5337 Brody Dr · Jonesboro, AR 72405

$199,900

3 bd · 2.0 ba · 1,278 sqft · SingleFamily public records · 23 Days on market

Built 2021 Good condition 8,276 sqft lot $156/sqft · 14% below area Est $232k · 14% under $220/mo HOA · 13% of rent

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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).

• ARV discount +13.7/15.0
• Cash flow +11.5/30.0
• Appreciation +9.7/10.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0

Listing remarks

Don't miss this 3-bedroom, 2-bath home in the desirable Nettleton School District! The split floor plan offers privacy and functionality, while the fenced backyard provides plenty of space for outdoor entertaining, pets, or play. Whether you're a first-time buyer or looking to downsize, this home checks all the boxes.

Key facts

• Split floor plan
• Fenced backyard
• 8,276 sq ft lot

Tags

• NETTLETON SCHOOL DISTRICT
• SPLIT FLOOR PLAN
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (13.0% below list).
• Recommended offer: $166k (16.7% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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.
• 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.
• Zoned schools: Nettleton Junior High School (math 21% / reading 31%, grade F, #159 of 201 statewide, top 80%, 546 students, 100% FRL); Nettleton High School (math 11% / reading 27%, grade F, #248 of 292 statewide, top 86%, 981 students, 68% FRL) — zoned schools average 84% FRL vs 56% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 199 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (9.4% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$32k 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 ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,462 (16.7% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.87% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 9.6

CMA / ARV

• ARV (median comp): $231,983
• List price: $199,900
• Delta: -13.83%
• 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
741 Brody Ct	0.08mi	3/2.0	1,288 (+1%)	2mo	$215,000	$167	93
5409 Reed Dr	0.08mi	3/2.0	1,302 (+2%)	2mo	$203,500	$156	91
5409 Reed Dr	0.08mi	3/2.0	1,302 (+2%)	2mo	$203,500	$156	91
805 Elizabeth Ln	0.17mi	3/2.0	1,372 (+7%)	0mo	$220,000	$160	80
717 Troy Cv	0.10mi	3/2.0	1,426 (+12%)	1mo	$239,900	$168	75
5211 Nathan Dr	0.23mi	3/2.0	1,134 (-11%)	1mo	$185,000	$163	69
1420 Crepe Myrtle Dr	0.44mi	3/2.0	1,348 (+6%)	1mo	$193,000	$143	69
5404 Brody Dr	0.05mi	4/2.5 (+1)	1,429 (+12%)	3mo	$237,000	$166	69
1508 Crepe Myrtle Dr	0.52mi	3/2.0	1,230 (-4%)	2mo	$179,000	$146	68
1312 Crepe Myrtle Dr	0.35mi	3/2.0	1,431 (+12%)	2mo	$216,000	$151	62
1710 Hibiscus	0.57mi	3/2.0	1,382 (+8%)	1mo	$225,000	$163	59
5200 Prospector	0.64mi	4/2.0 (+1)	1,439 (+13%)	3mo	$235,000	$163	41

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: 20.2%
• Equity multiple: 2.59×
• Total profit: $89,058
• Equity at exit: $171,687

10-year hold

• IRR: 18.5%
• Equity multiple: 5.83×
• Total profit: $270,168
• Equity at exit: $361,663

Cash invested: $55,972 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 8 under contract
• Months of supply: 2.8 mo (35%/mo absorbed)
• Median asking: $234,000 ($158/sqft)
• Median days on market: 42 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +15.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72405

• Home prices YoY: 3.5%
• Active inventory: 199
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$83
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$220
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-189

Break-even live

Break-even rent $1,978

Max offer price $166,462

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-133	+0% $-189	+5% $-246	+10% $-302
Rent	-10% $-327	-5% $-258	+0% $-189	+5% $-121	+10% $-52
Rate	-1.0pp $-89	-0.5pp $-138	base $-189	+0.5pp $-241	+1.0pp $-294

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: $49,975
• Closing costs: $5,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	93d	1	1.03mi
259 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,550	$1.09	93d	1	1.16mi
5408 Mariposa Grove Dr Jonesboro, AR	3.0	2.0	1209	$1,595	$1.32	93d	1	1.29mi

Listing history 20 events

1. 2026-06-29
   days on market $199,900 Active 23 DOM
2. 2026-06-28
   days on market $199,900 Active 22 DOM
3. 2026-06-28
   days on market $199,900 Active 21 DOM
4. 2026-06-27
   days on market $199,900 Active 20 DOM
5. 2026-06-26
   days on market $199,900 Active 19 DOM
6. 2026-06-23
   days on market $199,900 Active 16 DOM
7. 2026-06-21
   days on market $199,900 Active 15 DOM
8. 2026-06-19
   days on market $199,900 Active 13 DOM
9. 2026-06-18
   days on market $199,900 Active 12 DOM
10. 2026-06-17
    days on market $199,900 Active 11 DOM
11. 2026-06-17
    price $199,900 Active 10 DOM
12. 2026-06-16
    days on market $210,000 Active 10 DOM
13. 2026-06-15
    days on market $210,000 Active 9 DOM
14. 2026-06-14
    days on market $210,000 Active 7 DOM
15. 2026-06-13
    days on market $210,000 Active 6 DOM
16. 2026-06-10
    days on market $210,000 Active 4 DOM
17. 2026-06-09
    days on market $210,000 Active 3 DOM
18. 2026-06-08
    days on market $210,000 Active 2 DOM
19. 2026-06-07
    remarks 319-char remark
20. 2026-06-07
    listed $210,000 Active 1 DOM

ⓘ 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: $1,035 · $86/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$245/yr (+$20/mo · 23.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 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: $20,867
• − Mortgage interest: −$11,198
• − Property taxes: −$1,035
• − Insurance: −$2,502
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − HOA: −$2,640
• − Depreciation: −$5,815
• Taxable loss: −$5,661
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $-913/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $6,390–$19,170 screening

This 3-bedroom, 2-bath home in the Nettleton School District is in good condition with a good curb appeal. It has a split floor plan and a fenced backyard. The home is move-in ready with minor cosmetic updates that would significantly increase its value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and home value ↑
• Resale Clean gutters — Improves home's appearance and functionality ↑
• Both Replace carpet with hardwood or tile — Increases both resale and rental value ↑
• Resale Update kitchen backsplash — Modernizes the kitchen and adds value ↑
• Rental Install smart home devices — Attracts tech-savvy renters and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Nettleton Steam School F AR #305/454 Nat'l #26,716/41,679 Middle Nettleton Junior High School F AR #159/201 Nat'l #10,089/14,009 High Nettleton High School F AR #248/292 Nat'l #14,670/17,239

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

C Composite livability gradescore 65/100

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 · 122,235 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: 7% of renters

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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%

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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%

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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

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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

+11.1% since first listed

3 events — show timeline

• 2026-06-16 Price Changed $199,900 NEABOR MLS
• 2021-09-13 Sold (MLS) $179,900 NEABOR MLS
• 2021-04-13 Listed $179,900 NEABOR MLS

Property tax history

+58.6%/yr

Latest (2025): $1,035 · +5.3% YoY. Source: county tax records.