1000 Towering Oaks Dr · Jacksonville, AR 72076

$139,900

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 22 Days on market

Built 1972 10,018 sqft lot Est $142k · at est.

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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 +14.7/30.0
• ARV discount +8.1/15.0
• DSCR +4.5/10.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors or home buyers! Here we have an updated 3-bed 2-bath home in jacksonville. The home was updated within the last 5 years. The home is has a covered carport and a large fenced back yard. Tile in the kitchen and bathrooms. Call the office or listing agent to schedule a viewing

Key facts

• Spacious backyard
• Covered carport
• Functional layout

Tags

• SPACIOUS BACKYARD
• COVERED CARPORT
• FUNCTIONAL LAYOUT
• CONVENIENTLY LOCATED
• DETACHED

Property features AI

Finance

• Financial info: Financing options include conventional loan or cash

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Electric service (municipal + Entergy)
• Home design: Located inside city limits
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Brick and metal/vinyl siding exterior; Paved road access; Level lot inside a subdivision

Interior

• Kitchen: Free-standing stove; Electric range
• Bedrooms: Formal living room listed as an additional room
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet, tile, and laminate flooring; Fireplace (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $36 ($432/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 $118k (15.6% below list).
• Recommended offer: $118k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.0% in Jacksonville — 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 61/100 on livability (#231 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Jacksonville North Pulaski School District (suburban): math 18% / reading 20% proficiency, ranked #211 of 238 in AR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 155 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($138k) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,089 (15.6% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $141,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 Ray Rd	0.13mi	3/1.5	1,076 (-6%)	3mo	$139,900	$130	80
802 Towering Oaks Dr	0.15mi	3/1.5	1,076 (-6%)	2mo	$90,000	$84	79
626 Paul Pl	0.15mi	3/1.5	1,076 (-6%)	4mo	$136,499	$127	78
108 Spruce St	0.51mi	3/2.0	1,159 (+1%)	0mo	$172,934	$149	74
301 Janice St	0.27mi	3/1.5	1,282 (+12%)	1mo	$153,650	$120	65
105 Smart St	0.56mi	3/1.0	1,200 (+5%)	2mo	$125,000	$104	60
617 Lehman Dr	0.54mi	3/1.0	1,066 (-7%)	3mo	$90,000	$84	57
212 Cherry St	0.64mi	3/1.5	1,031 (-10%)	1mo	$127,900	$124	51
99 Bellevue Cir	0.75mi	3/1.5	1,056 (-8%)	2mo	$139,000	$132	48
133 Lonsdale Cir	0.63mi	3/2.0	995 (-13%)	1mo	$147,000	$148	48
217 Cherry St	0.64mi	3/1.0	1,020 (-11%)	0mo	$38,000	$37	48
199 Pine St	0.72mi	4/2.0 (+1)	1,305 (+14%)	1mo	$129,000	$99	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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-20,318
• Equity at exit: $20,860

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-14,499
• Equity at exit: $12,096

Cash invested: $39,172 (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 72076

• Home prices YoY: -30.3%
• Rents YoY: 3.1%
• Active inventory: 155
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,181 high
• Mortgage (P&I): −$734
• Tax from tax record: −$105 /mo · $1,259/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $36

Break-even live

Break-even rent $1,135

Max offer price $139,900

Occupancy floor 92%

Sensitivity live

Price	-10% $115	-5% $76	+0% $36	+5% $-4	+10% $-43
Rent	-10% $-57	-5% $-11	+0% $36	+5% $83	+10% $129
Rate	-1.0pp $106	-0.5pp $72	base $36	+0.5pp $0	+1.0pp $-37

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Ray Rd Jacksonville, AR	4.0	1.5	1495	$1,495	$1.00	15d	1	0.08mi
1112 Ray Rd Jacksonville, AR	3.0	1.0	1166	$895	$0.77	45d	1	0.11mi
873 Jane Dr Jacksonville, AR	2.0	1.0	971	$1,050	$1.08	45d	1	0.16mi
633 Smart St Jacksonville, AR	3.0	1.5	936	$995	$1.06	24d	1	0.20mi
241 Pearl St Jacksonville, AR	2.0	1.0	700	$943	$1.35	24d	1	0.21mi
144 Pike Ave Jacksonville, AR	2.0	1.0	1050	$800	$0.76	45d	1	0.27mi
172 Roosevelt Rd Jacksonville, AR	2.0	1.0	1000	$800	$0.80	22d	1	0.27mi
131 Galloway Cir Jacksonville, AR	3.0	1.0	912	$895	$0.98	45d	1	0.29mi
212 Wright Cv Jacksonville, AR	3.0	1.5	1326	$1,350	$1.02	24d	1	0.32mi
107 Pike Ave Jacksonville, AR	3.0	1.0	1092	$995	$0.91	45d	1	0.33mi
1301 Liberty Dr Jacksonville, AR	3.0	2.0	1014	$1,295	$1.28	15d	1	0.34mi
130 Joiner Ave Jacksonville, AR	4.0	2.0	1223	$1,550	$1.27	22d	1	0.39mi
66 Wright Cir Jacksonville, AR	3.0	2.0	1246	$1,595	$1.28	24d	1	0.39mi
1409 Southern St Jacksonville, AR	3.0	1.0	1050	$1,050	$1.00	45d	1	0.40mi
58 Wright Cir Jacksonville, AR	4.0	2.5	1468	$1,450	$0.99	15d	1	0.40mi
197 Roosevelt Rd Jacksonville, AR	3.0	1.0	1300	$1,195	$0.92	20d	1	0.43mi
950 Military Rd Jacksonville, AR	1.0–3.0	1.0–2.0	867	$1,015	$1.17	15d	13	0.46mi
1501 Angie Ct Jacksonville, AR	3.0	2.0	1296	$1,595	$1.23	22d	1	0.48mi
609 Sorrells Dr Jacksonville, AR	3.0	1.0	1133	$1,195	$1.05	15d	1	0.49mi
105 Victory Cir Jacksonville, AR	4.0	2.0	1157	$1,550	$1.34	45d	1	0.50mi
308 N Oak St Jacksonville, AR	2.0	1.0	788	$800	$1.02	15d	1	0.56mi
708 Lehman Dr Jacksonville, AR	3.0	1.5	1075	$1,150	$1.07	15d	1	0.58mi
1101 Lehman Dr Jacksonville, AR	3.0	1.5	1344	$1,200	$0.89	15d	1	0.60mi
1811 Neely St Unit 1811 Jacksonville, AR	3.0	1.0	996	$825	$0.83	45d	1	0.63mi
124 Karen Cv Jacksonville, AR	4.0	1.5	1000	$1,050	$1.05	45d	1	0.64mi
89 Belair Loop Jacksonville, AR	3.0	2.0	1093	$1,450	$1.33	22d	1	0.67mi
4 Georgeann Cir Jacksonville, AR	3.0	1.5	1479	$1,250	$0.85	15d	1	0.67mi
428 N Oak St Jacksonville, AR	3.0	1.5	996	$1,325	$1.33	45d	1	0.68mi
103 Overland Trl Jacksonville, AR	3.0	1.5	960	$1,195	$1.24	20d	1	0.72mi
218 S J P Wright Loop Rd Unit 6 Jacksonville, AR	2.0	2.0	760	$850	$1.12	22d	1	0.73mi
622 S Oak St Unit 620 Jacksonville, AR	2.0	1.5	1015	$725	$0.71	24d	1	0.76mi
714 S Spring St Unit 718 Jacksonville, AR	2.0	2.0	1000	$1,150	$1.15	24d	1	0.80mi
7 Davis Ct Jacksonville, AR	3.0	1.5	1080	$925	$0.86	45d	1	1.08mi
1516 S Bailey St Jacksonville, AR	3.0	2.0	1400	$1,395	$1.00	45d	1	1.13mi
1011 S James St Unit 02-2G Jacksonville, AR	2.0	1.0	858	$765	$0.89	24d	1	1.16mi
1011 S James St Jacksonville, AR	2.0	1.0	858	$765	$0.89	15d	1	1.16mi
1515 Stamps St Unit 1 Jacksonville, AR	3.0	2.0	1404	$1,395	$0.99	45d	1	1.17mi
1110 Heather St Unit B Jacksonville, AR	2.0	1.0	858	$835	$0.97	24d	1	1.21mi
714 Crook Dr Jacksonville, AR	2.0	1.0	700	$695	$0.99	45d	1	1.23mi
813 Ellis St Unit A Jacksonville, AR	2.0	1.0	700	$850	$1.21	45d	1	1.24mi

Listing history 28 events

1. 2026-06-18
   days on market $139,900 Active 22 DOM
2. 2026-06-17
   days on market $139,900 Active 21 DOM
3. 2026-06-16
   days on market $139,900 Active 20 DOM
4. 2026-06-15
   days on market $139,900 Active 19 DOM
5. 2026-06-14
   days on market $139,900 Active 17 DOM
6. 2026-06-13
   days on market $139,900 Active 16 DOM
7. 2026-06-10
   days on market $139,900 Active 14 DOM
8. 2026-06-09
   days on market $139,900 Active 13 DOM
9. 2026-06-08
   days on market $139,900 Active 12 DOM
10. 2026-06-07
    days on market $139,900 Active 11 DOM
11. 2026-06-05
    days on market $139,900 Active 8 DOM
12. 2026-06-03
    statusdays on market $139,900 Active 7 DOM
13. 2026-06-02
    days on market $139,900 New Listing 6 DOM
14. 2026-06-01
    days on market $139,900 New Listing 5 DOM
15. 2026-05-31
    days on market $139,900 New Listing 4 DOM
16. 2026-05-31
    days on market $139,900 New Listing 3 DOM
17. 2026-05-27
    listed $139,900 New Listing
18. 2023-11-09
    soldstatus $126,596
19. 2023-11-08
    soldstatus $126,596 Sold 294-char remark

    Show marketing remark (294 chars)

    Attention Investors or home buyers! Here we have an updated 3-bed 2-bath home in jacksonville. The home was updated within the last 5 years. The home is has a covered carport and a large fenced back yard. Tile in the kitchen and bathrooms. Call the office or listing agent to schedule a viewing

20. 2023-10-11
    status Under Contract 294-char remark

    Show marketing remark (294 chars)

    Attention Investors or home buyers! Here we have an updated 3-bed 2-bath home in jacksonville. The home was updated within the last 5 years. The home is has a covered carport and a large fenced back yard. Tile in the kitchen and bathrooms. Call the office or listing agent to schedule a viewing

21. 2023-09-18
    listed $125,000 New Listing 294-char remark

    Show marketing remark (294 chars)

    Attention Investors or home buyers! Here we have an updated 3-bed 2-bath home in jacksonville. The home was updated within the last 5 years. The home is has a covered carport and a large fenced back yard. Tile in the kitchen and bathrooms. Call the office or listing agent to schedule a viewing

22. 2020-02-14
    soldstatus $94,900
23. 2019-09-20
    soldstatus $38,000 Sold 300-char remark

    Show marketing remark (300 chars)

    Great opportunity to own this 3 bedroom 2 bathroom single family home. This property built in 1972 has approximately 1239 square feet of living space. Close to restaurants and shopping. Bring your ideas and design and see how you can transform this place into just what you’ve been looking for.

24. 2019-08-27
    status Under Contract 300-char remark

    Show marketing remark (300 chars)

    Great opportunity to own this 3 bedroom 2 bathroom single family home. This property built in 1972 has approximately 1239 square feet of living space. Close to restaurants and shopping. Bring your ideas and design and see how you can transform this place into just what you’ve been looking for.

25. 2019-08-15
    listed $36,100 New Listing 300-char remark

    Show marketing remark (300 chars)

    Great opportunity to own this 3 bedroom 2 bathroom single family home. This property built in 1972 has approximately 1239 square feet of living space. Close to restaurants and shopping. Bring your ideas and design and see how you can transform this place into just what you’ve been looking for.

26. 2018-07-30
    listed $4,000
27. 2018-07-30
    historical
28. 2018-07-30
    historical

ⓘ 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: $1,259 · $105/mo
• Projected year-2 tax: $1,259 · $105/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,171
• − Mortgage interest: −$7,837
• − Property taxes: −$1,259
• − Insurance: −$700
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$4,070
• Taxable loss: −$1,962
• Est. tax savings @ 24.0%: +$471
• After-tax cash flow: $903/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: Jacksonville North Pulaski School District
• NCES district ID: 0500419
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $50,869
• Composite: 17.16/100
• National rank: #9110
• State rank: #211 of 238 in AR

Livability — Jacksonville

• Score: 61/100
• State rank: #231
• US rank: #17378

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, AR
• County: Pulaski County · 372,764 people
• City population: 38,437
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 38,437
• Household income: $54,379
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1733.0

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Black 38% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.51%
• Current HPI: 201.6405
• Rent YoY: ▲ 3.07%
• Metro: Little Rock-North Little Rock-Conway, 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

+3397.5% since first listed

12 events — show timeline

• 2026-05-27 Listed $139,900 CARMLS
• 2023-11-09 Sold (Public Records) $126,596 Public Records
• 2023-11-08 Sold (MLS) $126,596 CARMLS
• 2023-10-11 Pending — CARMLS
• 2023-09-18 Listed $125,000 CARMLS
• 2020-02-14 Sold (Public Records) $94,900 Public Records
• 2019-09-20 Sold (MLS) $38,000 CARMLS
• 2019-08-27 Pending — CARMLS
• 2019-08-15 Listed $36,100 CARMLS
• 2018-07-30 Listing Removed — CARMLS
• 2018-07-30 Listing Removed — CARMLS
• 2018-07-30 Listed $4,000 CARMLS

Property tax history

+6.0%/yr

Latest (2025): $1,259 · +0.0% YoY. Source: county tax records.