1902 Jean Dr · Jonesboro, AR 72404

$208,000

3 bd · 2.0 ba · 1,582 sqft · SingleFamily public records · 106 Days on market

Built 1976 0.32 ac lot $131/sqft · 8% below area Est $233k · 11% under

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Why this score? — see what drove the C 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 +21.8/30.0
• ARV discount +12.3/15.0
• DSCR +7.0/10.0
• Schools +5.2/10.0
• 1% rule +4.4/10.0
• 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

Beautiful home close to the valley view area, three bed, 2 bath.

Key facts

• Storage building
• Custom built-ins
• Wood privacy fence

Tags

• TREE SHADED CORNER LOT
• CUSTOM BUILT-INS
• LAMINATE VINYL PLANK FLOORING
• NEW ROOF
• STORAGE BUILDING
• WOOD PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $322 ($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 $195k (6.2% below list).
• Recommended offer: $189k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 2 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 33% 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 $6k 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 106 days — a 9% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $189,280 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.94% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.9

CMA / ARV

• ARV (median comp): $232,668
• List price: $208,000
• Delta: -10.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4904 Bedrock Dr	0.40mi	3/2.0	1,556 (-2%)	0mo	$200,000	$129	78
5104 Johnwood Dr	0.20mi	3/2.0	1,440 (-9%)	7mo	$230,000	$160	69
2504 Brighton Ln	0.58mi	3/2.0	1,632 (+3%)	0mo	$235,000	$144	67
4817 Bedrock Dr Dr	0.38mi	3/2.0	1,370 (-13%)	8mo	$220,000	$161	53
4630 Bedrock Dr	0.54mi	3/2.0	1,716 (+8%)	10mo	$239,900	$140	52
5701 Pope St	0.71mi	4/2.0 (+1)	1,459 (-8%)	4mo	$207,000	$142	46
5704 Boone St	0.74mi	4/2.0 (+1)	1,459 (-8%)	4mo	$207,000	$142	44
5701 Boone St	0.75mi	3/2.0	1,402 (-11%)	5mo	$202,550	$144	42
5705 Pope St	0.72mi	3/2.0	1,402 (-11%)	7mo	$214,775	$153	42
5702 Boone St	0.73mi	3/2.0	1,373 (-13%)	3mo	$214,900	$157	41
5409 Cordova Ln	0.66mi	3/2.0	1,344 (-15%)	5mo	$204,500	$152	40
5507 Cordova Ln	0.75mi	3/2.0	1,400 (-12%)	10mo	$220,000	$157	37

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: -8.4%
• Equity multiple: 0.70×
• Total profit: $-17,613
• Equity at exit: $31,013

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-6,336
• Equity at exit: $17,984

Cash invested: $58,240 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,951 medium
• Mortgage (P&I): −$1,091
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $322

Break-even live

Break-even rent $1,543

Max offer price $208,000

Occupancy floor 78%

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5303 Southwest Dr Jonesboro, AR	3.0	2.5	2064	$2,000	$0.97	43d	1	0.14mi
5707 Pope St Jonesboro, AR	4.0	2.0	1459	$1,750	$1.20	43d	1	0.71mi

Listing history 26 events

1. 2026-06-19
   days on market $208,000 Active 106 DOM
2. 2026-06-18
   days on market $208,000 Active 105 DOM
3. 2026-06-17
   days on market $208,000 Active 104 DOM
4. 2026-06-16
   days on market $208,000 Active 103 DOM
5. 2026-06-15
   days on market $208,000 Active 102 DOM
6. 2026-06-14
   days on market $208,000 Active 100 DOM
7. 2026-06-13
   days on market $208,000 Active 99 DOM
8. 2026-06-10
   days on market $208,000 Active 97 DOM
9. 2026-06-09
   days on market $208,000 Active 96 DOM
10. 2026-06-08
    days on market $208,000 Active 95 DOM
11. 2026-06-07
    days on market $208,000 Active 94 DOM
12. 2026-06-05
    days on market $208,000 Active 91 DOM
13. 2026-06-03
    days on market $208,000 Active 90 DOM
14. 2026-06-02
    days on market $208,000 Active 89 DOM
15. 2026-06-01
    days on market $208,000 Active 88 DOM
16. 2026-05-31
    days on market $208,000 Active 87 DOM
17. 2026-05-30
    days on market $208,000 Active 86 DOM
18. 2026-04-17
    soldstatus $202,000 64-char remark

    Show marketing remark (64 chars)

    Beautiful home close to the valley view area, three bed, 2 bath.

19. 2026-04-17
    listed $202,000 64-char remark

    Show marketing remark (64 chars)

    Beautiful home close to the valley view area, three bed, 2 bath.

20. 2026-03-05
    listed $208,000 Active 582-char remark

    Show marketing remark (582 chars)

    This beautiful updated home sits on a tree shaded corner lot. Home features 3 bedrooms 2 baths, large living room, separate dining room with custom built-ins, large kitchen with pantry. Some of the updates include laminate Vinyl plank flooring, neutral paint through out, and a new roof. Bedrooms are all large, main bath has been updated as well. Outside has a storage building as well as a storage room attached to carport. Storage is plentiful inside and out in this home. a wood privacy fence encloses backyard. Appliances are included in sale. Come look at this wonderful home.

21. 2019-03-28
    soldstatus $138,500
22. 2019-01-03
    listed $144,900
23. 2018-07-23
    listed $146,500
24. 2008-07-23
    soldstatus $123,660
25. 2006-10-23
    soldstatus $109,000
26. 2004-12-17
    soldstatus $88,000

ⓘ 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: $499 · $42/mo
• Projected year-2 tax: $1,331 · $111/mo
• Expected delta: +$833/yr (+$69/mo · 167.0%)

ⓘ 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: $23,414
• − Mortgage interest: −$11,651
• − Property taxes: −$499
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$6,051
• Taxable income: $427
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $3,767/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

+129.5% since first listed

9 events — show timeline

• 2026-04-17 Listed $202,000 CARMLS
• 2026-04-17 Sold (MLS) $202,000 CARMLS
• 2026-03-05 Listed $208,000 ForSaleByOwner.com
• 2019-03-28 Sold (MLS) $138,500 NEABOR MLS
• 2019-01-03 Listed $144,900 NEABOR MLS
• 2018-07-23 Listed $146,500 NEABOR MLS
• 2008-07-23 Sold (Public Records) $123,660 Public Records
• 2006-10-23 Sold (Public Records) $109,000 Public Records
• 2004-12-17 Sold (Public Records) $88,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $499 · -16.7% YoY. Source: county tax records.