1601 Overhill Rd · Jonesboro, AR 72401

$173,000

3 bd · 2.0 ba · 1,594 sqft · SingleFamily public records · 61 Days on market

10,019 sqft lot Est $171k · at est.

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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 +15.7/30.0
• ARV discount +6.9/15.0
• DSCR +4.8/10.0
• 1% rule +3.4/10.0
• 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

This home just got a glow up! How nice to be close to I555. How about an extra living area and sunroom? This house has it! Second living area, primary bedroom and second bath are on back side of house. Family gatherings would be ideal. The sunroom just got new flooring too. Take a look at this home. You can also buy the lot behind this yard to have one huge yard. Call your agent for more details. New flooring, paint, ceiling fans, new electric cooktop, and more. The second living area has a fireplace! The laundry area has shelving for your storage needs. Agents, see other remarks.

Key facts

• Extra living area
• New flooring
• Ceiling fans

Tags

• EXTRA LIVING AREA
• SUNROOM
• NEW FLOORING
• CEILING FANS
• NEW ELECTRIC COOKTOP
• FIREPLACE

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Brick construction; Metal roof
• Exterior features: Level lot; Workshop

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s)
• Interior features: Breakfast bar; Wood-burning fireplace in the living room
• Laundry & utility: Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $76 ($910/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 $145k (16.4% below list).
• Recommended offer: $145k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 1 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 38% 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 61 days — a 6% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

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 $144,560 (16.4% below list)

Questions for the listing agent

1. It's been on market 61 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. 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: 0.84% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $170,558
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2009 Munos Ln	0.18mi	4/2.0 (+1)	1,674 (+5%)	3mo	$199,900	$119	75
1305 Holly St	0.53mi	3/2.0	1,618 (+2%)	1mo	$164,900	$102	72
2101 Tanglewood Dr	0.34mi	3/2.0	1,694 (+6%)	2mo	$160,000	$94	72
1817 Greenwood St	0.62mi	3/2.0	1,619 (+2%)	2mo	$110,000	$68	67
2010 Emerald Cv	0.25mi	3/2.0	1,404 (-12%)	4mo	$150,000	$107	65
1821 Rich Rd	0.41mi	4/2.0 (+1)	1,750 (+10%)	1mo	$157,500	$90	59
2001 Broadmoor Rd	0.35mi	4/2.0 (+1)	1,761 (+10%)	4mo	$135,000	$77	58
2011 Timberridge Dr	0.45mi	3/2.0	1,397 (-12%)	2mo	$172,000	$123	57
1305 Rosemond	0.44mi	3/2.5	1,791 (+12%)	2mo	$199,900	$112	55
1804 Brookhaven Rd	0.38mi	3/2.0	1,355 (-15%)	4mo	$110,000	$81	54
2014 Cenwood Dr	0.33mi	4/2.0 (+1)	1,374 (-14%)	6mo	$175,400	$128	52
1004 Rosemond Ave	0.69mi	3/2.0	1,432 (-10%)	3mo	$185,000	$129	48

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-22,324
• Equity at exit: $25,795

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-9,559
• Equity at exit: $14,958

Cash invested: $48,440 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $76

Break-even live

Break-even rent $1,350

Max offer price $173,000

Occupancy floor 90%

Sensitivity live

Price	-10% $174	-5% $125	+0% $76	+5% $27	+10% $-22
Rent	-10% $-38	-5% $19	+0% $76	+5% $133	+10% $190
Rate	-1.0pp $163	-0.5pp $120	base $76	+0.5pp $31	+1.0pp $-15

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3205 Turtle Creek Rd Jonesboro, AR	3.0	2.0	1208	$1,400	$1.16	45d	1	1.36mi

Listing history 18 events

1. 2026-06-22
   days on market $173,000 Active 61 DOM
2. 2026-06-19
   days on market $173,000 Active 59 DOM
3. 2026-06-18
   days on market $173,000 Active 58 DOM
4. 2026-06-17
   days on market $173,000 Active 57 DOM
5. 2026-06-16
   days on market $173,000 Active 56 DOM
6. 2026-06-15
   pricedays on market $173,000 Active 55 DOM
7. 2026-06-14
   days on market $189,000 Active 53 DOM
8. 2026-06-13
   days on market $189,000 Active 52 DOM
9. 2026-06-10
   days on market $189,000 Active 50 DOM
10. 2026-06-09
    days on market $189,000 Active 49 DOM
11. 2026-06-08
    days on market $189,000 Active 48 DOM
12. 2026-06-07
    days on market $189,000 Active 47 DOM
13. 2026-06-05
    days on market $189,000 Active 44 DOM
14. 2026-06-02
    days on market $189,000 Active 42 DOM
15. 2026-06-01
    days on market $189,000 Active 41 DOM
16. 2026-05-31
    days on market $189,000 Active 40 DOM
17. 2026-05-30
    days on market $189,000 Active 39 DOM
18. 2026-04-21
    listed $189,000 Active

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$65/yr (+$5/mo · 6.2%)

ⓘ 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 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: $17,347
• − Mortgage interest: −$9,691
• − Property taxes: −$1,042
• − Insurance: −$865
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$5,033
• Taxable loss: −$2,059
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $1,404/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

1 event — show timeline

• 2026-04-21 Listed $189,000 NEABOR MLS

Property tax history

+8.3%/yr

Latest (2025): $1,042 · +7.7% YoY. Source: county tax records.