4417 E Highland Dr · Jonesboro, AR 72401

$110,000

2 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 127 Days on market

0.42 ac lot $78/sqft · 30% above area Est $85k · 30% over ↓ 59% since listing

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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 +18.4/30.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bath single-family home offers 1,416 square feet of comfortable living space on a generous 0.42-acre fenced lot. Inside, you?ll find a large living room filled with natural light, thanks to an expansive wall of windows that creates an open, welcoming feel. The functional layout provides flexibility for everyday living, hobbies, or work-from-home needs. Outside, the metal shop adds valuable storage or workspace, while the storm cellar offers added peace of mind. A 2-car carport provides covered parking, and the corner lot allows for extra breathing room and easy access. With its solid footprint, ample outdoor space, and practical features, this property is a great opportunity for a buyer looking to make a home their own or invest in a property with lasting potential. Conveniently located in Jonesboro, this home delivers space, utility, and value at an affordable price point. Schedule your showing today and explore the possibilities this property has to offer.

Key facts

• Metal shop
• 2-car carport
• Large living room

Tags

• FENCED LOT
• LARGE LIVING ROOM
• EXPANSIVE WALL OF WINDOWS
• METAL SHOP
• STORM CELLAR
• 2-CAR CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $102 ($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 $109k (0.7% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Rents rising (+3.6%/yr); 295 active listings in the ZIP; 7 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; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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. 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: 0.99% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $84,571
• List price: $110,000
• Delta: 30.07%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2012 Cotton St	0.09mi	3/2.0 (+1)	1,382 (-2%)	3mo	$115,000	$83	80
4601 E Highland	0.11mi	3/2.0 (+1)	1,300 (-8%)	4mo	$134,900	$104	69
3806 School St	0.61mi	3/2.0 (+1)	1,397 (-1%)	4mo	$25,000	$18	56

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-10,576
• Equity at exit: $16,401

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,201
• Equity at exit: $9,511

Cash invested: $30,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,092 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $102

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 86%

Sensitivity live

Price	-10% $178	-5% $140	+0% $102	+5% $64	+10% $26
Rent	-10% $16	-5% $59	+0% $102	+5% $146	+10% $189
Rate	-1.0pp $158	-0.5pp $130	base $102	+0.5pp $74	+1.0pp $45

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2008 Cotton St Unit 7 Jonesboro, AR	2.0	1.0	875	$925	$1.06	44d	1	0.07mi
1504 Kathleen St Unit 6403 Jonesboro, AR	2.0	1.0	875	$975	$1.11	44d	1	0.39mi
1504 Kathleen St Unit 2703 Jonesboro, AR	2.0	1.5	1000	$1,025	$1.02	44d	1	0.39mi
2102 Clark St Jonesboro, AR	3.0	1.0	1000	$925	$0.93	44d	1	0.42mi
4850 E Highland Dr Unit HPA 419 Jonesboro, AR	2.0	1.0	1000	$1,300	$1.30	44d	1	0.44mi
2017 Fairfield Dr Jonesboro, AR	3.0	1.5	1180	$1,250	$1.06	44d	1	0.94mi
5408 Mariposa Grove Dr Jonesboro, AR	3.0	2.0	1209	$1,595	$1.32	44d	1	1.33mi

Listing history 9 events

1. 2026-05-14
   status Under Contract 990-char remark

   Show marketing remark (990 chars)

   This 2-bedroom, 1-bath single-family home offers 1,416 square feet of comfortable living space on a generous 0.42-acre fenced lot. Inside, you?ll find a large living room filled with natural light, thanks to an expansive wall of windows that creates an open, welcoming feel. The functional layout provides flexibility for everyday living, hobbies, or work-from-home needs. Outside, the metal shop adds valuable storage or workspace, while the storm cellar offers added peace of mind. A 2-car carport provides covered parking, and the corner lot allows for extra breathing room and easy access. With its solid footprint, ample outdoor space, and practical features, this property is a great opportunity for a buyer looking to make a home their own or invest in a property with lasting potential. Conveniently located in Jonesboro, this home delivers space, utility, and value at an affordable price point. Schedule your showing today and explore the possibilities this property has to offer.

2. 2026-05-08
   price $110,000 990-char remark

   Show marketing remark (990 chars)

   This 2-bedroom, 1-bath single-family home offers 1,416 square feet of comfortable living space on a generous 0.42-acre fenced lot. Inside, you?ll find a large living room filled with natural light, thanks to an expansive wall of windows that creates an open, welcoming feel. The functional layout provides flexibility for everyday living, hobbies, or work-from-home needs. Outside, the metal shop adds valuable storage or workspace, while the storm cellar offers added peace of mind. A 2-car carport provides covered parking, and the corner lot allows for extra breathing room and easy access. With its solid footprint, ample outdoor space, and practical features, this property is a great opportunity for a buyer looking to make a home their own or invest in a property with lasting potential. Conveniently located in Jonesboro, this home delivers space, utility, and value at an affordable price point. Schedule your showing today and explore the possibilities this property has to offer.

3. 2026-05-08
   price $110,000

   Show marketing remark (990 chars)

   This 2-bedroom, 1-bath single-family home offers 1,416 square feet of comfortable living space on a generous 0.42-acre fenced lot. Inside, you?ll find a large living room filled with natural light, thanks to an expansive wall of windows that creates an open, welcoming feel. The functional layout provides flexibility for everyday living, hobbies, or work-from-home needs. Outside, the metal shop adds valuable storage or workspace, while the storm cellar offers added peace of mind. A 2-car carport provides covered parking, and the corner lot allows for extra breathing room and easy access. With its solid footprint, ample outdoor space, and practical features, this property is a great opportunity for a buyer looking to make a home their own or invest in a property with lasting potential. Conveniently located in Jonesboro, this home delivers space, utility, and value at an affordable price point. Schedule your showing today and explore the possibilities this property has to offer.

4. 2026-04-07
   price $129,900 990-char remark

   Show marketing remark (990 chars)

   This 2-bedroom, 1-bath single-family home offers 1,416 square feet of comfortable living space on a generous 0.42-acre fenced lot. Inside, you?ll find a large living room filled with natural light, thanks to an expansive wall of windows that creates an open, welcoming feel. The functional layout provides flexibility for everyday living, hobbies, or work-from-home needs. Outside, the metal shop adds valuable storage or workspace, while the storm cellar offers added peace of mind. A 2-car carport provides covered parking, and the corner lot allows for extra breathing room and easy access. With its solid footprint, ample outdoor space, and practical features, this property is a great opportunity for a buyer looking to make a home their own or invest in a property with lasting potential. Conveniently located in Jonesboro, this home delivers space, utility, and value at an affordable price point. Schedule your showing today and explore the possibilities this property has to offer.

5. 2026-04-06
   price $129,900
6. 2026-02-11
   price $139,900 990-char remark

   Show marketing remark (990 chars)

   This 2-bedroom, 1-bath single-family home offers 1,416 square feet of comfortable living space on a generous 0.42-acre fenced lot. Inside, you?ll find a large living room filled with natural light, thanks to an expansive wall of windows that creates an open, welcoming feel. The functional layout provides flexibility for everyday living, hobbies, or work-from-home needs. Outside, the metal shop adds valuable storage or workspace, while the storm cellar offers added peace of mind. A 2-car carport provides covered parking, and the corner lot allows for extra breathing room and easy access. With its solid footprint, ample outdoor space, and practical features, this property is a great opportunity for a buyer looking to make a home their own or invest in a property with lasting potential. Conveniently located in Jonesboro, this home delivers space, utility, and value at an affordable price point. Schedule your showing today and explore the possibilities this property has to offer.

7. 2026-02-10
   price $139,900
8. 2026-01-07
   listed $149,900 New Listing 990-char remark

   Show marketing remark (990 chars)

   This 2-bedroom, 1-bath single-family home offers 1,416 square feet of comfortable living space on a generous 0.42-acre fenced lot. Inside, you?ll find a large living room filled with natural light, thanks to an expansive wall of windows that creates an open, welcoming feel. The functional layout provides flexibility for everyday living, hobbies, or work-from-home needs. Outside, the metal shop adds valuable storage or workspace, while the storm cellar offers added peace of mind. A 2-car carport provides covered parking, and the corner lot allows for extra breathing room and easy access. With its solid footprint, ample outdoor space, and practical features, this property is a great opportunity for a buyer looking to make a home their own or invest in a property with lasting potential. Conveniently located in Jonesboro, this home delivers space, utility, and value at an affordable price point. Schedule your showing today and explore the possibilities this property has to offer.

9. 2023-01-20
   soldstatus $267,500

ⓘ 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 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 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: $13,103
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$3,200
• Taxable loss: −$555
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $1,363/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): 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

-58.9% since first listed

9 events — show timeline

• 2026-05-14 Pending — CARMLS
• 2026-05-08 Price Changed $110,000 CARMLS
• 2026-05-08 Price Changed $110,000 NEABOR MLS
• 2026-04-07 Price Changed $129,900 CARMLS
• 2026-04-06 Price Changed $129,900 NEABOR MLS
• 2026-02-11 Price Changed $139,900 CARMLS
• 2026-02-10 Price Changed $139,900 NEABOR MLS
• 2026-01-07 Listed $149,900 CARMLS
• 2023-01-20 Sold (Public Records) $267,500 Public Records

Property tax history

-14.2%/yr

Latest (2025): $35 · -53.5% YoY. Source: county tax records.