1007 Warren St · Jonesboro, AR 72401

$49,500

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 143 Days on market

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This property is to be sold as package deal along with following additional single family properties located in Jonesboro, AR: 1007 Warren St, 1110 Warren St, 1206 Warren St, 207 Miller St, 214 Miller St, and 220 E Center. Total Package price is to be $434,500. Interior improvements made in 2023 include new flooring, bathroom remodel, and new paint. The owner wants to sell this property as a package deal with 5 other single family homes located in Jonesboro that are listed in the MLS. Appointments for showing will be scheduled once proof of funds or pre approval is provided. Rent Roll is available upon request. 48 hour notice for showing.

Key facts

• New flooring
• Bathroom remodel
• New paint

Tags

• INTERIOR IMPROVEMENTS
• NEW FLOORING
• BATHROOM REMODEL
• NEW PAINT

Property features AI

Exterior

• Parking: Detached or attached garage with 1 garage space
• Utilities: Public water service; Public sewer service
• Home design: Single-family residence; One story
• Exterior features: Subdivision: Hayes; Public water; Public sewer

Interior

• Bathrooms: One full bathroom
• Interior features: Refrigerator included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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: Douglas Macarthur Jhs (math 25% / reading 27%, grade F, #159 of 201 statewide, top 80%, 732 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; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $50k implies a 395% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 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: 2.04% ✓
• Cap rate: 18.32%
• Cash-on-cash: 42.95%
• DSCR: 2.91
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $14,112
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1204 Warren	0.12mi	1/1.0 (-1)	575 (-14%)	6mo	$12,000	$21	61

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: 40.4%
• Equity multiple: 2.75×
• Total profit: $24,223
• Equity at exit: $7,381

10-year hold

• IRR: 47.0%
• Equity multiple: 5.65×
• Total profit: $64,471
• Equity at exit: $4,280

Cash invested: $13,860 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$23 /mo · $277/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $496

Break-even live

Break-even rent $384

Max offer price $49,500

Occupancy floor 46%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $49,500 Active 143 DOM
2. 2026-06-18
   days on market $49,500 Active 142 DOM
3. 2026-06-17
   days on market $49,500 Active 141 DOM
4. 2026-06-16
   days on market $49,500 Active 140 DOM
5. 2026-06-15
   days on market $49,500 Active 139 DOM
6. 2026-06-14
   days on market $49,500 Active 137 DOM
7. 2026-06-13
   days on market $49,500 Active 136 DOM
8. 2026-06-10
   days on market $49,500 Active 134 DOM
9. 2026-06-09
   days on market $49,500 Active 133 DOM
10. 2026-06-08
    days on market $49,500 Active 132 DOM
11. 2026-06-07
    days on market $49,500 Active 131 DOM
12. 2026-06-05
    days on market $49,500 Active 128 DOM
13. 2026-06-02
    days on market $49,500 Active 126 DOM
14. 2026-06-01
    days on market $49,500 Active 125 DOM
15. 2026-05-31
    days on market $49,500 Active 124 DOM
16. 2026-05-30
    days on market $49,500 Active 123 DOM
17. 2026-05-05
    price $49,500
18. 2026-01-27
    listed $64,500 Active
19. 2025-06-19
    price $65,500
20. 2024-10-20
    listed $70,000 Active
21. 2024-10-18
    price $70,000
22. 2024-07-22
    listed $72,000 Active
23. 1993-03-26
    soldstatus $10,000

ⓘ 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: $277 · $23/mo
• Projected year-2 tax: $317 · $26/mo
• Expected delta: +$39/yr (+$3/mo · 14.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $12,143
• − Mortgage interest: −$2,773
• − Property taxes: −$277
• − Insurance: −$248
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$1,440
• Taxable income: $5,463
• Est. tax owed @ 24.0%: −$1,311
• After-tax cash flow: $4,642/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

+395.0% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $49,500 NEABOR MLS
• 2026-01-27 Listed $64,500 NEABOR MLS
• 2025-06-19 Price Changed $65,500 NEABOR MLS
• 2024-10-20 Listed $70,000 NEABOR MLS
• 2024-10-18 Price Changed $70,000 NEABOR MLS
• 2024-07-22 Listed $72,000 NEABOR MLS
• 1993-03-26 Sold (Public Records) $10,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $277 · +0.0% YoY. Source: county tax records.