4000 Renee Dr · Jonesboro, AR 72404

$167,500

5 bd · 2.0 ba · 2,002 sqft · SingleFamily public records · 71 Days on market

Built 1985 0.96 ac lot $84/sqft · 48% below area Est $323k · 48% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.2/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large home on almost an acre with 5-6 bedrooms and 2.5 baths in Valley View School District on almost an acre. One living area upstairs and one down with a wood burning fireplace. Updated kitchen and hardwood flooring in the upstairs bedrooms are a plus. Hvac is 4-5 years old and the roof is about 10 years old. This one needs some cosmetic updates especially downstairs and is priced to sell. There is an outbuilding in the backyard and several shade trees on this corner lot.

Key facts

• 0.96 acre lot
• 4 parking spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $157k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Valley View School District (rural): math 55% / reading 60% proficiency, ranked #4 of 238 in AR (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 309 active listings in the ZIP; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 32% of the median local income ($70k/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 71 days — a 6% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $91k; list at $168k implies a 84% 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 $157,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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 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: 1.12% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (median comp): $323,208
• List price: $167,500
• Delta: -48.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Lincoln Cv	0.64mi	4/2.5 (-1)	2,159 (+8%)	4mo	$325,000	$151	47

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-6,084
• Equity at exit: $24,975

10-year hold

• IRR: 3.5%
• Equity multiple: 1.23×
• Total profit: $10,803
• Equity at exit: $14,482

Cash invested: $46,900 (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 72404

• Home prices YoY: -14.5%
• Rents YoY: 0.7%
• Active inventory: 309
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$135 /mo · $1,615/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $396

Break-even live

Break-even rent $1,371

Max offer price $167,500

Occupancy floor 74%

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $167,500 Active 71 DOM
2. 2026-06-18
   days on market $167,500 Active 70 DOM
3. 2026-06-17
   days on market $167,500 Active 69 DOM
4. 2026-06-16
   days on market $167,500 Active 68 DOM
5. 2026-06-15
   days on market $167,500 Active 67 DOM
6. 2026-06-14
   days on market $167,500 Active 65 DOM
7. 2026-06-13
   days on market $167,500 Active 64 DOM
8. 2026-06-10
   days on market $167,500 Active 62 DOM
9. 2026-06-09
   days on market $167,500 Active 61 DOM
10. 2026-06-08
    days on market $167,500 Active 60 DOM
11. 2026-06-07
    days on market $167,500 Active 59 DOM
12. 2026-06-05
    days on market $167,500 Active 56 DOM
13. 2026-06-03
    days on market $167,500 Active 55 DOM
14. 2026-06-02
    days on market $167,500 Active 54 DOM
15. 2026-06-01
    days on market $167,500 Active 53 DOM
16. 2026-05-31
    statusdays on market $167,500 Active 52 DOM
17. 2026-05-30
    days on market $167,500 Price Change 51 DOM
18. 2026-04-09
    listed $174,900 Active 478-char remark

    Show marketing remark (389 chars)

    Large home on almost an acre with 5-6 bedrooms and 2.5 baths in Valley View School District. One living area upstairs and one down with a wood burning fireplace. Updated kitchen and hardwood flooring in the upstairs bedrooms are a plus. Hvac is 4-5 years old and the roof is about 10 years old. This one needs some cosmetic updates especially downstairs and is priced to sell. * AI staging

19. 2026-04-09
    listed $174,900 New Listing 389-char remark

    Show marketing remark (389 chars)

    Large home on almost an acre with 5-6 bedrooms and 2.5 baths in Valley View School District. One living area upstairs and one down with a wood burning fireplace. Updated kitchen and hardwood flooring in the upstairs bedrooms are a plus. Hvac is 4-5 years old and the roof is about 10 years old. This one needs some cosmetic updates especially downstairs and is priced to sell. * AI staging

20. 2025-10-01
    status Active
21. 2025-10-01
    price $184,900
22. 2025-06-20
    listed $199,900 Active
23. 2005-10-05
    soldstatus $91,000

ⓘ 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: $1,615 · $135/mo
• Projected year-2 tax: $1,615 · $135/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $22,467
• − Mortgage interest: −$9,383
• − Property taxes: −$1,615
• − Insurance: −$838
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$4,873
• Taxable income: $2,164
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $4,236/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: Valley View School District
• NCES district ID: 0513380
• Math proficiency: 55% ▼ -11.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $79,148
• Composite: 51.78/100
• National rank: #1672
• State rank: #4 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): 29,968
• Household income: $70,269
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 869.0

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 (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 3% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 95% English-only · Spanish 3% Chinese 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: ▼ -35.22%
• Current HPI: 208.3772
• Rent YoY: ▲ 0.74%
• 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

+92.2% since first listed

6 events — show timeline

• 2026-04-09 Listed $174,900 NEABOR MLS
• 2026-04-09 Listed $174,900 CARMLS
• 2025-10-01 Relisted — NEABOR MLS
• 2025-10-01 Price Changed $184,900 NEABOR MLS
• 2025-06-20 Listed $199,900 NEABOR MLS
• 2005-10-05 Sold (Public Records) $91,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,615 · +0.0% YoY. Source: county tax records.