4801 Thistle Way · Jonesboro, AR 72404

$275,000

4 bd · 2.0 ba · 1,878 sqft · SingleFamily public records · 5 Days on market

Built 2008 0.25 ac lot $146/sqft · at area comps Est $279k · 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 +12.3/30.0
• ARV discount +8.1/15.0
• Schools +5.2/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 4-bedroom, 2-bathroom home, offering 1,878 square feet of comfortable living space in the desirable Griffin Park community. Located in the highly sought-after Valley View School District, this property is perfect for families and professionals alike. Step inside to find a bright, inviting interior with freshly painted kitchen cabinets and brand-new appliances, making meal prep a joy. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating an ideal space for entertaining or family gatherings. The exterior boasts a brand-new fence, providing both privacy and a secure space for outdoor activities. With its modern updates and prime location, this home is move-in ready and waiting for you to make it your own. Don't miss out on this gem in Griffin Park! Schedule a showing today and experience everything this home has to offer.

Key facts

• Screened-in porch
• Split floor plan
• Primary suite

Tags

• VALLEY VIEW SCHOOL DISTRICT
• SPLIT FLOOR PLAN
• PRIMARY SUITE
• ELECTRIC FIREPLACE
• SCREENED-IN PORCH
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Approximately 1,878 square feet; Approximately 0.25 acre lot
• Financial info: Cash financing available

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Brick and metal/vinyl siding exterior
• Construction: Composition roof; Slab foundation
• Exterior features: Screened porch; Front/back porch; Wood fence; Paved road access; Sloped lot; Located inside city limits

Interior

• Kitchen: Microwave; Electric range; Dishwasher; Garbage disposal
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Electric water heater; Ceiling fans; Breakfast bar; Fireplace (see remarks); Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-49 ($-586/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (22.9% below list).
• Recommended offer: $212k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: crime F, amenities F, commute 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.
• Zoned schools: Valley View Elementary School (758 students, 33% FRL); Valley View Junior High School (math 54% / reading 65%, grade B, #12 of 201 statewide, top 6%, 712 students, 25% FRL); Valley View High School (math 32% / reading 52%, grade F, #38 of 292 statewide, top 14%, 631 students, 22% FRL).
• 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 36% 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 $2k of loan paydown is wiped out by about $8k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,900 (22.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.77% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (median comp): $278,681
• List price: $275,000
• Delta: -1.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2112 Quarry Cv	0.15mi	3/2.0 (-1)	1,903 (+1%)	0mo	$270,000	$142	86
4909 Rockport Dr	0.32mi	3/2.0 (-1)	1,900 (+1%)	3mo	$289,900	$153	75
2100 Rockwood Cv	0.34mi	3/2.0 (-1)	1,909 (+2%)	4mo	$275,000	$144	73
1013 Mark Cir	0.24mi	3/2.0 (-1)	1,735 (-8%)	1mo	$329,900	$190	70
1061 Mark Cir	0.22mi	3/2.0 (-1)	1,695 (-10%)	1mo	$289,900	$171	68
3121 Sistine Chapel Cir	0.11mi	3/2.0 (-1)	1,643 (-12%)	2mo	$279,900	$170	67
2272 Sistine Chapel	0.18mi	3/2.0 (-1)	1,688 (-10%)	4mo	$279,900	$166	66
2108 Luke Cv	0.27mi	3/2.0 (-1)	1,697 (-10%)	2mo	$282,900	$167	64
1065 Mark Cir	0.23mi	3/2.0 (-1)	1,662 (-12%)	3mo	$279,900	$168	62
1993 Windy Ln	0.53mi	4/2.5	2,001 (+6%)	2mo	$352,000	$176	61
2105 Luke Cv	0.25mi	3/2.0 (-1)	1,601 (-15%)	2mo	$279,900	$175	57
5036 Rockport Dr	0.55mi	4/2.0	2,074 (+10%)	1mo	$350,000	$169	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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.32×
• Total profit: $-52,464
• Equity at exit: $41,003

10-year hold

• IRR: -18.0%
• Equity multiple: 0.11×
• Total profit: $-68,486
• Equity at exit: $23,777

Cash invested: $77,000 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,119 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$166 /mo · $1,994/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-49

Break-even live

Break-even rent $2,181

Max offer price $266,366

Occupancy floor 97%

Sensitivity live

Price	-10% $107	-5% $29	+0% $-49	+5% $-127	+10% $-205
Rent	-10% $-216	-5% $-133	+0% $-49	+5% $35	+10% $119
Rate	-1.0pp $90	-0.5pp $21	base $-49	+0.5pp $-120	+1.0pp $-193

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: $68,750
• Closing costs: $8,250
• 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	45d	1	0.79mi
5707 Pope St Jonesboro, AR	4.0	2.0	1459	$1,750	$1.20	45d	1	1.47mi

Listing history 13 events

1. 2026-05-04
   status Under Contract 758-char remark
2. 2026-04-28
   listed $275,000 New Listing 758-char remark
3. 2025-01-30
   soldstatus $260,000
4. 2025-01-24
   soldstatus $260,000 Closed 903-char remark

   Show marketing remark (903 chars)

   Welcome to this beautifully maintained 4-bedroom, 2-bathroom home, offering 1,878 square feet of comfortable living space in the desirable Griffin Park community. Located in the highly sought-after Valley View School District, this property is perfect for families and professionals alike. Step inside to find a bright, inviting interior with freshly painted kitchen cabinets and brand-new appliances, making meal prep a joy. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating an ideal space for entertaining or family gatherings. The exterior boasts a brand-new fence, providing both privacy and a secure space for outdoor activities. With its modern updates and prime location, this home is move-in ready and waiting for you to make it your own. Don't miss out on this gem in Griffin Park! Schedule a showing today and experience everything this home has to offer.

5. 2025-01-24
   soldstatus $260,000 Sold

   Show marketing remark (903 chars)

   Welcome to this beautifully maintained 4-bedroom, 2-bathroom home, offering 1,878 square feet of comfortable living space in the desirable Griffin Park community. Located in the highly sought-after Valley View School District, this property is perfect for families and professionals alike. Step inside to find a bright, inviting interior with freshly painted kitchen cabinets and brand-new appliances, making meal prep a joy. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating an ideal space for entertaining or family gatherings. The exterior boasts a brand-new fence, providing both privacy and a secure space for outdoor activities. With its modern updates and prime location, this home is move-in ready and waiting for you to make it your own. Don't miss out on this gem in Griffin Park! Schedule a showing today and experience everything this home has to offer.

6. 2024-12-24
   historical 903-char remark

   Show marketing remark (903 chars)

   Welcome to this beautifully maintained 4-bedroom, 2-bathroom home, offering 1,878 square feet of comfortable living space in the desirable Griffin Park community. Located in the highly sought-after Valley View School District, this property is perfect for families and professionals alike. Step inside to find a bright, inviting interior with freshly painted kitchen cabinets and brand-new appliances, making meal prep a joy. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating an ideal space for entertaining or family gatherings. The exterior boasts a brand-new fence, providing both privacy and a secure space for outdoor activities. With its modern updates and prime location, this home is move-in ready and waiting for you to make it your own. Don't miss out on this gem in Griffin Park! Schedule a showing today and experience everything this home has to offer.

7. 2024-12-23
   status Under Contract

   Show marketing remark (903 chars)

   Welcome to this beautifully maintained 4-bedroom, 2-bathroom home, offering 1,878 square feet of comfortable living space in the desirable Griffin Park community. Located in the highly sought-after Valley View School District, this property is perfect for families and professionals alike. Step inside to find a bright, inviting interior with freshly painted kitchen cabinets and brand-new appliances, making meal prep a joy. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating an ideal space for entertaining or family gatherings. The exterior boasts a brand-new fence, providing both privacy and a secure space for outdoor activities. With its modern updates and prime location, this home is move-in ready and waiting for you to make it your own. Don't miss out on this gem in Griffin Park! Schedule a showing today and experience everything this home has to offer.

8. 2024-11-18
   listed $279,000 Active 903-char remark

   Show marketing remark (903 chars)

   Welcome to this beautifully maintained 4-bedroom, 2-bathroom home, offering 1,878 square feet of comfortable living space in the desirable Griffin Park community. Located in the highly sought-after Valley View School District, this property is perfect for families and professionals alike. Step inside to find a bright, inviting interior with freshly painted kitchen cabinets and brand-new appliances, making meal prep a joy. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating an ideal space for entertaining or family gatherings. The exterior boasts a brand-new fence, providing both privacy and a secure space for outdoor activities. With its modern updates and prime location, this home is move-in ready and waiting for you to make it your own. Don't miss out on this gem in Griffin Park! Schedule a showing today and experience everything this home has to offer.

9. 2024-11-18
   listed $279,900 New Listing

   Show marketing remark (903 chars)

   Welcome to this beautifully maintained 4-bedroom, 2-bathroom home, offering 1,878 square feet of comfortable living space in the desirable Griffin Park community. Located in the highly sought-after Valley View School District, this property is perfect for families and professionals alike. Step inside to find a bright, inviting interior with freshly painted kitchen cabinets and brand-new appliances, making meal prep a joy. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating an ideal space for entertaining or family gatherings. The exterior boasts a brand-new fence, providing both privacy and a secure space for outdoor activities. With its modern updates and prime location, this home is move-in ready and waiting for you to make it your own. Don't miss out on this gem in Griffin Park! Schedule a showing today and experience everything this home has to offer.

10. 2012-07-06
    soldstatus $180,000
11. 2009-03-24
    soldstatus $160,000
12. 2008-08-14
    soldstatus $52,000
13. 2008-08-14
    soldstatus $52,000

ⓘ 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: $1,994 · $166/mo
• Projected year-2 tax: $1,994 · $166/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,428
• − Mortgage interest: −$15,404
• − Property taxes: −$1,994
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$8,000
• Taxable loss: −$5,414
• Est. tax savings @ 24.0%: +$1,299
• After-tax cash flow: $713/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

+428.8% since first listed

13 events — show timeline

• 2026-05-04 Pending — CARMLS
• 2026-04-28 Listed $275,000 CARMLS
• 2025-01-30 Sold (Public Records) $260,000 Public Records
• 2025-01-24 Sold (MLS) $260,000 CARMLS
• 2025-01-24 Sold (MLS) $260,000 NEABOR MLS
• 2024-12-24 Delisted — NEABOR MLS
• 2024-12-23 Pending — CARMLS
• 2024-11-18 Listed $279,900 CARMLS
• 2024-11-18 Listed $279,000 NEABOR MLS
• 2012-07-06 Sold (Public Records) $180,000 Public Records
• 2009-03-24 Sold (Public Records) $160,000 Public Records
• 2008-08-14 Sold (Public Records) $52,000 Public Records
• 2008-08-14 Sold (Public Records) $52,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,994 · +0.0% YoY. Source: county tax records.