1008 Mays Rd · Jonesboro, AR 72405

$206,000

3 bd · 2.0 ba · 1,521 sqft · Manufactured public records · 79 Days on market

Built 2022

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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).

• Cash flow +16.8/30.0
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Welcome to Market 1008 Mays Rd in Jonesboro, Arkansas! This beautiful Brick home was built in 2022 and features: 3 bedrooms, 2 baths, with 2 bedrooms on the main level and a private third bedroom upstairsperfect for a bonus room or office! Enjoy an open-concept layout with a spacious living area and kitchen complete with breakfast bar. This all-electric home also offers a 2-car carport and a fully fenced backyard. Move-in ready and full of modern appeal! Call to see today! Outside building does NOT convey. If buyer would like to add to purchase seller paid $7,000 last year for it so could be included with acceptable offer

Key facts

• 2-car carport
• Spacious living area
• Brick home

Tags

• BRICK HOME
• OPEN-CONCEPT LAYOUT
• SPACIOUS LIVING AREA
• BREAKFAST BAR
• FULLY FENCED BACKYARD
• 2-CAR CARPORT

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, Cash, Rural Development, In-house financing

Exterior

• Parking: Carport for 2 cars
• Utilities: Public sewer; Public water
• Home design: Inside city limits
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Brick exterior; Level lot; Paved road access

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher
• Bedrooms: Includes laundry room; Formal living room (additional living space)
• Flooring: Tile flooring; Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Ceiling fans; Breakfast bar
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $206k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $175k (14.8% below list).
• Recommended offer: $175k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• 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: 152 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k 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.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $58k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.

Recommended offer $175,421 (14.8% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.95×
• Total profit: $112,412
• Equity at exit: $176,926

10-year hold

• IRR: 22.2%
• Equity multiple: 6.59×
• Total profit: $322,344
• Equity at exit: $372,699

Cash invested: $57,680 (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 72405

• Home prices YoY: 3.5%
• Active inventory: 152
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,754 medium
• Mortgage (P&I): −$1,080
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $132

Break-even live

Break-even rent $1,587

Max offer price $206,000

Occupancy floor 87%

Sensitivity live

Price	-10% $249	-5% $191	+0% $132	+5% $74	+10% $16
Rent	-10% $-6	-5% $63	+0% $132	+5% $202	+10% $271
Rate	-1.0pp $236	-0.5pp $185	base $132	+0.5pp $79	+1.0pp $25

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 N Caraway Rd Jonesboro, AR	2.0–3.0	2.0–3.0	1000	$1,099	$1.10	44d	1	0.93mi
3101 Carnaby St Jonesboro, AR	1.0–2.0	1.0–2.0	1167	$1,758	$1.51	44d	9	1.26mi

Listing history 25 events

1. 2026-06-19
   days on market $206,000 Active 79 DOM
2. 2026-06-18
   days on market $206,000 Active 78 DOM
3. 2026-06-17
   days on market $206,000 Active 77 DOM
4. 2026-06-16
   days on market $206,000 Active 76 DOM
5. 2026-06-15
   days on market $206,000 Active 75 DOM
6. 2026-06-14
   days on market $206,000 Active 73 DOM
7. 2026-06-13
   days on market $206,000 Active 72 DOM
8. 2026-06-10
   days on market $206,000 Active 70 DOM
9. 2026-06-09
   days on market $206,000 Active 69 DOM
10. 2026-06-08
    days on market $206,000 Active 68 DOM
11. 2026-06-07
    days on market $206,000 Active 67 DOM
12. 2026-06-05
    days on market $206,000 Active 64 DOM
13. 2026-06-02
    days on market $206,000 Active 62 DOM
14. 2026-06-01
    days on market $206,000 Active 61 DOM
15. 2026-05-31
    days on market $206,000 Active 60 DOM
16. 2026-05-30
    days on market $206,000 Active 59 DOM
17. 2026-04-01
    listed $206,000 New Listing

    Show marketing remark (632 chars)

    Welcome to Market 1008 Mays Rd in Jonesboro, Arkansas! This beautiful Brick home was built in 2022 and features: 3 bedrooms, 2 baths, with 2 bedrooms on the main level and a private third bedroom upstairsperfect for a bonus room or office! Enjoy an open-concept layout with a spacious living area and kitchen complete with breakfast bar. This all-electric home also offers a 2-car carport and a fully fenced backyard. Move-in ready and full of modern appeal! Call to see today! Outside building does NOT convey. If buyer would like to add to purchase seller paid $7,000 last year for it so could be included with acceptable offer

18. 2026-04-01
    listed $206,000 Active 632-char remark

    Show marketing remark (632 chars)

    Welcome to Market 1008 Mays Rd in Jonesboro, Arkansas! This beautiful Brick home was built in 2022 and features: 3 bedrooms, 2 baths, with 2 bedrooms on the main level and a private third bedroom upstairsperfect for a bonus room or office! Enjoy an open-concept layout with a spacious living area and kitchen complete with breakfast bar. This all-electric home also offers a 2-car carport and a fully fenced backyard. Move-in ready and full of modern appeal! Call to see today! Outside building does NOT convey. If buyer would like to add to purchase seller paid $7,000 last year for it so could be included with acceptable offer

19. 2023-06-15
    soldstatus $197,900
20. 2023-06-14
    soldstatus $197,900 Closed 661-char remark

    Show marketing remark (661 chars)

    Open House Sunday April 2nd 2-4 PM. Great new construction! Neutral brick with dark vinyl trim, two-car attached carport, and patio. Downstairs is an open concept space with kitchen island with bar area, pretty granite countertops, walk-in pantry and spacious living area. The master suite is on this level and has a fantastic walk-in closet and bathroom. Another bedroom is on this level and has double closets. The third bedroom is upstairs. Wood-look tile flooring runs throughout the first level, and LVP flooring is used upstairs. See this one in person to view all it has to offer. This is one of several new constructions on this established, cul-de-sac.

21. 2023-03-06
    listed $194,900 Active 661-char remark

    Show marketing remark (661 chars)

    Open House Sunday April 2nd 2-4 PM. Great new construction! Neutral brick with dark vinyl trim, two-car attached carport, and patio. Downstairs is an open concept space with kitchen island with bar area, pretty granite countertops, walk-in pantry and spacious living area. The master suite is on this level and has a fantastic walk-in closet and bathroom. Another bedroom is on this level and has double closets. The third bedroom is upstairs. Wood-look tile flooring runs throughout the first level, and LVP flooring is used upstairs. See this one in person to view all it has to offer. This is one of several new constructions on this established, cul-de-sac.

22. 2023-02-15
    historical
23. 2022-11-12
    listed $205,000
24. 2022-11-12
    listed $205,000 New Listing
25. 2021-06-29
    soldstatus $15,000

ⓘ 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: $1,048 · $87/mo
• Projected year-2 tax: $1,318 · $110/mo
• Expected delta: +$271/yr (+$23/mo · 25.8%)

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

Taxation est. · year 1

• Rental income: $21,051
• − Mortgage interest: −$11,539
• − Property taxes: −$1,048
• − Insurance: −$1,030
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$5,993
• Taxable loss: −$1,927
• Est. tax savings @ 24.0%: +$463
• After-tax cash flow: $2,051/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): 18,675
• Household income: $92,440
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 443.0

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 (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%

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

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

+1273.3% since first listed

9 events — show timeline

• 2026-04-01 Listed $206,000 NEABOR MLS
• 2026-04-01 Listed $206,000 CARMLS
• 2023-06-15 Sold (Public Records) $197,900 Public Records
• 2023-06-14 Sold (MLS) $197,900 NEABOR MLS
• 2023-03-06 Listed $194,900 NEABOR MLS
• 2023-02-15 Listing Removed — CARMLS
• 2022-11-12 Listed $205,000 CARMLS
• 2022-11-12 Listed $205,000 NEABOR MLS
• 2021-06-29 Sold (Public Records) $15,000 Public Records

Property tax history

+23.5%/yr

Latest (2025): $1,048 · +0.0% YoY. Source: county tax records.