517 Paragould Dr · Jonesboro, AR 72405

$675,000

None bd · None ba · 8,196 sqft · MultiFamily · 193 Days on market

Average condition 0.84 ac lot

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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
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Unique investment opportunity! This 8-plex just off Hilltop in Jonesboro features 4 one-bedroom/one-bath units and 4 two-bedroom/two-bath units. Many updates and upgrades throughout, with utilities covered by the landlord. All rent details and property info are available for interested buyers. Corner lot with survey available in associated documents. Call today to schedule your appointment!

Key facts

• Corner lot
• 0.84 acre lot
• Listed 193 days

Tags

• CORNER LOT

What this means for you Summary

Snapshot

• This is a multifamily listed at $675k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $4k ($53k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $675k).
• Recommended offer: $594k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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: 150 active listings in the ZIP; solid renter incomes; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• At $11,523/mo this rent would consume 150% of the median local household income ($92k/yr) (locally 443% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $68k of equity ($5k loan paydown + $64k appreciation (9.4% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $189k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$110k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($594k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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 $520k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $594,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.71% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.18%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.7%
• Equity multiple: 4.30×
• Total profit: $623,823
• Equity at exit: $579,734

10-year hold

• IRR: 39.1%
• Equity multiple: 9.51×
• Total profit: $1,608,859
• Equity at exit: $1,221,223

Cash invested: $189,000 (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 72405

• Home prices YoY: 3.5%
• Active inventory: 150
• Price-to-rent: 44.0×

Monthly cashflow live

• Estimated rent: $11,523 medium
• Mortgage (P&I): −$3,540
• Tax est. 1.5%: −$844 /mo · $10,125/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,420
• Net cashflow: $4,438

Break-even live

Break-even rent $5,905

Max offer price $675,000

Occupancy floor 56%

Sensitivity live

Price	-10% $4,905	-5% $4,672	+0% $4,438	+5% $4,205	+10% $3,972
Rent	-10% $3,528	-5% $3,983	+0% $4,438	+5% $4,894	+10% $5,349
Rate	-1.0pp $4,778	-0.5pp $4,610	base $4,438	+0.5pp $4,263	+1.0pp $4,086

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$5,120
▸ 4× units	2	2	$6,404
Total (8 units)			$11,523

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-01
   days on marketlisting id $675,000 Active 193 DOM
2. 2026-05-31
   days on market $675,000 Active 201 DOM
3. 2026-05-30
   days on market $675,000 Active 200 DOM
4. 2025-11-19
   listed $675,000 Active 393-char remark

   Show marketing remark (393 chars)

   Unique investment opportunity! This 8-plex just off Hilltop in Jonesboro features 4 one-bedroom/one-bath units and 4 two-bedroom/two-bath units. Many updates and upgrades throughout, with utilities covered by the landlord. All rent details and property info are available for interested buyers. Corner lot with survey available in associated documents. Call today to schedule your appointment!

5. 2025-11-11
   listed $675,000 New Listing 393-char remark

   Show marketing remark (393 chars)

   Unique investment opportunity! This 8-plex just off Hilltop in Jonesboro features 4 one-bedroom/one-bath units and 4 two-bedroom/two-bath units. Many updates and upgrades throughout, with utilities covered by the landlord. All rent details and property info are available for interested buyers. Corner lot with survey available in associated documents. Call today to schedule your appointment!

6. 2024-06-01
   historical $1,100
7. 2024-05-31
   listed $1,100
8. 2024-05-17
   historical $1,000
9. 2024-04-28
   listed $1,000
10. 2024-04-23
    historical $850
11. 2024-04-10
    listed $850
12. 2024-04-10
    historical $850
13. 2024-04-07
    listed $850
14. 2022-03-15
    soldstatus $520,000 Sold
15. 2022-03-15
    soldstatus $520,000
16. 2022-02-02
    status Under Contract
17. 2021-09-02
    listed $595,000 New Listing
18. 2021-09-02
    listed $595,000

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 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: $138,276
• − Mortgage interest: −$37,810
• − Property taxes: −$10,125
• − Insurance: −$3,375
• − Repairs & maintenance: −$11,062
• − Management: −$11,062
• − Depreciation: −$19,636
• Taxable income: $45,205
• Est. tax owed @ 24.0%: −$10,849
• After-tax cash flow: $42,412/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance to improve its curb appeal and interior aesthetics, which would increase its resale and rental value.

Repairs flagged

• Minor exterior paint — some discoloration
• Minor interior paint — some discoloration
• Minor landscaping — some overgrown areas

Value-add opportunities

• Both paint exterior and interior — enhances curb appeal and interior aesthetics
• Both landscaping — improves curb appeal and enhances property value
• Rental HVAC maintenance — ensures comfort and reduces utility costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · some discoloration	Minor	$500–3,000
interior paint · some discoloration	Minor	$500–3,000
landscaping · some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint exterior and interior — enhances curb appeal and interior aesthetics ↑
• Both landscaping — improves curb appeal and enhances property value ↑
• Rental HVAC maintenance — ensures comfort and reduces utility costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 18,675
• Household income: $92,440
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 443.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 10% Black 9% Hispanic / Latino 3% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Arabic 1%

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: ▲ 9.42%
• Current HPI: 277.37
• Rent YoY: —
• 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

+13.4% since first listed

15 events — show timeline

• 2025-11-19 Listed $675,000 NEABOR MLS
• 2025-11-11 Listed $675,000 CARMLS
• 2024-06-01 Rental Removed $1,100 APPFOLIO
• 2024-05-31 Listed for Rent $1,100 APPFOLIO
• 2024-05-17 Rental Removed $1,000 APPFOLIO
• 2024-04-28 Listed for Rent $1,000 APPFOLIO
• 2024-04-23 Rental Removed $850 APPFOLIO
• 2024-04-10 Listed for Rent $850 APPFOLIO
• 2024-04-10 Rental Removed $850 APPFOLIO
• 2024-04-07 Listed for Rent $850 APPFOLIO
• 2022-03-15 Sold (MLS) $520,000 NEABOR MLS
• 2022-03-15 Sold (MLS) $520,000 CARMLS
• 2022-02-02 Pending — CARMLS
• 2021-09-02 Listed $595,000 NEABOR MLS
• 2021-09-02 Listed $595,000 CARMLS