704 Smart St · Jacksonville, AR 72076

$70,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 34 Days on market

Built 1965 6,534 sqft lot Est $71k · at est. ↓ 7% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +8.3/15.0
• 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

Investment opportunity in downtown Jacksonville. See agents remarks.

Key facts

• 6,534 sq ft lot
• Built 1965
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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); 154 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.39% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.78%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $71,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 Smart St	0.00mi	2/1.0	784 (0%)	1mo	$55,000	$70	99
602 Ray Rd	0.17mi	2/1.0	742 (-5%)	6mo	$89,500	$121	78
127 Wilson St	0.28mi	3/1.0 (+1)	768 (-2%)	2mo	$90,000	$117	77
113 Roosevelt Rd	0.23mi	2/1.0	756 (-4%)	16mo	$50,000	$66	70
114 North Ave	0.40mi	3/1.0 (+1)	816 (+4%)	2mo	$99,500	$122	68
214 N Elm St	0.44mi	2/1.0	844 (+8%)	2mo	$11,000	$13	65
159 Pike Ave	0.27mi	2/1.0	672 (-14%)	1mo	$55,000	$82	63
112 Jaxon Cir	0.38mi	2/1.0	768 (-2%)	21mo	$92,500	$120	61
191 Roosevelt Rd	0.27mi	2/1.0	672 (-14%)	5mo	$83,000	$124	59
117 Union	0.30mi	2/1.0	872 (+11%)	14mo	$50,000	$57	56
188 Roosevelt Rd	0.25mi	3/1.5 (+1)	868 (+11%)	9mo	$79,000	$91	56
108 Central Ave	0.26mi	2/1.0	696 (-11%)	23mo	$35,000	$50	50

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $10,321
• Equity at exit: $10,437

10-year hold

• IRR: 22.1%
• Equity multiple: 2.89×
• Total profit: $37,025
• Equity at exit: $6,052

Cash invested: $19,600 (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 72076

• Home prices YoY: -30.3%
• Rents YoY: 3.1%
• Active inventory: 154
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $972 high
• Mortgage (P&I): −$367
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $339

Break-even live

Break-even rent $543

Max offer price $70,000

Occupancy floor 60%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 Smart St Jacksonville, AR	3.0	1.5	936	$995	$1.06	23d	1	0.09mi
172 Roosevelt Rd Jacksonville, AR	2.0	1.0	1000	$800	$0.80	21d	1	0.17mi
144 Pike Ave Jacksonville, AR	2.0	1.0	1050	$800	$0.76	44d	1	0.20mi
873 Jane Dr Jacksonville, AR	2.0	1.0	971	$1,050	$1.08	44d	1	0.23mi
131 Galloway Cir Jacksonville, AR	3.0	1.0	912	$895	$0.98	44d	1	0.23mi
241 Pearl St Jacksonville, AR	2.0	1.0	700	$943	$1.35	23d	1	0.28mi
123 Union St Jacksonville, AR	2.0	1.0	672	$950	$1.41	44d	1	0.29mi
1301 Liberty Dr Jacksonville, AR	3.0	2.0	1014	$1,295	$1.28	14d	1	0.31mi
114 Wilson St Jacksonville, AR	2.0	1.0	696	$775	$1.11	44d	1	0.35mi
107 Pike Ave Jacksonville, AR	3.0	1.0	1092	$995	$0.91	44d	1	0.36mi
111 Wilson St Jacksonville, AR	2.0	1.0	696	$895	$1.29	23d	1	0.38mi
950 Military Rd Jacksonville, AR	1.0–3.0	1.0–2.0	867	$868	$1.00	14d	13	0.40mi
1409 Southern St Jacksonville, AR	3.0	1.0	1050	$1,050	$1.00	44d	1	0.52mi
308 N Oak St Jacksonville, AR	2.0	1.0	788	$800	$1.02	14d	1	0.54mi
103 Overland Trl Jacksonville, AR	3.0	1.5	960	$1,195	$1.24	19d	1	0.59mi
622 S Oak St Unit 620 Jacksonville, AR	2.0	1.5	1015	$725	$0.71	23d	1	0.65mi
714 S Spring St Unit 718 Jacksonville, AR	2.0	2.0	1000	$1,150	$1.15	23d	1	0.68mi
708 Lehman Dr Jacksonville, AR	3.0	1.5	1075	$1,150	$1.07	14d	1	0.69mi
428 N Oak St Jacksonville, AR	3.0	1.5	996	$1,325	$1.33	44d	1	0.74mi
1811 Neely St Unit 1811 Jacksonville, AR	3.0	1.0	996	$825	$0.83	44d	1	0.75mi
89 Belair Loop Jacksonville, AR	3.0	2.0	1093	$1,450	$1.33	21d	1	0.80mi
218 S J P Wright Loop Rd Unit 6 Jacksonville, AR	2.0	2.0	760	$850	$1.12	21d	1	0.87mi
311 Bellevue Cir Unit A Jacksonville, AR	2.0	1.0	600	$950	$1.58	23d	1	0.94mi
7 Davis Ct Jacksonville, AR	3.0	1.5	1080	$925	$0.86	44d	1	0.95mi
1011 S James St Unit 02-2G Jacksonville, AR	2.0	1.0	858	$765	$0.89	23d	1	1.04mi
1011 S James St Jacksonville, AR	2.0	1.0	858	$765	$0.89	14d	1	1.04mi
1110 Heather St Unit B Jacksonville, AR	2.0	1.0	858	$835	$0.97	23d	1	1.09mi
714 Crook Dr Jacksonville, AR	2.0	1.0	700	$695	$0.99	44d	1	1.09mi
813 Ellis St Unit A Jacksonville, AR	2.0	1.0	700	$850	$1.21	44d	1	1.10mi
207 S Hospital Dr Unit C-106 Jacksonville, AR	1.0	1.0	650	$880	$1.35	44d	1	1.15mi
207 S Hospital Dr Unit C-103 Jacksonville, AR	1.0	1.0	650	$966	$1.49	44d	1	1.16mi
712 W Martin St Jacksonville, AR	2.0	1.0	936	$995	$1.06	44d	1	1.30mi
200 Crestview Dr Unit 9 Jacksonville, AR	2.0	1.5	900	$900	$1.00	44d	1	1.37mi
620 Neal St Jacksonville, AR	3.0	1.0	900	$895	$0.99	44d	1	1.39mi

Listing history 5 events

1. 2026-03-03
   status Under Contract
2. 2026-02-25
   price $70,000
3. 2026-01-28
   listed $75,000 New Listing
4. 2024-09-16
   historical $750
5. 2024-08-10
   listed $750

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $448 · $37/mo
• Expected delta: +$57/yr (+$5/mo · 14.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $11,669
• − Mortgage interest: −$3,921
• − Property taxes: −$391
• − Insurance: −$350
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$2,036
• Taxable income: $3,104
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $3,328/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

-6.7% since first listed

5 events — show timeline

• 2026-03-03 Pending — CARMLS
• 2026-02-25 Price Changed $70,000 CARMLS
• 2026-01-28 Listed $75,000 CARMLS
• 2024-09-16 Rental Removed $750 APPFOLIO
• 2024-08-10 Listed for Rent $750 APPFOLIO

Property tax history

+2.9%/yr

Latest (2025): $391 · +0.0% YoY. Source: county tax records.