1405 W Washington · Jonesboro, AR 72401

$94,900

4 bd · 1.0 ba · 1,576 sqft · SingleFamily public records · 84 Days on market

Built 1998 0.37 ac lot Est $170k · 44% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great opportunity for investors! Being sold as-is, this home is currently occupied with tenants renting month-to-month who hope to stay, renting at $700/month. No SPD.

Key facts

• 0.37 acre lot
• Built 1998
• Listed 83 days

Property features AI

Finance

• Other: Approximate lot dimensions: 75 x 215; Approximate acreage: 0.37 acres; Square footage per tax records: 1,576

Exterior

• Parking: Parking pads
• Utilities: Public water
• Home design: Inside city limits
• Construction: Metal or vinyl siding exterior; Architectural shingle roof; Crawl space foundation
• Exterior features: Paved road access; Sloped lot

Interior

• Kitchen: Kitchen equipment: other (see remarks)
• Flooring: Other flooring (see remarks)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window units for cooling/heating
• Interior features: Other interior features (see remarks); Window air conditioning units

🏷️ Possibly a rental listed for sale. The $94,900 price doesn't fit this home's estimated sale value (~$170,208) 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/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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: schools D, crime F, amenities 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.
• 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 $656 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.62% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.15%
• DSCR: 2.25
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $170,208
• 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	0.30mi	3/1.0 (-1)	1,526 (-3%)	1mo	$62,000	$41	75
1110 Wilmar Cir	0.53mi	4/2.0	1,583 (+0%)	4mo	$174,900	$110	67
1305 Holly St	0.62mi	3/2.0 (-1)	1,618 (+3%)	1mo	$164,900	$102	57
1107 W Washington Ave	0.25mi	3/2.0 (-1)	1,428 (-9%)	8mo	$238,000	$167	57
2009 Mount Vernon Dr	0.70mi	4/2.0	1,554 (-1%)	8mo	$174,925	$113	54
720 W Matthews	0.58mi	3/1.5 (-1)	1,670 (+6%)	5mo	$188,500	$113	52
1703 W Oak Ave	0.40mi	3/2.0 (-1)	1,696 (+8%)	11mo	$115,000	$68	51
1000 W Huntington Ave	0.40mi	3/2.0 (-1)	1,353 (-14%)	5mo	$115,000	$85	45
1209 Hester	0.57mi	3/2.0 (-1)	1,404 (-11%)	8mo	$152,000	$108	39
820 W Oak Ave	0.57mi	3/1.0 (-1)	1,376 (-13%)	10mo	$115,078	$84	39
1208 Stonemill Dr	0.74mi	3/2.0 (-1)	1,688 (+7%)	9mo	$191,900	$114	37
637 Warner	0.69mi	3/1.0 (-1)	1,344 (-15%)	5mo	$120,000	$89	34

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: 23.0%
• Equity multiple: 1.95×
• Total profit: $25,302
• Equity at exit: $14,150

10-year hold

• IRR: 31.3%
• Equity multiple: 3.91×
• Total profit: $77,216
• Equity at exit: $8,205

Cash invested: $26,572 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $623

Break-even live

Break-even rent $745

Max offer price $94,900

Occupancy floor 54%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $94,900 Active 84 DOM
2. 2026-06-18
   days on market $94,900 Active 83 DOM
3. 2026-06-17
   days on market $94,900 Active 82 DOM
4. 2026-06-16
   days on market $94,900 Active 81 DOM
5. 2026-06-15
   days on market $94,900 Active 80 DOM
6. 2026-06-14
   days on market $94,900 Active 78 DOM
7. 2026-06-13
   days on market $94,900 Active 77 DOM
8. 2026-06-10
   days on market $94,900 Active 75 DOM
9. 2026-06-09
   days on market $94,900 Active 74 DOM
10. 2026-06-08
    days on market $94,900 Active 73 DOM
11. 2026-06-07
    days on market $94,900 Active 72 DOM
12. 2026-06-05
    days on market $94,900 Active 69 DOM
13. 2026-06-02
    days on market $94,900 Active 67 DOM
14. 2026-06-01
    days on market $94,900 Active 66 DOM
15. 2026-05-31
    days on market $94,900 Active 65 DOM
16. 2026-05-30
    days on market $94,900 Active 64 DOM
17. 2026-03-27
    listed $94,900 New Listing

    Show marketing remark (167 chars)

    Great opportunity for investors! Being sold as-is, this home is currently occupied with tenants renting month-to-month who hope to stay, renting at $700/month. No SPD.

18. 2026-03-27
    listed $94,900 Active 167-char remark

    Show marketing remark (167 chars)

    Great opportunity for investors! Being sold as-is, this home is currently occupied with tenants renting month-to-month who hope to stay, renting at $700/month. No SPD.

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $616 · $51/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 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: $18,408
• − Mortgage interest: −$5,316
• − Property taxes: −$616
• − Insurance: −$474
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$2,761
• Taxable income: $6,296
• Est. tax owed @ 24.0%: −$1,511
• After-tax cash flow: $5,970/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

+0.0% since first listed

2 events — show timeline

• 2026-03-27 Listed $94,900 NEABOR MLS
• 2026-03-27 Listed $94,900 CARMLS

Property tax history

+3.4%/yr

Latest (2025): $616 · +7.7% YoY. Source: county tax records.