2014 Maurice St · Jonesboro, AR 72401

$60,000

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 66 Days on market

3,484 sqft lot $79/sqft · 28% below area Est $83k · 28% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors, Priced to sell fast! This 2 bedroom, 1 bath house is currently rented for $650 per month.

Key facts

• 3,484 sq ft lot
• Listed 66 days

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$82,834) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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: Rents rising (+3.6%/yr); 295 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y 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.
• Current owner paid $50k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.77% ✓
• Cap rate: 15.69%
• Cash-on-cash: 33.55%
• DSCR: 2.49
• GRM: 4.7

CMA / ARV

• ARV (median comp): $82,834
• List price: $60,000
• Delta: -27.57%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4711 Mitchell	0.30mi	2/1.0	752 (-0%)	4mo	$65,000	$86	82
2108 Kathleen	0.11mi	3/1.0 (+1)	768 (+2%)	24mo	$65,000	$85	67
3718 Schley	0.68mi	2/1.0	812 (+7%)	2mo	$25,000	$31	54
1711 Henry St	0.62mi	3/1.0 (+1)	825 (+9%)	1mo	$53,000	$64	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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 2.24×
• Total profit: $20,867
• Equity at exit: $8,946

10-year hold

• IRR: 37.2%
• Equity multiple: 4.54×
• Total profit: $59,508
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,064 high
• Mortgage (P&I): −$315
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $470

Break-even live

Break-even rent $469

Max offer price $60,000

Occupancy floor 51%

Sensitivity live

Price	-10% $504	-5% $487	+0% $470	+5% $453	+10% $436
Rent	-10% $386	-5% $428	+0% $470	+5% $512	+10% $554
Rate	-1.0pp $500	-0.5pp $485	base $470	+0.5pp $454	+1.0pp $438

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2008 Cotton St Unit 7 Jonesboro, AR	2.0	1.0	875	$925	$1.06	44d	1	0.11mi
4850 E Highland Dr Unit HPA 419 Jonesboro, AR	2.0	1.0	1000	$1,300	$1.30	44d	1	0.40mi
2420 Dudley St Unit 1 Jonesboro, AR	2.0	1.0	850	$900	$1.06	44d	1	0.42mi
1504 Kathleen St Unit 2703 Jonesboro, AR	2.0	1.5	1000	$1,025	$1.02	44d	1	0.43mi
1504 Kathleen St Unit 6403 Jonesboro, AR	2.0	1.0	875	$975	$1.11	44d	1	0.43mi
2102 Clark St Jonesboro, AR	3.0	1.0	1000	$925	$0.93	44d	1	0.46mi
3801 School St Unit A Jonesboro, AR	3.0	1.0	854	$1,200	$1.41	44d	1	0.69mi
5930 Rees Rd Unit CSA 253 Jonesboro, AR	1.0	1.0	825	$995	$1.21	44d	1	1.42mi

Listing history 35 events

1. 2026-06-21
   remarks 174-char remark
2. 2026-06-21
   days on market $60,000 Active 66 DOM
3. 2026-06-19
   days on market $60,000 Active 64 DOM
4. 2026-06-18
   days on market $60,000 Active 63 DOM
5. 2026-06-17
   days on market $60,000 Active 62 DOM
6. 2026-06-16
   days on market $60,000 Active 61 DOM
7. 2026-06-15
   days on market $60,000 Active 60 DOM
8. 2026-06-14
   days on market $60,000 Active 58 DOM
9. 2026-06-13
   days on market $60,000 Active 57 DOM
10. 2026-06-10
    days on market $60,000 Active 55 DOM
11. 2026-06-09
    days on market $60,000 Active 54 DOM
12. 2026-06-08
    days on market $60,000 Active 53 DOM
13. 2026-06-07
    days on market $60,000 Active 52 DOM
14. 2026-06-05
    days on market $60,000 Active 49 DOM
15. 2026-06-03
    days on market $60,000 Active 48 DOM
16. 2026-06-02
    days on market $60,000 Active 47 DOM
17. 2026-06-01
    days on market $60,000 Active 46 DOM
18. 2026-05-31
    days on market $60,000 Active 45 DOM
19. 2026-05-30
    days on market $60,000 Active 44 DOM
20. 2026-04-16
    historical
21. 2026-04-13
    listed $60,000 New Listing 110-char remark

    Show marketing remark (110 chars)

    Attention Investors, Priced to sell fast! This 2 bedroom, 1 bath house is currently rented for $650 per month.

22. 2026-04-13
    listed $60,000 Active

    Show marketing remark (110 chars)

    Attention Investors, Priced to sell fast! This 2 bedroom, 1 bath house is currently rented for $650 per month.

23. 2024-08-29
    listed $60,000 New Listing
24. 2024-08-29
    listed $60,000 Active
25. 2024-08-29
    historical
26. 2024-07-12
    price $65,000
27. 2024-07-12
    price $65,000
28. 2024-05-21
    listed $70,000 Active
29. 2024-05-21
    listed $70,000 New Listing
30. 2021-08-04
    soldstatus $50,000
31. 2021-07-01
    listed $38,000
32. 2019-03-15
    soldstatus $29,500
33. 2019-01-29
    listed $30,000
34. 2019-01-29
    listed $30,000
35. 2003-09-30
    soldstatus $30,000

ⓘ 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: $372 · $31/mo
• Projected year-2 tax: $384 · $32/mo
• Expected delta: +$12/yr (+$1/mo · 3.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $12,764
• − Mortgage interest: −$3,361
• − Property taxes: −$372
• − Insurance: −$300
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$1,745
• Taxable income: $4,943
• Est. tax owed @ 24.0%: −$1,186
• After-tax cash flow: $4,449/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): 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

+100.0% since first listed

16 events — show timeline

• 2026-04-16 Listing Removed — CARMLS
• 2026-04-13 Listed $60,000 NEABOR MLS
• 2026-04-13 Listed $60,000 CARMLS
• 2024-08-29 Listing Removed — CARMLS
• 2024-08-29 Listed $60,000 NEABOR MLS
• 2024-08-29 Listed $60,000 CARMLS
• 2024-07-12 Price Changed $65,000 CARMLS
• 2024-07-12 Price Changed $65,000 NEABOR MLS
• 2024-05-21 Listed $70,000 CARMLS
• 2024-05-21 Listed $70,000 NEABOR MLS
• 2021-08-04 Sold (MLS) $50,000 NEABOR MLS
• 2021-07-01 Listed $38,000 NEABOR MLS
• 2019-03-15 Sold (MLS) $29,500 NEABOR MLS
• 2019-01-29 Listed $30,000 NEABOR MLS
• 2019-01-29 Listed $30,000 CARMLS
• 2003-09-30 Sold (Public Records) $30,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $372 · +10.3% YoY. Source: county tax records.