726 Warner Ave · Jonesboro, AR 72401

$89,900

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 18 Days on market

7,436 sqft lot Est $123k · 27% 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 +7.5/10.0
• 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

INVESTOR ALERT: Dual-Property Portfolio Opportunity Secure your next profitable venture with this unique investment package! This offering includes a fantastic 2 bedroom, 1 bath property that is an ideal addition to any rental portfolio. The Main Property Highlights: 3 Bedrooms, 1.5 Baths: A desirable unit size for long-term rental appeal and tenant retention. Prime Investment Potential: Ready for immediate rental or a value-add refresh. The Bundle Advantage: This property can be bought in conjunction with 706 Warner, providing an instant two-property portfolio for maximum efficiency and cash flow. Don't miss the chance to double your investment footprint in one smooth transaction!

Key facts

• 7,436 sq ft lot
• Garage
• Listed 17 days

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Level lot; Public water; Public sewer; Natural gas available

Interior

• Kitchen: Dishwasher
• Flooring: Hardwood floors; Vinyl floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Living room fireplace

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$123,120) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: Annie Camp Jr. High School (math 22% / reading 34%, grade F, #150 of 201 statewide, top 76%, 784 students, 100% FRL); 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; 1 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $90k implies a 100% gain — meaningful room to come down on a strong offer.

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 $88,551 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.21%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $123,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 Warner Ave	0.07mi	2/1.0	1,092 (-4%)	10mo	$96,500	$88	82
509 S Mcclure St	0.21mi	2/1.0	1,105 (-3%)	5mo	$138,500	$125	81
903 W Matthews Ave	0.15mi	3/2.0 (+1)	1,138 (-0%)	4mo	$169,900	$149	80
809 W Monroe Ave W	0.28mi	2/2.0	1,094 (-4%)	3mo	$95,000	$87	73
1005 Chestnut St	0.40mi	3/1.0 (+1)	1,155 (+1%)	1mo	$177,000	$153	73
1012 Walnut St	0.26mi	3/1.0 (+1)	1,044 (-8%)	2mo	$65,000	$62	67
1519 Lamar Pl	0.58mi	2/1.0	1,118 (-2%)	11mo	$78,000	$70	60
523 W Thomas Ave	0.58mi	3/1.0 (+1)	1,138 (-0%)	9mo	$123,400	$108	60
1411 W Jefferson Ave	0.60mi	3/2.0 (+1)	1,103 (-3%)	1mo	$125,000	$113	57
1302 W Huntington Ave	0.59mi	2/1.0	1,284 (+13%)	2mo	$83,333	$65	50
1207 Holly St	0.60mi	2/1.0	989 (-13%)	2mo	$76,000	$77	48
1416 Brookhaven Rd	0.75mi	3/2.0 (+1)	1,086 (-5%)	9mo	$149,000	$137	40

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: 7.8%
• Equity multiple: 1.31×
• Total profit: $7,785
• Equity at exit: $13,404

10-year hold

• IRR: 17.6%
• Equity multiple: 2.49×
• Total profit: $37,573
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $340

Break-even live

Break-even rent $693

Max offer price $89,900

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1751 W Nettleton Ave Jonesboro, AR	2.0–3.0	1.0–1.5	1000	$850	$0.85	43d	1	0.86mi

Listing history 25 events

1. 2026-06-19
   days on market $89,900 Active 18 DOM
2. 2026-06-18
   days on market $89,900 Active 17 DOM
3. 2026-06-17
   days on market $89,900 Active 16 DOM
4. 2026-06-16
   days on market $89,900 Active 15 DOM
5. 2026-06-15
   days on market $89,900 Active 14 DOM
6. 2026-06-14
   days on market $89,900 Active 12 DOM
7. 2026-06-13
   days on market $89,900 Active 11 DOM
8. 2026-06-10
   days on market $89,900 Active 9 DOM
9. 2026-06-09
   days on market $89,900 Active 8 DOM
10. 2026-06-08
    days on market $89,900 Active 7 DOM
11. 2026-06-07
    days on market $89,900 Active 6 DOM
12. 2026-06-05
    days on market $89,900 Active 3 DOM
13. 2026-06-01
    days on marketlisting id $89,900 Active 1 DOM
14. 2026-05-31
    days on market $89,900 Active 191 DOM
15. 2026-05-30
    days on market $89,900 Active 190 DOM
16. 2026-01-09
    price $89,900
17. 2025-11-16
    listed $95,000 Active
18. 2024-10-27
    historical $830
19. 2024-10-22
    listed $830
20. 2024-02-01
    listed $99,000 Active
21. 2023-05-20
    historical
22. 2020-05-29
    soldstatus $45,000
23. 2020-04-23
    listed $50,500
24. 2008-01-29
    soldstatus $45,000
25. 1995-10-27
    soldstatus $38,000

ⓘ 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: $465 · $39/mo
• Projected year-2 tax: $575 · $48/mo
• Expected delta: +$111/yr (+$9/mo · 23.8%)

ⓘ 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 · 0% 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: $13,483
• − Mortgage interest: −$5,036
• − Property taxes: −$465
• − Insurance: −$450
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,615
• Taxable income: $2,760
• Est. tax owed @ 24.0%: −$662
• After-tax cash flow: $3,417/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

+136.6% since first listed

10 events — show timeline

• 2026-01-09 Price Changed $89,900 NEABOR MLS
• 2025-11-16 Listed $95,000 NEABOR MLS
• 2024-10-27 Rental Removed $830 APPFOLIO
• 2024-10-22 Listed for Rent $830 APPFOLIO
• 2024-02-01 Listed $99,000 NEABOR MLS
• 2023-05-20 Rental Removed — RENT.
• 2020-05-29 Sold (MLS) $45,000 NEABOR MLS
• 2020-04-23 Listed $50,500 NEABOR MLS
• 2008-01-29 Sold (Public Records) $45,000 Public Records
• 1995-10-27 Sold (Public Records) $38,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $465 · +1.2% YoY. Source: county tax records.