4017 Willow Ridge Dr · Jonesboro, AR 72405

$189,900

3 bd · 2.0 ba · 1,148 sqft · SingleFamily public records · 14 Days on market

Built 2018 7,840 sqft lot Est $171k · 11% over

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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 +16.1/30.0
• Appreciation +9.7/10.0
• DSCR +5.0/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Welcome to Market 4017 Willow Ridge Dr in Jonesboro, AR! Located in the Willow Pointe Subdivision, this 3-bedroom, 2-bath home offers 1,148 sq. ft. of comfortable living space on approximately 0.18+/- acres. The home features a brick and vinyl exterior, architectural shingle roof, guttering, and a slab foundation for easy maintenance. Inside, you'll find an all-electric floor plan with a spacious living area, dedicated laundry room, and a walk-in closet in the primary suite. The kitchen and dining areas provide a functional layout for everyday living. Additional features include a 2-car garage and backyard space. Conveniently located near shopping, dining, schools, and medical facilities, this property offers an excellent opportunity for first-time buyers, downsizers, or investors alike. Schedule your showing today!

Key facts

• Walk-in closet
• Functional layout
• Backyard space

Tags

• BRICK AND VINYL EXTERIOR
• ARCHITECTURAL SHINGLE ROOF
• DEDICATED LAUNDRY ROOM
• WALK-IN CLOSET
• FUNCTIONAL LAYOUT
• BACKYARD SPACE

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, Cash, Rural Development, In-house financing

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Public water; Public sewer
• Home design: Brick and metal/vinyl siding exterior; Located inside city limits
• Construction: Slab foundation; Architectural shingle roof
• Exterior features: Guttering; Paved road access; Level, cleared lot inside subdivision

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher; Ice maker connection
• Bedrooms: Walk-in closet(s) in bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Smoke detectors; Walk-in closets; Ceiling fans; Kitchen counters with Formica
• Laundry & utility: Dedicated laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $158k (17.0% below list).
• Recommended offer: $158k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• 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.
• Zoned schools: Nettleton Steam School (math 33% / reading 26%, grade F, #305 of 454 statewide, top 71%, 324 students, 100% FRL); Nettleton High School (math 11% / reading 27%, grade F, #248 of 292 statewide, top 86%, 981 students, 68% FRL) — zoned schools average 84% FRL vs 56% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 152 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 $150k; 27% 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 $157,600 (17.0% below list)

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. 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?
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: 0.83% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $171,052
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4110 Willow Ridge Dr	0.05mi	3/2.0	1,257 (+10%)	8mo	$189,000	$150	76
4200 Willow Pointe Dr	0.06mi	3/2.0	1,255 (+9%)	12mo	$193,000	$154	72
4308 Willow Ridge Dr	0.11mi	3/2.0	1,291 (+12%)	4mo	$191,900	$149	71
4304 Willow Ridge Dr	0.10mi	3/2.0	1,291 (+12%)	11mo	$187,000	$145	66
4510 Willow Pointe Dr	0.22mi	3/2.0	1,258 (+10%)	13mo	$199,900	$159	63
3700 Holland Dr	0.53mi	3/2.0	1,092 (-5%)	13mo	$111,000	$102	56
4529 Willow Pointe Dr	0.28mi	3/2.0	1,311 (+14%)	12mo	$181,500	$138	53
208 Holmes Rd	0.45mi	3/2.0	1,305 (+14%)	13mo	$165,000	$126	46
358 Wildwood Pt Pt	0.75mi	3/2.0	1,274 (+11%)	2mo	$190,000	$149	45
4805 Prospector Dr	0.65mi	3/2.0	1,301 (+13%)	16mo	$185,925	$143	34
4812 Prospector Dr	0.67mi	3/2.0	1,301 (+13%)	16mo	$180,000	$138	33
349 Wildwood Pt	0.71mi	3/2.0	1,310 (+14%)	13mo	$197,900	$151	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 24.6%
• Equity multiple: 2.92×
• Total profit: $101,976
• Equity at exit: $163,099

10-year hold

• IRR: 21.9%
• Equity multiple: 6.52×
• Total profit: $293,575
• Equity at exit: $343,571

Cash invested: $53,172 (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: 152
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$996
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $96

Break-even live

Break-even rent $1,454

Max offer price $189,900

Occupancy floor 89%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
259 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,550	$1.09	43d	1	0.38mi
337 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,600	$1.13	43d	1	0.50mi
1504 Kathleen St Unit 2703 Jonesboro, AR	2.0	1.5	1000	$1,025	$1.02	43d	1	1.09mi
1504 Kathleen St Unit 6403 Jonesboro, AR	2.0	1.0	875	$975	$1.11	43d	1	1.09mi
5408 Mariposa Grove Dr Jonesboro, AR	3.0	2.0	1209	$1,595	$1.32	43d	1	1.11mi
2008 Cotton St Unit 7 Jonesboro, AR	2.0	1.0	875	$925	$1.06	43d	1	1.38mi
2102 Clark St Jonesboro, AR	3.0	1.0	1000	$925	$0.93	43d	1	1.42mi
4850 E Highland Dr Unit HPA 419 Jonesboro, AR	2.0	1.0	1000	$1,300	$1.30	43d	1	1.48mi

Listing history 12 events

1. 2026-06-19
   days on market $189,900 Active 14 DOM
2. 2026-06-18
   days on market $189,900 Active 13 DOM
3. 2026-06-17
   days on market $189,900 Active 12 DOM
4. 2026-06-16
   days on market $189,900 Active 11 DOM
5. 2026-06-15
   days on market $189,900 Active 10 DOM
6. 2026-06-14
   days on market $189,900 Active 8 DOM
7. 2026-06-13
   statusdays on market $189,900 Active 7 DOM
8. 2026-06-10
   days on market $189,900 New Listing 5 DOM
9. 2026-06-09
   days on market $189,900 New Listing 4 DOM
10. 2026-06-08
    days on market $189,900 New Listing 3 DOM
11. 2026-06-07
    remarks 693-char remark
12. 2026-06-07
    listed $189,900 New Listing 2 DOM

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$329/yr (+$27/mo · 37.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $18,912
• − Mortgage interest: −$10,637
• − Property taxes: −$886
• − Insurance: −$950
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$5,524
• Taxable loss: −$2,111
• Est. tax savings @ 24.0%: +$507
• After-tax cash flow: $1,661/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: 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

+42.1% since first listed

10 events — show timeline

• 2026-06-05 Listed $189,900 CARMLS
• 2026-06-05 Listed $189,900 NEABOR MLS
• 2021-06-08 Sold (Public Records) $150,000 Public Records
• 2021-06-07 Sold (MLS) $150,000 CARMLS
• 2021-06-07 Sold (MLS) $150,000 NEABOR MLS
• 2021-04-27 Listing Removed — CARMLS
• 2021-04-20 Listed $146,900 CARMLS
• 2021-04-20 Listed $146,900 NEABOR MLS
• 2018-12-14 Sold (MLS) $133,600 NEABOR MLS
• 2018-07-30 Listed $133,600 NEABOR MLS

Property tax history

+15.9%/yr

Latest (2025): $886 · +4.5% YoY. Source: county tax records.