1824 W College · Jonesboro, AR 72401

$116,500

3 bd · 1.5 ba · 1,270 sqft · SingleFamily public records · 7 Days on market

Built 1967 0.32 ac lot Est $156k · 25% under

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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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• 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

N/A

Key facts

• 0.32 acre lot
• 2 parking spots
• Built 1967

Property features AI

Finance

• Financial info: Cash financing accepted

Exterior

• Parking: Carport for 2 cars
• Utilities: Public sewer; Public water; Natural gas; Cable TV available
• Home design: Brick exterior
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Patio; Sloped lot; Extra landscaping; Paved road

Interior

• Kitchen: Microwave; Dishwasher; Refrigerator stays
• Flooring: Laminate floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Other heating/air (see remarks)
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Cap rate 8.7% 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: Kindergarten Center (503 students, 100% FRL); Annie Camp Jr. High School (math 22% / reading 34%, grade F, #150 of 201 statewide, top 76%, 784 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; 2 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 35% 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 $805 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $80k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $116,500

Questions for the listing agent

1. Built in 1967 — 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 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?
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: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $156,210
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1824 W College	0.00mi	3/1.5	1,270 (0%)	1mo	$128,000	$101	99
1402 Smoot Dr	0.47mi	3/2.0	1,275 (+0%)	4mo	$158,000	$124	72
1711 Wembleton Dr	0.42mi	3/2.0	1,216 (-4%)	3mo	$171,150	$141	69
1804 Brookhaven Rd	0.34mi	3/2.0	1,355 (+7%)	4mo	$110,000	$81	68
2010 Emerald Cv	0.29mi	3/2.0	1,404 (+11%)	4mo	$150,000	$107	63
1601 Broadmoor Rd	0.24mi	2/2.0 (-1)	1,173 (-8%)	8mo	$100,000	$85	62
1809 Crestview St	0.42mi	3/1.5	1,371 (+8%)	8mo	$165,000	$120	60
2014 Cenwood Dr	0.33mi	4/2.0 (+1)	1,374 (+8%)	6mo	$175,400	$128	59
2011 Timberridge Dr	0.45mi	3/2.0	1,397 (+10%)	2mo	$172,000	$123	59
1700 Heather Ridge Dr	0.50mi	2/2.5 (-1)	1,198 (-6%)	1mo	$125,000	$104	57
1005 Chestnut St	0.72mi	3/1.0	1,155 (-9%)	1mo	$177,000	$153	48
1004 Rosemond Ave	0.64mi	3/2.0	1,432 (+13%)	3mo	$185,000	$129	44

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: 0.91×
• Total profit: $-3,097
• Equity at exit: $17,371

10-year hold

• IRR: 7.9%
• Equity multiple: 1.62×
• Total profit: $20,124
• Equity at exit: $10,073

Cash invested: $32,620 (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: $1,315 medium
• Mortgage (P&I): −$611
• Tax est. 1.5%: −$146 /mo · $1,748/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $234

Break-even live

Break-even rent $1,019

Max offer price $116,500

Occupancy floor 77%

Sensitivity live

Price	-10% $315	-5% $274	+0% $234	+5% $194	+10% $154
Rent	-10% $130	-5% $182	+0% $234	+5% $286	+10% $338
Rate	-1.0pp $293	-0.5pp $264	base $234	+0.5pp $204	+1.0pp $173

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: $29,125
• Closing costs: $3,495
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	0.24mi
3205 Turtle Creek Rd Jonesboro, AR	3.0	2.0	1208	$1,400	$1.16	45d	1	1.44mi

Listing history 6 events

1. 2026-05-04
   status Under Contract
2. 2026-04-27
   status Back on Market
3. 2026-04-15
   status Under Contract
4. 2026-04-14
   listed $116,500 New Listing
5. 2012-01-11
   soldstatus $80,000
6. 2003-04-18
   soldstatus $86,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $15,785
• − Mortgage interest: −$6,526
• − Property taxes: −$1,748
• − Insurance: −$582
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$3,389
• Taxable income: $1,015
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,565/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

+35.5% since first listed

6 events — show timeline

• 2026-05-04 Pending — CARMLS
• 2026-04-27 Relisted — CARMLS
• 2026-04-15 Pending — CARMLS
• 2026-04-14 Listed $116,500 CARMLS
• 2012-01-11 Sold (Public Records) $80,000 Public Records
• 2003-04-18 Sold (Public Records) $86,000 Public Records

Property tax history

-4.1%/yr

Latest (2025): $170 · -28.5% YoY. Source: county tax records.