2006 W Nettleton Ave · Jonesboro, AR 72401

$120,000

4 bd · 2.0 ba · 2,000 sqft · SingleFamily public records · 91 Days on market

9,583 sqft lot Est $204k · 41% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor-ready split-level home with 4 bedrooms, 3 full bathrooms, and 2 full kitchens, offering 2,000 sq?ft of versatile living space on a 0.22-acre lot. Upstairs features 3 bedrooms, 2 bathrooms, a full kitchen, dining area, and living room with access to a large back deck. The downstairs includes 1 bedroom, 1 bathroom, full kitchen, and living area, ideal for a separate rental unit, in-law suite, or flexible living arrangement. This property is a blank canvas for renovation and presents significant potential for investors, flippers, or buyers seeking to maximize space and functionality. The split-level layout, multiple kitchens, and separate living areas allow for flexible design options and the creation of additional value. Situated on a manageable lot with outdoor space, the home provides opportunity for updates, modernization, and long-term equity growth. With its dual-unit potential and strong market location, this property is well-suited for buyers ready to complete a full rehab and unlock its full investment potential. Don't miss the chance to transform this property into a profitable rental, resale opportunity, or customized living space.

Key facts

• Large back deck
• In-law suite
• Separate rental unit

Tags

• SPLIT-LEVEL HOME
• FULL KITCHENS
• LARGE BACK DECK
• SEPARATE RENTAL UNIT
• IN-LAW SUITE
• FLEXIBLE LIVING ARRANGEMENT

Property features AI

Finance

• Other: Approximate living area: 2,000; Approximate lot size: 0.22 acre; Zoning: R-2; Approximate measurements and acreage from tax records
• Financial info: Potential financing: cash or other (see remarks)

Exterior

• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Frame and wood exterior
• Construction: 3-tab shingle roof; Slab foundation
• Exterior features: Deck; Partially fenced yard; Paved road access; Inside city limits

Interior

• Kitchen: Kitchen equipment listed in remarks
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Other (see remarks)
• Interior features: Carpet and laminate flooring; Other rooms (see remarks); Kitchen equipment details available in remarks; Heating and cooling: see remarks

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: crime F, amenities F, commute F.
• Jonesboro School District (urban): math 28% / reading 28% proficiency, ranked #169 of 238 in AR (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: The Academies At Jonesboro High School (math 16% / reading 27%, grade F, #225 of 292 statewide, top 78%, 1,386 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 295 active listings in the ZIP; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 42% of the median local income ($45k/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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $120k implies a 126% 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.31% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.35%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $204,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 Dupwe Dr	0.09mi	4/2.0	2,012 (+1%)	8mo	$105,000	$52	89
1905 Munos Ln	0.32mi	3/2.0 (-1)	2,016 (+1%)	2mo	$194,000	$96	77
901 Hester St	0.47mi	4/2.0	1,920 (-4%)	0mo	$200,000	$104	71
1507 Dupwe Dr	0.11mi	4/2.0	1,818 (-9%)	10mo	$215,000	$118	71
1705 Loberg Ln	0.36mi	3/2.0 (-1)	1,879 (-6%)	10mo	$184,000	$98	60
1712 Merrill Cv	0.35mi	3/2.0 (-1)	1,806 (-10%)	6mo	$185,000	$102	58
2100 Rich Cv	0.61mi	4/3.0	1,950 (-2%)	10mo	$225,000	$115	56
1711 Loberg Ln	0.40mi	3/3.0 (-1)	2,182 (+9%)	2mo	$250,000	$115	55
2001 Broadmoor Rd	0.61mi	4/2.0	1,761 (-12%)	4mo	$135,000	$77	48
1821 Rich Rd	0.68mi	4/2.0	1,750 (-12%)	1mo	$157,500	$90	47
1305 Rosemond	0.63mi	3/2.5 (-1)	1,791 (-10%)	2mo	$199,900	$112	44
1313 Nettleton Cir	0.74mi	3/2.0 (-1)	2,223 (+11%)	0mo	$227,000	$102	42

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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $12,488
• Equity at exit: $17,892

10-year hold

• IRR: 19.0%
• Equity multiple: 2.63×
• Total profit: $54,847
• Equity at exit: $10,375

Cash invested: $33,600 (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 72401

• Home prices YoY: -34.2%
• Rents YoY: 3.6%
• Active inventory: 295
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $486

Break-even live

Break-even rent $954

Max offer price $120,000

Occupancy floor 64%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-08
   days on market $120,000 Active 91 DOM
2. 2026-06-07
   days on market $120,000 Active 90 DOM
3. 2026-06-05
   days on market $120,000 Active 87 DOM
4. 2026-06-02
   days on market $120,000 Active 85 DOM
5. 2026-06-01
   days on market $120,000 Active 84 DOM
6. 2026-05-31
   days on market $120,000 Active 83 DOM
7. 2026-05-30
   days on market $120,000 Active 82 DOM
8. 2026-05-22
   price $120,000

   Show marketing remark (1166 chars)

   Investor-ready split-level home with 4 bedrooms, 3 full bathrooms, and 2 full kitchens, offering 2,000 sq?ft of versatile living space on a 0.22-acre lot. Upstairs features 3 bedrooms, 2 bathrooms, a full kitchen, dining area, and living room with access to a large back deck. The downstairs includes 1 bedroom, 1 bathroom, full kitchen, and living area, ideal for a separate rental unit, in-law suite, or flexible living arrangement. This property is a blank canvas for renovation and presents significant potential for investors, flippers, or buyers seeking to maximize space and functionality. The split-level layout, multiple kitchens, and separate living areas allow for flexible design options and the creation of additional value. Situated on a manageable lot with outdoor space, the home provides opportunity for updates, modernization, and long-term equity growth. With its dual-unit potential and strong market location, this property is well-suited for buyers ready to complete a full rehab and unlock its full investment potential. Don't miss the chance to transform this property into a profitable rental, resale opportunity, or customized living space.

9. 2026-05-22
   price $120,000 1166-char remark

   Show marketing remark (1166 chars)

   Investor-ready split-level home with 4 bedrooms, 3 full bathrooms, and 2 full kitchens, offering 2,000 sq?ft of versatile living space on a 0.22-acre lot. Upstairs features 3 bedrooms, 2 bathrooms, a full kitchen, dining area, and living room with access to a large back deck. The downstairs includes 1 bedroom, 1 bathroom, full kitchen, and living area, ideal for a separate rental unit, in-law suite, or flexible living arrangement. This property is a blank canvas for renovation and presents significant potential for investors, flippers, or buyers seeking to maximize space and functionality. The split-level layout, multiple kitchens, and separate living areas allow for flexible design options and the creation of additional value. Situated on a manageable lot with outdoor space, the home provides opportunity for updates, modernization, and long-term equity growth. With its dual-unit potential and strong market location, this property is well-suited for buyers ready to complete a full rehab and unlock its full investment potential. Don't miss the chance to transform this property into a profitable rental, resale opportunity, or customized living space.

10. 2026-04-18
    price $132,900
11. 2026-04-17
    price $132,900 1166-char remark

    Show marketing remark (1166 chars)

    Investor-ready split-level home with 4 bedrooms, 3 full bathrooms, and 2 full kitchens, offering 2,000 sq?ft of versatile living space on a 0.22-acre lot. Upstairs features 3 bedrooms, 2 bathrooms, a full kitchen, dining area, and living room with access to a large back deck. The downstairs includes 1 bedroom, 1 bathroom, full kitchen, and living area, ideal for a separate rental unit, in-law suite, or flexible living arrangement. This property is a blank canvas for renovation and presents significant potential for investors, flippers, or buyers seeking to maximize space and functionality. The split-level layout, multiple kitchens, and separate living areas allow for flexible design options and the creation of additional value. Situated on a manageable lot with outdoor space, the home provides opportunity for updates, modernization, and long-term equity growth. With its dual-unit potential and strong market location, this property is well-suited for buyers ready to complete a full rehab and unlock its full investment potential. Don't miss the chance to transform this property into a profitable rental, resale opportunity, or customized living space.

12. 2026-03-09
    listed $150,000 Active 1166-char remark

    Show marketing remark (1166 chars)

    Investor-ready split-level home with 4 bedrooms, 3 full bathrooms, and 2 full kitchens, offering 2,000 sq?ft of versatile living space on a 0.22-acre lot. Upstairs features 3 bedrooms, 2 bathrooms, a full kitchen, dining area, and living room with access to a large back deck. The downstairs includes 1 bedroom, 1 bathroom, full kitchen, and living area, ideal for a separate rental unit, in-law suite, or flexible living arrangement. This property is a blank canvas for renovation and presents significant potential for investors, flippers, or buyers seeking to maximize space and functionality. The split-level layout, multiple kitchens, and separate living areas allow for flexible design options and the creation of additional value. Situated on a manageable lot with outdoor space, the home provides opportunity for updates, modernization, and long-term equity growth. With its dual-unit potential and strong market location, this property is well-suited for buyers ready to complete a full rehab and unlock its full investment potential. Don't miss the chance to transform this property into a profitable rental, resale opportunity, or customized living space.

13. 2026-03-09
    listed $150,000 New Listing

    Show marketing remark (1166 chars)

    Investor-ready split-level home with 4 bedrooms, 3 full bathrooms, and 2 full kitchens, offering 2,000 sq?ft of versatile living space on a 0.22-acre lot. Upstairs features 3 bedrooms, 2 bathrooms, a full kitchen, dining area, and living room with access to a large back deck. The downstairs includes 1 bedroom, 1 bathroom, full kitchen, and living area, ideal for a separate rental unit, in-law suite, or flexible living arrangement. This property is a blank canvas for renovation and presents significant potential for investors, flippers, or buyers seeking to maximize space and functionality. The split-level layout, multiple kitchens, and separate living areas allow for flexible design options and the creation of additional value. Situated on a manageable lot with outdoor space, the home provides opportunity for updates, modernization, and long-term equity growth. With its dual-unit potential and strong market location, this property is well-suited for buyers ready to complete a full rehab and unlock its full investment potential. Don't miss the chance to transform this property into a profitable rental, resale opportunity, or customized living space.

14. 1983-08-26
    soldstatus $53,000

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $888 · $74/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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $18,822
• − Mortgage interest: −$6,722
• − Property taxes: −$888
• − Insurance: −$600
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$3,491
• Taxable income: $4,109
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $4,843/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: Jonesboro School District
• NCES district ID: 0508280
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $34,347
• Composite: 23.06/100
• National rank: #7967
• State rank: #169 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): 42,602
• Household income: $45,329
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 2606.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 26% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -108.25%
• Current HPI: 208.2079
• Rent YoY: ▲ 3.64%
• 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

+126.4% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $120,000 CARMLS
• 2026-05-22 Price Changed $120,000 NEABOR MLS
• 2026-04-18 Price Changed $132,900 CARMLS
• 2026-04-17 Price Changed $132,900 NEABOR MLS
• 2026-03-09 Listed $150,000 NEABOR MLS
• 2026-03-09 Listed $150,000 CARMLS
• 1983-08-26 Sold (Public Records) $53,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $888 · +0.0% YoY. Source: county tax records.