814 Vine St · Jonesboro, AR 72401

$119,900

4 bd · 1.5 ba · 1,558 sqft · SingleFamily public records · 239 Days on market

Built 1975 8,712 sqft lot Est $168k · 29% 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 +7.8/10.0
• 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

This spacious 2 story brick home has 4 bedrooms, 2 baths, hardwood flooring, & an open floor plan with a breakfast bar. The sewer line has been replaced within the last couple of years. There is a small backyard area with a patio perfect for cookouts and a large side yard which would be great for kids or pets to run around. It is currently rented for $1100 with a long term tenant.

Key facts

• Hardwood flooring
• Open floor plan
• 2 story brick home

Tags

• 2 STORY BRICK HOME
• HARDWOOD FLOORING
• OPEN FLOOR PLAN
• BREAKFAST BAR
• SEWER LINE REPLACED
• SMALL BACKYARD AREA

Property features AI

Finance

• Other: Annual taxes reported (not included per instructions)
• Financial info: Financing options include VA loan, conventional loan, cash, and in-house financing
• HOA & community: No HOA information provided

Exterior

• Parking: Carport for 1 car
• Security: No security features listed
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas; Cable internet available
• Home design: Single-family property; Approximate living area reported from tax records
• Construction: Crawl space foundation; 3-tab shingle roof
• Exterior features: Brick exterior; Level lot in a subdivision; Paved road access; Property inside city limits

Interior

• Kitchen: Free-standing stove; Refrigerator stays
• Bedrooms: Bedrooms information not provided
• Flooring: Wood floors; Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Ceiling fans; Formica kitchen countertops; Sheetrock walls/ceilings
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

🏷️ Possibly a rental listed for sale. The $119,900 price doesn't fit this home's estimated sale value (~$168,264) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $465 ($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: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• 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 41% 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 $829 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 239 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.28% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.63%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $168,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 W Jefferson Ave	0.20mi	3/1.0 (-1)	1,526 (-2%)	1mo	$62,000	$41	79
1110 Wilmar Cir	0.34mi	4/2.0	1,583 (+2%)	4mo	$174,900	$110	76
720 W Matthews	0.12mi	3/1.5 (-1)	1,670 (+7%)	5mo	$188,500	$113	73
635 Poplar	0.37mi	3/3.0 (-1)	1,606 (+3%)	6mo	$160,000	$100	61
1305 Holly St	0.58mi	3/2.0 (-1)	1,618 (+4%)	1mo	$164,900	$102	59
1107 W Washington Ave	0.28mi	3/2.0 (-1)	1,428 (-8%)	8mo	$238,000	$167	59
637 Warner	0.20mi	3/1.0 (-1)	1,344 (-14%)	5mo	$120,000	$89	57
1617 Ethel St	0.73mi	3/2.0 (-1)	1,560 (+0%)	3mo	$169,000	$108	56
1517 Alonzo St	0.61mi	3/1.0 (-1)	1,599 (+3%)	7mo	$175,000	$109	54
1000 W Huntington Ave	0.37mi	3/2.0 (-1)	1,353 (-13%)	5mo	$115,000	$85	50
705 W College Ave	0.65mi	3/2.0 (-1)	1,496 (-4%)	10mo	$198,000	$132	48
1209 Hester	0.68mi	3/2.0 (-1)	1,404 (-10%)	8mo	$152,000	$108	38

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $11,167
• Equity at exit: $17,877

10-year hold

• IRR: 18.1%
• Equity multiple: 2.55×
• Total profit: $51,895
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $465

Break-even live

Break-even rent $945

Max offer price $119,900

Occupancy floor 65%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $119,900 Active 239 DOM
2. 2026-06-18
   days on market $119,900 Active 238 DOM
3. 2026-06-17
   statusdays on market $119,900 Active 237 DOM
4. 2026-06-16
   days on market $119,900 Price Change 236 DOM
5. 2026-06-15
   days on market $119,900 Price Change 235 DOM
6. 2026-06-14
   days on market $119,900 Price Change 233 DOM
7. 2026-06-13
   pricestatusdays on market $119,900 Price Change 232 DOM
8. 2026-06-10
   days on market $124,900 Active 230 DOM
9. 2026-06-09
   days on market $124,900 Active 229 DOM
10. 2026-06-08
    days on market $124,900 Active 228 DOM
11. 2026-06-07
    days on market $124,900 Active 227 DOM
12. 2026-06-05
    days on market $124,900 Active 224 DOM
13. 2026-06-02
    days on market $124,900 Active 222 DOM
14. 2026-06-01
    days on market $124,900 Active 221 DOM
15. 2026-05-31
    days on market $124,900 Active 220 DOM
16. 2026-05-30
    days on market $124,900 Active 219 DOM
17. 2026-05-08
    price $124,900

    Show marketing remark (389 chars)

    This spacious 2 story brick home has 4 bedrooms, 2 baths, hardwood flooring, & an open floor plan with a breakfast bar. The sewer line has been replaced within the last couple of years. There is a small backyard area with a patio perfect for cookouts and a large side yard which would be great for kids or pets to run around. It is currently rented for $1100 with a long term tenant.

18. 2026-05-08
    price $124,900 389-char remark

    Show marketing remark (389 chars)

    This spacious 2 story brick home has 4 bedrooms, 2 baths, hardwood flooring, & an open floor plan with a breakfast bar. The sewer line has been replaced within the last couple of years. There is a small backyard area with a patio perfect for cookouts and a large side yard which would be great for kids or pets to run around. It is currently rented for $1100 with a long term tenant.

19. 2026-04-29
    status Active 389-char remark

    Show marketing remark (389 chars)

    This spacious 2 story brick home has 4 bedrooms, 2 baths, hardwood flooring, & an open floor plan with a breakfast bar. The sewer line has been replaced within the last couple of years. There is a small backyard area with a patio perfect for cookouts and a large side yard which would be great for kids or pets to run around. It is currently rented for $1100 with a long term tenant.

20. 2026-04-29
    status Back on Market

    Show marketing remark (389 chars)

    This spacious 2 story brick home has 4 bedrooms, 2 baths, hardwood flooring, & an open floor plan with a breakfast bar. The sewer line has been replaced within the last couple of years. There is a small backyard area with a patio perfect for cookouts and a large side yard which would be great for kids or pets to run around. It is currently rented for $1100 with a long term tenant.

21. 2026-04-16
    historical 389-char remark

    Show marketing remark (389 chars)

    This spacious 2 story brick home has 4 bedrooms, 2 baths, hardwood flooring, & an open floor plan with a breakfast bar. The sewer line has been replaced within the last couple of years. There is a small backyard area with a patio perfect for cookouts and a large side yard which would be great for kids or pets to run around. It is currently rented for $1100 with a long term tenant.

22. 2026-04-16
    historical Take Backups

    Show marketing remark (389 chars)

    This spacious 2 story brick home has 4 bedrooms, 2 baths, hardwood flooring, & an open floor plan with a breakfast bar. The sewer line has been replaced within the last couple of years. There is a small backyard area with a patio perfect for cookouts and a large side yard which would be great for kids or pets to run around. It is currently rented for $1100 with a long term tenant.

23. 2026-04-14
    price $129,900
24. 2026-04-13
    price $129,900 389-char remark

    Show marketing remark (389 chars)

    This spacious 2 story brick home has 4 bedrooms, 2 baths, hardwood flooring, & an open floor plan with a breakfast bar. The sewer line has been replaced within the last couple of years. There is a small backyard area with a patio perfect for cookouts and a large side yard which would be great for kids or pets to run around. It is currently rented for $1100 with a long term tenant.

25. 2025-12-31
    price $134,900
26. 2025-12-30
    price $134,900 389-char remark

    Show marketing remark (389 chars)

    This spacious 2 story brick home has 4 bedrooms, 2 baths, hardwood flooring, & an open floor plan with a breakfast bar. The sewer line has been replaced within the last couple of years. There is a small backyard area with a patio perfect for cookouts and a large side yard which would be great for kids or pets to run around. It is currently rented for $1100 with a long term tenant.

27. 2025-10-23
    listed $140,000 Active 389-char remark

    Show marketing remark (389 chars)

    This spacious 2 story brick home has 4 bedrooms, 2 baths, hardwood flooring, & an open floor plan with a breakfast bar. The sewer line has been replaced within the last couple of years. There is a small backyard area with a patio perfect for cookouts and a large side yard which would be great for kids or pets to run around. It is currently rented for $1100 with a long term tenant.

28. 2025-10-23
    listed $140,000 New Listing

    Show marketing remark (389 chars)

    This spacious 2 story brick home has 4 bedrooms, 2 baths, hardwood flooring, & an open floor plan with a breakfast bar. The sewer line has been replaced within the last couple of years. There is a small backyard area with a patio perfect for cookouts and a large side yard which would be great for kids or pets to run around. It is currently rented for $1100 with a long term tenant.

29. 2019-12-16
    soldstatus $95,000
30. 2019-12-13
    soldstatus $95,000
31. 2019-12-13
    listed $95,000
32. 2017-12-07
    listed $99,900
33. 2005-04-27
    soldstatus $74,000

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $809 · $67/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 4/10 Moderate FEMA zone X · 24% 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 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: $18,401
• − Mortgage interest: −$6,716
• − Property taxes: −$809
• − Insurance: −$600
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$3,488
• Taxable income: $3,843
• Est. tax owed @ 24.0%: −$922
• After-tax cash flow: $4,660/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

+68.8% since first listed

17 events — show timeline

• 2026-05-08 Price Changed $124,900 CARMLS
• 2026-05-08 Price Changed $124,900 NEABOR MLS
• 2026-04-29 Relisted — NEABOR MLS
• 2026-04-29 Relisted — CARMLS
• 2026-04-16 Delisted — NEABOR MLS
• 2026-04-16 Contingent — CARMLS
• 2026-04-14 Price Changed $129,900 CARMLS
• 2026-04-13 Price Changed $129,900 NEABOR MLS
• 2025-12-31 Price Changed $134,900 CARMLS
• 2025-12-30 Price Changed $134,900 NEABOR MLS
• 2025-10-23 Listed $140,000 NEABOR MLS
• 2025-10-23 Listed $140,000 CARMLS
• 2019-12-16 Sold (Public Records) $95,000 Public Records
• 2019-12-13 Listed $95,000 NEABOR MLS
• 2019-12-13 Sold (MLS) $95,000 NEABOR MLS
• 2017-12-07 Listed $99,900 NEABOR MLS
• 2005-04-27 Sold (Public Records) $74,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $809 · +6.4% YoY. Source: county tax records.