1609 Whitney Cv · Jonesboro, AR 72405

$190,000

3 bd · 2.0 ba · 1,374 sqft · SingleFamily public records · 23 Days on market

Est $214k · 11% 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 +22.3/30.0
• ARV discount +12.6/15.0
• Appreciation +9.7/10.0
• DSCR +7.1/10.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Sellers have been painting this well maintained home. The 3 bedroom 2 bath house is located in a cove close to NEA Baptist Hospital and Arkansas State University. The furnace was replaced in the past 2 years, the roof replaced 4 years ago and HVAC 8 years ago. This woudl be a great start home or investment property.

Key facts

• Spacious backyard
• New gutters
• New hot water heater

Tags

• NEW APPLIANCES
• NEW ROOF
• NEW GUTTERS
• NEW HOT WATER HEATER
• SPACIOUS BACKYARD
• 2-CAR GARAGE

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 $312 ($4k/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 $184k (3.1% below list).
• Recommended offer: $184k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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; 2 comparable units currently listed for rent nearby; 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

• It's been on market 23 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $147k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,081 (3.1% 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. 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: 0.97% ✗
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $214,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1312 Crepe Myrtle Dr	0.18mi	3/2.0	1,431 (+4%)	0mo	$179,000	$125	84
1508 Crepe Myrtle Dr	0.04mi	3/2.0	1,230 (-10%)	0mo	$179,000	$146	81
1108 Gregory Ct	0.30mi	3/2.0	1,420 (+3%)	2mo	$219,000	$154	79
741 Brody Ct	0.43mi	3/2.0	1,288 (-6%)	0mo	$215,000	$167	69
745 Brody Ct	0.42mi	3/2.0	1,288 (-6%)	2mo	$203,500	$158	68
4728 Wildwood Ln	0.72mi	3/2.0	1,372 (-0%)	2mo	$205,000	$149	64
5409 Reed Dr	0.58mi	3/2.0	1,302 (-5%)	1mo	$203,500	$156	64
5409 Reed Dr	0.58mi	3/2.0	1,302 (-5%)	1mo	$203,500	$156	64
5404 Brody Dr	0.55mi	4/2.5 (+1)	1,429 (+4%)	1mo	$237,000	$166	60
4829 Edgemont Dr	0.47mi	3/2.0	1,510 (+10%)	2mo	$256,000	$170	60
4765 Wildwood Ln	0.74mi	3/2.0	1,333 (-3%)	3mo	$204,900	$154	58
4769 Wildwood Ln	0.74mi	3/2.0	1,473 (+7%)	1mo	$209,900	$142	53

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: 28.2%
• Equity multiple: 3.18×
• Total profit: $115,749
• Equity at exit: $163,184

10-year hold

• IRR: 24.8%
• Equity multiple: 7.08×
• Total profit: $323,341
• Equity at exit: $343,752

Cash invested: $53,200 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $312

Break-even live

Break-even rent $1,446

Max offer price $190,000

Occupancy floor 78%

Sensitivity live

Price	-10% $419	-5% $365	+0% $312	+5% $258	+10% $204
Rent	-10% $166	-5% $239	+0% $312	+5% $384	+10% $457
Rate	-1.0pp $407	-0.5pp $360	base $312	+0.5pp $262	+1.0pp $212

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
337 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,600	$1.13	44d	1	0.94mi
259 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,550	$1.09	44d	1	1.11mi

Listing history 23 events

1. 2026-06-21
   days on market $190,000 Active 23 DOM
2. 2026-06-19
   days on market $190,000 Active 21 DOM
3. 2026-06-18
   days on market $190,000 Active 20 DOM
4. 2026-06-17
   days on market $190,000 Active 19 DOM
5. 2026-06-16
   days on market $190,000 Active 18 DOM
6. 2026-06-15
   days on market $190,000 Active 17 DOM
7. 2026-06-14
   days on market $190,000 Active 15 DOM
8. 2026-06-13
   days on market $190,000 Active 14 DOM
9. 2026-06-10
   days on market $190,000 Active 12 DOM
10. 2026-06-09
    days on market $190,000 Active 11 DOM
11. 2026-06-08
    days on market $190,000 Active 10 DOM
12. 2026-06-07
    days on market $190,000 Active 9 DOM
13. 2026-06-05
    days on market $190,000 Active 6 DOM
14. 2026-06-03
    days on market $190,000 Active 5 DOM
15. 2026-06-02
    days on market $190,000 Active 4 DOM
16. 2026-06-01
    days on market $190,000 Active 3 DOM
17. 2026-05-31
    days on market $190,000 Active 2 DOM
18. 2026-05-30
    listed $190,000 Active
19. 2020-12-30
    soldstatus $147,000 317-char remark

    Show marketing remark (287 chars)

    Move in ready, you do not want to miss out! The 3 bedroom 2 bath house is located in a cove close to NEA Baptist Hospital and Arkansas State University. The Furnace was replaced in the past 2 years, the roof was replaced 4 years ago and the HVAC 8 years ago. Outbuilding does not remain.

20. 2020-12-30
    soldstatus $147,000 287-char remark

    Show marketing remark (287 chars)

    Move in ready, you do not want to miss out! The 3 bedroom 2 bath house is located in a cove close to NEA Baptist Hospital and Arkansas State University. The Furnace was replaced in the past 2 years, the roof was replaced 4 years ago and the HVAC 8 years ago. Outbuilding does not remain.

21. 2020-11-19
    listed $149,900 317-char remark

    Show marketing remark (287 chars)

    Move in ready, you do not want to miss out! The 3 bedroom 2 bath house is located in a cove close to NEA Baptist Hospital and Arkansas State University. The Furnace was replaced in the past 2 years, the roof was replaced 4 years ago and the HVAC 8 years ago. Outbuilding does not remain.

22. 2020-11-19
    listed $147,900 287-char remark

    Show marketing remark (287 chars)

    Move in ready, you do not want to miss out! The 3 bedroom 2 bath house is located in a cove close to NEA Baptist Hospital and Arkansas State University. The Furnace was replaced in the past 2 years, the roof was replaced 4 years ago and the HVAC 8 years ago. Outbuilding does not remain.

23. 1998-10-13
    soldstatus $83,000

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$412/yr (+$34/mo · 51.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major 67% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 22 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: $22,090
• − Mortgage interest: −$10,643
• − Property taxes: −$804
• − Insurance: −$950
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$5,527
• Taxable income: $631
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $3,589/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

+128.9% since first listed

6 events — show timeline

• 2026-05-30 Listed $190,000 FSBO.com
• 2020-12-30 Sold (MLS) $147,000 NEABOR MLS
• 2020-12-30 Sold (MLS) $147,000 CARMLS
• 2020-11-19 Listed $147,900 NEABOR MLS
• 2020-11-19 Listed $149,900 CARMLS
• 1998-10-13 Sold (Public Records) $83,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $804 · +4.0% YoY. Source: county tax records.