 $169k (15.6% below list).
• Recommended offer: $169k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: schools D, crime F, amenities F.
• Nettleton School District (urban): math 21% / reading 24% proficiency, ranked #199 of 238 in AR (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 152 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (9.4% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $168,751 (15.6% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 16% 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (median comp): $202,343
• List price: $200,000
• Delta: -1.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
358 Wildwood Pt Pt	0.03mi	3/2.0	1,274 (0%)	2mo	$190,000	$149	97
354 Wildwood Point Pt	0.02mi	3/2.0	1,324 (+4%)	3mo	$191,500	$145	90
4765 Wildwood Ln	0.15mi	3/2.0	1,333 (+5%)	3mo	$204,900	$154	83
4728 Wildwood Ln	0.06mi	3/2.0	1,372 (+8%)	2mo	$205,000	$149	83
4308 Willow Ridge Dr	0.62mi	3/2.0	1,291 (+1%)	4mo	$191,900	$149	65
4110 Tealwood Dr	0.44mi	3/2.0	1,377 (+8%)	5mo	$200,000	$145	61
5200 Prospector	0.34mi	4/2.0 (+1)	1,439 (+13%)	2mo	$235,000	$163	56
4301 Willow Ridge Dr	0.66mi	3/2.0	1,355 (+6%)	3mo	$205,000	$151	56
1248 Crepe Myrtle Dr	0.60mi	3/2.0	1,402 (+10%)	5mo	$199,000	$142	51
412 Joy Ln	0.58mi	3/2.0	1,419 (+11%)	5mo	$187,500	$132	50
1108 Gregory Ct	0.65mi	3/2.0	1,420 (+12%)	2mo	$219,000	$154	49
1312 Crepe Myrtle Dr	0.68mi	3/2.0	1,431 (+12%)	0mo	$179,000	$125	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.88×
• Total profit: $105,469
• Equity at exit: $171,773

10-year hold

• IRR: 21.5%
• Equity multiple: 6.45×
• Total profit: $305,112
• Equity at exit: $361,844

Cash invested: $56,000 (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 72405

• Home prices YoY: 3.5%
• Active inventory: 152
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$130 /mo · $1,566/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $70

Break-even live

Break-even rent $1,598

Max offer price $200,000

Occupancy floor 91%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
337 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,600	$1.13	44d	1	0.25mi
259 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,550	$1.09	44d	1	0.37mi
5408 Mariposa Grove Dr Jonesboro, AR	3.0	2.0	1209	$1,595	$1.32	44d	1	0.90mi
1504 Kathleen St Unit 6403 Jonesboro, AR	2.0	1.0	875	$975	$1.11	44d	1	1.46mi
1504 Kathleen St Unit 2703 Jonesboro, AR	2.0	1.5	1000	$1,025	$1.02	44d	1	1.46mi

Listing history 28 events

1. 2026-06-19
   days on market $200,000 Active 77 DOM
2. 2026-06-18
   days on market $200,000 Active 76 DOM
3. 2026-06-17
   days on market $200,000 Active 75 DOM
4. 2026-06-16
   days on market $200,000 Active 74 DOM
5. 2026-06-15
   days on market $200,000 Active 73 DOM
6. 2026-06-14
   days on market $200,000 Active 71 DOM
7. 2026-06-13
   days on market $200,000 Active 70 DOM
8. 2026-06-10
   days on market $200,000 Active 68 DOM
9. 2026-06-09
   days on market $200,000 Active 67 DOM
10. 2026-06-08
    days on market $200,000 Active 66 DOM
11. 2026-06-07
    days on market $200,000 Active 65 DOM
12. 2026-06-05
    days on market $200,000 Active 62 DOM
13. 2026-06-03
    days on market $200,000 Active 61 DOM
14. 2026-06-02
    days on market $200,000 Active 60 DOM
15. 2026-06-01
    days on market $200,000 Active 59 DOM
16. 2026-05-31
    days on market $200,000 Active 58 DOM
17. 2026-05-30
    days on market $200,000 Active 57 DOM
18. 2026-03-10
    listed $200,000 Active
19. 2021-12-17
    soldstatus $175,000 Sold 513-char remark

    Show marketing remark (513 chars)

    Welcome to Market 346 Wildwood Point of Jonesboro, Arkansas within the Wildwood Addition in the Nettleton School District. Hot off the press is 1,274 sf of well laid out living space over three bedrooms, two baths, with an extra large eat-in kitchen and living room. Situated on a . 18 +/- acre lot with a patio in the privacy fenced backyard. Conveniently located near Arkansas State University, Jonesboro Municipal Airport, and NEA Baptist Memorial Hospital. Currently rented at $1300 per month. 24 hour notice.

20. 2021-12-17
    soldstatus $175,000

    Show marketing remark (513 chars)

    Welcome to Market 346 Wildwood Point of Jonesboro, Arkansas within the Wildwood Addition in the Nettleton School District. Hot off the press is 1,274 sf of well laid out living space over three bedrooms, two baths, with an extra large eat-in kitchen and living room. Situated on a . 18 +/- acre lot with a patio in the privacy fenced backyard. Conveniently located near Arkansas State University, Jonesboro Municipal Airport, and NEA Baptist Memorial Hospital. Currently rented at $1300 per month. 24 hour notice.

21. 2021-12-17
    soldstatus $175,000

    Show marketing remark (513 chars)

    Welcome to Market 346 Wildwood Point of Jonesboro, Arkansas within the Wildwood Addition in the Nettleton School District. Hot off the press is 1,274 sf of well laid out living space over three bedrooms, two baths, with an extra large eat-in kitchen and living room. Situated on a . 18 +/- acre lot with a patio in the privacy fenced backyard. Conveniently located near Arkansas State University, Jonesboro Municipal Airport, and NEA Baptist Memorial Hospital. Currently rented at $1300 per month. 24 hour notice.

22. 2021-11-07
    status Under Contract 513-char remark

    Show marketing remark (513 chars)

    Welcome to Market 346 Wildwood Point of Jonesboro, Arkansas within the Wildwood Addition in the Nettleton School District. Hot off the press is 1,274 sf of well laid out living space over three bedrooms, two baths, with an extra large eat-in kitchen and living room. Situated on a . 18 +/- acre lot with a patio in the privacy fenced backyard. Conveniently located near Arkansas State University, Jonesboro Municipal Airport, and NEA Baptist Memorial Hospital. Currently rented at $1300 per month. 24 hour notice.

23. 2021-11-02
    listed $179,900 New Listing 513-char remark

    Show marketing remark (513 chars)

    Welcome to Market 346 Wildwood Point of Jonesboro, Arkansas within the Wildwood Addition in the Nettleton School District. Hot off the press is 1,274 sf of well laid out living space over three bedrooms, two baths, with an extra large eat-in kitchen and living room. Situated on a . 18 +/- acre lot with a patio in the privacy fenced backyard. Conveniently located near Arkansas State University, Jonesboro Municipal Airport, and NEA Baptist Memorial Hospital. Currently rented at $1300 per month. 24 hour notice.

24. 2021-11-02
    listed $179,900

    Show marketing remark (513 chars)

    Welcome to Market 346 Wildwood Point of Jonesboro, Arkansas within the Wildwood Addition in the Nettleton School District. Hot off the press is 1,274 sf of well laid out living space over three bedrooms, two baths, with an extra large eat-in kitchen and living room. Situated on a . 18 +/- acre lot with a patio in the privacy fenced backyard. Conveniently located near Arkansas State University, Jonesboro Municipal Airport, and NEA Baptist Memorial Hospital. Currently rented at $1300 per month. 24 hour notice.

25. 2011-03-09
    soldstatus $129,000
26. 2011-03-09
    soldstatus $129,000
27. 2010-07-01
    soldstatus $26,000
28. 2005-10-05
    soldstatus $440,000

ⓘ 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: $1,566 · $130/mo
• Projected year-2 tax: $1,566 · $130/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,250
• − Mortgage interest: −$11,203
• − Property taxes: −$1,566
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$5,818
• Taxable loss: −$2,577
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $1,464/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: Nettleton School District
• NCES district ID: 0510440
• Math proficiency: 21% ▼ -16.00%
• Reading proficiency: 24% ▼ -12.00%
• Median HH income: $39,754
• Composite: 19.0/100
• National rank: #8846
• State rank: #199 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): 18,675
• Household income: $92,440
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 443.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Black 9% Hispanic / Latino 3% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Arabic 1%

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: ▲ 9.42%
• Current HPI: 277.37
• 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

-54.5% since first listed

11 events — show timeline

• 2026-03-10 Listed $200,000 NEABOR MLS
• 2021-12-17 Sold (Public Records) $175,000 Public Records
• 2021-12-17 Sold (MLS) $175,000 NEABOR MLS
• 2021-12-17 Sold (MLS) $175,000 CARMLS
• 2021-11-07 Pending — CARMLS
• 2021-11-02 Listed $179,900 NEABOR MLS
• 2021-11-02 Listed $179,900 CARMLS
• 2011-03-09 Sold (Public Records) $129,000 Public Records
• 2011-03-09 Sold (Public Records) $129,000 Public Records
• 2010-07-01 Sold (Public Records) $26,000 Public Records
• 2005-10-05 Sold (Public Records) $440,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,566 · +10.3% YoY. Source: county tax records.