106 Leggett St · Jonesboro, AR 72401

$399,900

6 bd · 6.0 ba · 3,773 sqft · MultiFamily · 37 Days on market

Good condition 3,773 ac lot Est $366k · 9% over

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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 +13.4/30.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• ARV discount +3.3/15.0
• Livability +3.2/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Investor Alert! This fully occupied triplex in Jonesboro, Arkansas, offers immediate rental income and long-term potential in one of the region's fastest-growing markets. Each of the three units features approx. 1,200 sq ft with 2 bedrooms, 2 full bathrooms, open layouts, and a private 2-car garage, providing modern comfort and functionality that keeps tenants long-term. The property is in a prime location within walking distance to Arkansas State University, making it a consistent favorite for students, faculty, and staff. With shopping, dining, and local hotspots just minutes away and downtown only a quick drive. This location guarantees steady demand and high occupancy rates. Jonesboro i

Key facts

• Triplex
• Prime location
• 3773 acre lot

Tags

• TRIPLEX
• PRIME LOCATION

Property features AI

Finance

• Other: Taxes and maintenance/lawn care, management, and water/sewer are included in expenses; Tenants are responsible for cable, electric, and gas
• Financial info: Potential financing: FHA, Conventional, or Cash; Property set up as three units (each ~1,200 sq ft); Typical 2-bedroom rent listed at $1,000 per month
• HOA & community: HOA frequency: Monthly

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Public water; Municipal electric; Natural gas; Cable TV available; Private telephone service
• Home design: Metal/vinyl siding exterior; Zoned R-3
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Guttering; Patio; Paved road access; Level lot; Not in a subdivision; Located inside city limits

Interior

• Kitchen: Free-standing stove; Dishwasher; Refrigerator stays
• Bedrooms: Three 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Tile; Wall-to-wall carpet
• Bathrooms: Three 2-bath units (each unit has 2 bathrooms)
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer and dryer stay; Smoke detector; Ceiling fans; Window treatments; Sheetrock ceilings
• Laundry & utility: Washer stays; Dryer stays

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/2.0-bath units multifamily listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $9 ($111/yr) — positive. Per door: $3/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $351k (12.2% below list).
• Recommended offer: $351k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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).
• At $3,510/mo this rent would consume 93% of the median local household income ($45k/yr) (locally 2606% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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

• It's been on market 37 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts 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 $351,000 (12.2% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $365,981
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Leggett St	0.00mi	6/6.0	3,773 (0%)	1mo	$364,900	$97	99

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-61,882
• Equity at exit: $59,626

10-year hold

• IRR: -5.8%
• Equity multiple: 0.61×
• Total profit: $-43,454
• Equity at exit: $34,576

Cash invested: $111,972 (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 →

ZIP-level market 72401

• Home prices YoY: -34.2%
• Rents YoY: 3.6%
• Active inventory: 295
• Price-to-rent: 28.5×

Monthly cashflow live

• Estimated rent: $3,510 medium
• Mortgage (P&I): −$2,097
• Tax est. 1.5%: −$500 /mo · $5,998/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $9

Break-even live

Break-even rent $3,498

Max offer price $399,900

Occupancy floor 95%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	2	$3,510
Total (3 units)			$3,510

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-22
   status Under Contract
2. 2026-03-13
   listed $399,900 New Listing
3. 2026-02-13
   historical
4. 2025-11-13
   listed $399,900 Active
5. 2025-11-13
   listed $399,900 New Listing
6. 2025-10-21
   historical
7. 2025-08-26
   listed $399,900 Active
8. 2025-08-26
   listed $399,900 New Listing
9. 2025-08-24
   historical
10. 2025-03-31
    status Active
11. 2025-03-31
    status Back on Market
12. 2025-03-21
    historical
13. 2025-03-20
    status Under Contract
14. 2025-02-24
    listed $399,900 Active
15. 2025-02-24
    listed $399,900 New Listing

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $42,120
• − Mortgage interest: −$22,401
• − Property taxes: −$5,998
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,370
• − Management: −$3,370
• − Depreciation: −$11,633
• Taxable loss: −$6,651
• Est. tax savings @ 24.0%: +$1,596
• After-tax cash flow: $1,708/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 · 7 photos

Good 75/100 Cosmetic rehab

This fully occupied triplex in Jonesboro, Arkansas, is in good condition with minimal repairs needed. It offers immediate rental income and long-term potential in a prime location.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Clean and maintain gutters — Clean gutters improve drainage and prevent water damage, enhancing property value and reducing maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Clean and maintain gutters — Clean gutters improve drainage and prevent water damage, enhancing property value and reducing maintenance costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

15 events — show timeline

• 2026-04-22 Pending — CARMLS
• 2026-03-13 Listed $399,900 CARMLS
• 2026-02-13 Listing Removed — CARMLS
• 2025-11-13 Listed $399,900 NEABOR MLS
• 2025-11-13 Listed $399,900 CARMLS
• 2025-10-21 Listing Removed — CARMLS
• 2025-08-26 Listed $399,900 CARMLS
• 2025-08-26 Listed $399,900 NEABOR MLS
• 2025-08-24 Listing Removed — CARMLS
• 2025-03-31 Relisted — NEABOR MLS
• 2025-03-31 Relisted — CARMLS
• 2025-03-21 Delisted — NEABOR MLS
• 2025-03-20 Pending — CARMLS
• 2025-02-24 Listed $399,900 NEABOR MLS
• 2025-02-24 Listed $399,900 CARMLS