1305 Oakhurst · Jonesboro, AR 72401

$85,000

6 bd · 2.0 ba · 1,526 sqft · Other public records

↓ 58% since listing

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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
• ARV discount +7.5/15.0
• 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

Multi Family duplex near downtown Jonesboro. Unit A is 1bed/1bath. Unit B is 2 bed/1 bath. Great investment opportunity.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 17.0% 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.
• 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.
• Market conditions: Rents rising (+3.6%/yr); 295 active listings in the ZIP; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 43% 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 $588 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 13y ago; this cycle's ask is 183% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $25k; list at $85k implies a 240% 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 $85,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.91% ✓
• Cap rate: 17.02%
• Cash-on-cash: 38.31%
• DSCR: 2.70
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.64% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 2.50×
• Total profit: $35,661
• Equity at exit: $12,674

10-year hold

• IRR: 42.2%
• Equity multiple: 5.10×
• Total profit: $97,682
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,623 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $760

Break-even live

Break-even rent $661

Max offer price $85,000

Occupancy floor 48%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2024-04-17
   soldstatus $25,000 Closed
2. 2024-03-29
   historical
3. 2024-03-06
   listed $30,000 Active
4. 2023-08-26
   status Active
5. 2023-08-01
   historical
6. 2023-07-25
   price $49,900
7. 2023-03-30
   listed $59,900 Active
8. 2023-01-18
   soldstatus $30,000
9. 2022-01-28
   status Under Contract
10. 2021-09-09
    listed $85,000 New Listing
11. 2021-09-08
    listed $85,000
12. 2019-03-15
    soldstatus $53,900
13. 2019-03-15
    soldstatus $53,900
14. 2019-02-12
    listed $53,900
15. 2019-02-12
    listed $53,900
16. 2018-05-04
    soldstatus $32,500
17. 2018-03-05
    listed $35,000
18. 2014-03-04
    soldstatus $31,000
19. 2014-02-28
    soldstatus $31,000
20. 2014-02-28
    soldstatus $31,000
21. 2013-09-20
    listed $49,900
22. 2013-09-20
    listed $49,900
23. 2011-06-22
    soldstatus $28,000
24. 2001-03-01
    soldstatus $60,000

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$51/yr (+$4/mo · 10.3%)

ⓘ 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: $19,476
• − Mortgage interest: −$4,761
• − Property taxes: −$493
• − Insurance: −$425
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$2,473
• Taxable income: $8,207
• Est. tax owed @ 24.0%: −$1,970
• After-tax cash flow: $7,149/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

-58.3% since first listed

24 events — show timeline

• 2024-04-17 Sold (MLS) $25,000 NEABOR MLS
• 2024-03-29 Delisted — NEABOR MLS
• 2024-03-06 Listed $30,000 NEABOR MLS
• 2023-08-26 Relisted — NEABOR MLS
• 2023-08-01 Delisted — NEABOR MLS
• 2023-07-25 Price Changed $49,900 NEABOR MLS
• 2023-03-30 Listed $59,900 NEABOR MLS
• 2023-01-18 Sold (Public Records) $30,000 Public Records
• 2022-01-28 Pending — CARMLS
• 2021-09-09 Listed $85,000 CARMLS
• 2021-09-08 Listed $85,000 NEABOR MLS
• 2019-03-15 Sold (MLS) $53,900 CARMLS
• 2019-03-15 Sold (MLS) $53,900 NEABOR MLS
• 2019-02-12 Listed $53,900 CARMLS
• 2019-02-12 Listed $53,900 NEABOR MLS
• 2018-05-04 Sold (MLS) $32,500 NEABOR MLS
• 2018-03-05 Listed $35,000 NEABOR MLS
• 2014-03-04 Sold (Public Records) $31,000 Public Records
• 2014-02-28 Sold (MLS) $31,000 CARMLS
• 2014-02-28 Sold (MLS) $31,000 NEABOR MLS
• 2013-09-20 Listed $49,900 CARMLS
• 2013-09-20 Listed $49,900 NEABOR MLS
• 2011-06-22 Sold (Public Records) $28,000 Public Records
• 2001-03-01 Sold (Public Records) $60,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $493 · +0.0% YoY. Source: county tax records.