1237 Vine St · Jonesboro, AR 72401

$165,000

3 bd · 2.0 ba · 2,067 sqft · SingleFamily public records · 66 Days on market

Built 1986 0.30 ac lot Est $184k · 10% under

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Why this score? — see what drove the D+ 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 +14.5/30.0
• ARV discount +12.1/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• 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 MLS

Tired of the cookie cutter new construction homes? This home has character & curb appeal all wrapped up in a nice layout. There are 2 living areas, 2 bedrooms, & a bath on the main & a 3rd bed & bath upstairs with loads of closet space. You will love the cozy deck off the breakfast area. There is also room for either a formal dining room, office. or playroom off of the kitchen. The backyard is fenced and has a metal outbuilding.

Key facts

• Metal outbuilding
• Fenced backyard
• Cozy deck

Tags

• COZY DECK
• FENCED BACKYARD
• METAL OUTBUILDING

Property features AI

Finance

• Other: Annual taxes and tax year available (financial details excluded per instructions)
• Financial info: Financing options include VA, FHA, Conventional loans, cash, and in-house financing
• HOA & community: No area amenities listed

Exterior

• Parking: Carport for 2 cars
• Security: No security features listed
• Utilities: Public sewer; Public water; Municipal electric service (Entergy listed)
• Home design: Brick and frame combination exterior; Listed as unknown year built
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Deck; Porch; Fully fenced yard; Outside storage area; Paved road access; Level corner lot in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher; Refrigerator stays
• Bedrooms: No bedroom-specific data provided
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer connection; Dryer connection (electric); Gas and electric water heater options listed; Walk-in closets; Ceiling fans; Wood-burning stove fireplace; Sheetrock and paneling walls/ceilings
• Laundry & utility: Laundry room; Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $36 ($426/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 $149k (9.8% below list).
• Recommended offer: $149k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); 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); 301 active listings in the ZIP; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 66 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $2k; list at $165k implies a 8150% 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 $148,835 (9.8% 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 10% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $183,963
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 W Thomas Ave	0.33mi	3/2.0	2,035 (-2%)	2mo	$182,000	$89	81
1217 Olive St	0.10mi	3/2.0	1,920 (-7%)	5mo	$106,000	$55	80
1313 Nettleton Cir	0.20mi	3/2.0	2,223 (+8%)	0mo	$227,000	$102	78
735 W Oak Ave	0.25mi	4/2.0 (+1)	1,985 (-4%)	2mo	$56,000	$28	75
901 Hester St	0.55mi	4/2.0 (+1)	1,920 (-7%)	0mo	$200,000	$104	57
1821 James	0.63mi	3/2.0	1,930 (-7%)	5mo	$160,000	$83	55
1809 Alonzo St	0.49mi	3/2.0	1,802 (-13%)	4mo	$149,000	$83	52
503 Vine	0.51mi	4/2.0 (+1)	1,875 (-9%)	6mo	$199,900	$107	50
915 W Monroe Ave W	0.58mi	3/1.5	1,894 (-8%)	8mo	$112,500	$59	50
1916 Crestview	0.65mi	4/3.0 (+1)	2,180 (+6%)	3mo	$229,900	$105	49
1305 Rosemond	0.55mi	3/2.5	1,791 (-13%)	2mo	$199,900	$112	48
1520 S Main St S	0.71mi	2/2.0 (-1)	1,764 (-15%)	4mo	$70,000	$40	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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-23,488
• Equity at exit: $24,602

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-13,439
• Equity at exit: $14,266

Cash invested: $46,200 (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: 301
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,488 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $36

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 93%

Sensitivity live

Price	-10% $150	-5% $93	+0% $36	+5% $-21	+10% $-79
Rent	-10% $-82	-5% $-23	+0% $36	+5% $94	+10% $153
Rate	-1.0pp $119	-0.5pp $77	base $36	+0.5pp $-7	+1.0pp $-51

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $165,000 Active 66 DOM
2. 2026-06-19
   days on market $165,000 Active 64 DOM
3. 2026-06-18
   days on market $165,000 Active 63 DOM
4. 2026-06-17
   statusdays on market $165,000 Active 62 DOM
5. 2026-06-16
   days on market $165,000 Price Change 61 DOM
6. 2026-06-15
   days on market $165,000 Price Change 60 DOM
7. 2026-06-14
   days on market $165,000 Price Change 58 DOM
8. 2026-06-13
   pricestatusdays on market $165,000 Price Change 57 DOM
9. 2026-06-10
   days on market $185,000 Active 55 DOM
10. 2026-06-09
    days on market $185,000 Active 54 DOM
11. 2026-06-08
    days on market $185,000 Active 53 DOM
12. 2026-06-07
    days on market $185,000 Active 52 DOM
13. 2026-06-05
    days on market $185,000 Active 49 DOM
14. 2026-06-02
    days on market $185,000 Active 47 DOM
15. 2026-06-01
    days on market $185,000 Active 46 DOM
16. 2026-05-31
    days on market $185,000 Active 45 DOM
17. 2026-05-30
    days on market $185,000 Active 44 DOM
18. 2026-05-13
    price $185,000
19. 2026-05-12
    price $185,000 455-char remark

    Show marketing remark (455 chars)

    Tired of the cookie cutter new construction homes? This home has character & curb appeal all wrapped up in a nice layout. There are 2 living areas, 2 bedrooms, & a bath on the main & a 3rd bed & bath upstairs with loads of closet space. You will love the cozy deck off the breakfast area. There is also room for either a formal dining room, office. or playroom off of the kitchen. The backyard is fenced and has a metal outbuilding.

20. 2026-04-16
    listed $195,000 Active 455-char remark

    Show marketing remark (455 chars)

    Tired of the cookie cutter new construction homes? This home has character & curb appeal all wrapped up in a nice layout. There are 2 living areas, 2 bedrooms, & a bath on the main & a 3rd bed & bath upstairs with loads of closet space. You will love the cozy deck off the breakfast area. There is also room for either a formal dining room, office. or playroom off of the kitchen. The backyard is fenced and has a metal outbuilding.

21. 2026-04-15
    listed $195,000 New Listing
22. 2007-05-11
    soldstatus $2,000
23. 1994-04-13
    soldstatus $72,000

ⓘ 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 2/10 Low
• 🌡 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: $17,860
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$4,800
• Taxable loss: −$2,340
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $988/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

+156.9% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $185,000 CARMLS
• 2026-05-12 Price Changed $185,000 NEABOR MLS
• 2026-04-16 Listed $195,000 NEABOR MLS
• 2026-04-15 Listed $195,000 CARMLS
• 2007-05-11 Sold (Public Records) $2,000 Public Records
• 1994-04-13 Sold (Public Records) $72,000 Public Records

Property tax history

-10.6%/yr

Latest (2025): $91 · -52.3% YoY. Source: county tax records.