103 Central Ave · Jacksonville, AR 72076

$78,500

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 51 Days on market

Built 1942 9,147 sqft lot $62/sqft · at area comps Est $78k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.0/15.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property in a two bed one bath home with a garage. This features formal dining and formal living room. This could be a great investment property!

Key facts

• 9,147 sq ft lot
• Garage
• Built 1942

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional loans or cash

Exterior

• Parking: Garage
• Utilities: Public sewer; Public water; Municipal electric (Entergy)
• Home design: Frame exterior
• Construction: Composition roof; Crawl space foundation
• Exterior features: Level lot; Paved road access; Inside city limits

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Laminate flooring; Laundry room
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 5.0% in Jacksonville — 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 61/100 on livability (#231 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Jacksonville North Pulaski School District (suburban): math 18% / reading 20% proficiency, ranked #211 of 238 in AR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 154 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $543 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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.
• Current owner paid $55k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,145 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 1.56% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.14%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $77,649
• List price: $78,500
• Delta: 1.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Janice St	0.27mi	3/1.5	1,282 (+2%)	1mo	$153,650	$120	82
202 Spruce St	0.37mi	3/2.0	1,251 (-1%)	6mo	$228,000	$182	77
108 Spruce St	0.35mi	3/2.0	1,159 (-8%)	0mo	$172,934	$149	70
305 Smart St	0.35mi	3/1.0	1,200 (-5%)	6mo	$95,000	$79	67
199 Pine St	0.51mi	4/2.0 (+1)	1,305 (+4%)	1mo	$129,000	$99	64
105 Smart St	0.47mi	3/1.0	1,200 (-5%)	2mo	$125,000	$104	64
102 Heritage St	0.71mi	3/2.0	1,232 (-2%)	8mo	$172,000	$140	57
408 W Hickory St	0.65mi	3/2.0	1,359 (+8%)	6mo	$140,000	$103	52
626 Paul Pl	0.42mi	3/1.5	1,076 (-15%)	4mo	$136,499	$127	51
802 Towering Oaks Dr	0.45mi	3/1.5	1,076 (-15%)	2mo	$90,000	$84	51
1305 Ray Rd	0.44mi	3/1.5	1,076 (-15%)	3mo	$139,900	$130	50
600 Sorrells Dr	0.73mi	3/1.5	1,109 (-12%)	4mo	$125,000	$113	41

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.71×
• Total profit: $15,536
• Equity at exit: $11,705

10-year hold

• IRR: 26.0%
• Equity multiple: 3.28×
• Total profit: $50,180
• Equity at exit: $6,787

Cash invested: $21,980 (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 72076

• Home prices YoY: -30.3%
• Rents YoY: 3.1%
• Active inventory: 154
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$412
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $442

Break-even live

Break-even rent $666

Max offer price $78,500

Occupancy floor 59%

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Pike Ave Jacksonville, AR	3.0	1.0	1092	$995	$0.91	43d	1	0.08mi
873 Jane Dr Jacksonville, AR	2.0	1.0	971	$1,050	$1.08	43d	1	0.14mi
131 Galloway Cir Jacksonville, AR	3.0	1.0	912	$895	$0.98	43d	1	0.14mi
144 Pike Ave Jacksonville, AR	2.0	1.0	1050	$800	$0.76	44d	1	0.17mi
172 Roosevelt Rd Jacksonville, AR	2.0	1.0	1000	$800	$0.80	21d	1	0.23mi
215 N Elm St Unit 215 Jacksonville, AR	3.0	2.5	1600	$1,475	$0.92	23d	1	0.24mi
633 Smart St Jacksonville, AR	3.0	1.5	936	$995	$1.06	23d	1	0.26mi
130 Joiner Ave Jacksonville, AR	4.0	2.0	1223	$1,550	$1.27	21d	1	0.29mi
197 Roosevelt Rd Jacksonville, AR	3.0	1.0	1300	$1,195	$0.92	18d	1	0.30mi
105 Victory Cir Jacksonville, AR	4.0	2.0	1157	$1,550	$1.34	43d	1	0.33mi
1115 Ray Rd Jacksonville, AR	4.0	1.5	1495	$1,495	$1.00	14d	1	0.35mi
1112 Ray Rd Jacksonville, AR	3.0	1.0	1166	$895	$0.77	43d	1	0.37mi
212 Wright Cv Jacksonville, AR	3.0	1.5	1326	$1,350	$1.02	23d	1	0.43mi
300 Redbud Ct Jacksonville, AR	4.0	2.0	1559	$1,995	$1.28	23d	1	0.45mi
302 Redbud Ct Jacksonville, AR	4.0	2.0	1559	$1,995	$1.28	23d	1	0.45mi
428 N Oak St Jacksonville, AR	3.0	1.5	996	$1,325	$1.33	43d	1	0.46mi
66 Wright Cir Jacksonville, AR	3.0	2.0	1246	$1,595	$1.28	23d	1	0.49mi
58 Wright Cir Jacksonville, AR	4.0	2.5	1468	$1,450	$0.99	14d	1	0.50mi
1501 Angie Ct Jacksonville, AR	3.0	2.0	1296	$1,595	$1.23	21d	1	0.52mi
124 Karen Cv Jacksonville, AR	4.0	1.5	1000	$1,050	$1.05	43d	1	0.53mi
1301 Liberty Dr Jacksonville, AR	3.0	2.0	1014	$1,295	$1.28	14d	1	0.58mi
1409 Southern St Jacksonville, AR	3.0	1.0	1050	$1,050	$1.00	43d	1	0.59mi
622 S Oak St Unit 620 Jacksonville, AR	2.0	1.5	1015	$725	$0.71	23d	1	0.65mi
89 Belair Loop Jacksonville, AR	3.0	2.0	1093	$1,450	$1.33	21d	1	0.67mi
950 Military Rd Jacksonville, AR	1.0–3.0	1.0–2.0	867	$1,015	$1.17	14d	13	0.68mi
714 S Spring St Unit 718 Jacksonville, AR	2.0	2.0	1000	$1,150	$1.15	23d	1	0.68mi
609 Sorrells Dr Jacksonville, AR	3.0	1.0	1133	$1,195	$1.05	14d	1	0.68mi
103 Overland Trl Jacksonville, AR	3.0	1.5	960	$1,195	$1.24	18d	1	0.74mi
4 Georgeann Cir Jacksonville, AR	3.0	1.5	1479	$1,250	$0.85	14d	1	0.78mi
708 Lehman Dr Jacksonville, AR	3.0	1.5	1075	$1,150	$1.07	14d	1	0.78mi
1811 Neely St Unit 1811 Jacksonville, AR	3.0	1.0	996	$825	$0.83	43d	1	0.79mi
1101 Lehman Dr Jacksonville, AR	3.0	1.5	1344	$1,200	$0.89	14d	1	0.85mi
7 Davis Ct Jacksonville, AR	3.0	1.5	1080	$925	$0.86	43d	1	0.99mi
516 Hill St Jacksonville, AR	3.0	1.5	1380	$1,175	$0.85	43d	1	1.02mi
712 W Martin St Jacksonville, AR	2.0	1.0	936	$995	$1.06	43d	1	1.07mi
1516 S Bailey St Jacksonville, AR	3.0	2.0	1400	$1,395	$1.00	43d	1	1.10mi
1515 Stamps St Unit 1 Jacksonville, AR	3.0	2.0	1404	$1,395	$0.99	43d	1	1.13mi
620 Neal St Jacksonville, AR	3.0	1.0	900	$895	$0.99	43d	1	1.13mi
815 Ellis St Unit 817 Jacksonville, AR	3.0	2.0	1550	$1,395	$0.90	23d	1	1.21mi
200 Crestview Dr Unit 9 Jacksonville, AR	2.0	1.5	900	$900	$1.00	43d	1	1.21mi

Listing history 33 events

1. 2026-06-18
   days on market $78,500 Active 51 DOM
2. 2026-06-17
   days on market $78,500 Active 50 DOM
3. 2026-06-16
   days on market $78,500 Active 49 DOM
4. 2026-06-15
   days on market $78,500 Active 48 DOM
5. 2026-06-14
   days on market $78,500 Active 46 DOM
6. 2026-06-13
   days on market $78,500 Active 45 DOM
7. 2026-06-10
   days on market $78,500 Active 43 DOM
8. 2026-06-09
   days on market $78,500 Active 42 DOM
9. 2026-06-08
   days on market $78,500 Active 41 DOM
10. 2026-06-07
    days on market $78,500 Active 40 DOM
11. 2026-06-05
    days on market $78,500 Active 37 DOM
12. 2026-06-03
    days on market $78,500 Active 36 DOM
13. 2026-06-02
    days on market $78,500 Active 35 DOM
14. 2026-06-01
    days on market $78,500 Active 34 DOM
15. 2026-05-31
    days on market $78,500 Active 33 DOM
16. 2026-05-31
    days on market $78,500 Active 32 DOM
17. 2026-05-15
    price $78,500 174-char remark
18. 2026-04-28
    listed $82,000 New Listing 174-char remark
19. 2026-01-09
    historical $895
20. 2025-12-11
    listed $895
21. 2021-11-30
    soldstatus $55,000 Sold 150-char remark

    Show marketing remark (150 chars)

    This property in a two bed one bath home with a garage. This features formal dining and formal living room. This could be a great investment property!

22. 2021-11-12
    status Under Contract 150-char remark

    Show marketing remark (150 chars)

    This property in a two bed one bath home with a garage. This features formal dining and formal living room. This could be a great investment property!

23. 2021-10-29
    listed $64,900 New Listing 150-char remark

    Show marketing remark (150 chars)

    This property in a two bed one bath home with a garage. This features formal dining and formal living room. This could be a great investment property!

24. 2017-07-14
    soldstatus $18,000 Sold

    Show marketing remark (292 chars)

    Located in Sunnyside addition. One story home with two bedrooms and one bathroom. Formal dining room and formal living room. There is separate laundry room with lots of storage space that leads into the one car garage. Wonderful investment property or first time home. Call today for details.

25. 2017-07-13
    soldstatus $18,000
26. 2017-06-28
    status Under Contract

    Show marketing remark (292 chars)

    Located in Sunnyside addition. One story home with two bedrooms and one bathroom. Formal dining room and formal living room. There is separate laundry room with lots of storage space that leads into the one car garage. Wonderful investment property or first time home. Call today for details.

27. 2017-06-03
    price $19,900

    Show marketing remark (292 chars)

    Located in Sunnyside addition. One story home with two bedrooms and one bathroom. Formal dining room and formal living room. There is separate laundry room with lots of storage space that leads into the one car garage. Wonderful investment property or first time home. Call today for details.

28. 2017-05-19
    status Back on Market

    Show marketing remark (292 chars)

    Located in Sunnyside addition. One story home with two bedrooms and one bathroom. Formal dining room and formal living room. There is separate laundry room with lots of storage space that leads into the one car garage. Wonderful investment property or first time home. Call today for details.

29. 2017-05-12
    status Under Contract

    Show marketing remark (292 chars)

    Located in Sunnyside addition. One story home with two bedrooms and one bathroom. Formal dining room and formal living room. There is separate laundry room with lots of storage space that leads into the one car garage. Wonderful investment property or first time home. Call today for details.

30. 2017-05-11
    price $22,900

    Show marketing remark (292 chars)

    Located in Sunnyside addition. One story home with two bedrooms and one bathroom. Formal dining room and formal living room. There is separate laundry room with lots of storage space that leads into the one car garage. Wonderful investment property or first time home. Call today for details.

31. 2017-04-10
    listed $24,900 New Listing

    Show marketing remark (292 chars)

    Located in Sunnyside addition. One story home with two bedrooms and one bathroom. Formal dining room and formal living room. There is separate laundry room with lots of storage space that leads into the one car garage. Wonderful investment property or first time home. Call today for details.

32. 2017-04-09
    listed $19,900
33. 2007-04-10
    soldstatus $43,000

ⓘ 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: $983 · $82/mo
• Projected year-2 tax: $983 · $82/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,710
• − Mortgage interest: −$4,397
• − Property taxes: −$983
• − Insurance: −$392
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,284
• Taxable income: $4,300
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $4,274/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: Jacksonville North Pulaski School District
• NCES district ID: 0500419
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $50,869
• Composite: 17.16/100
• National rank: #9110
• State rank: #211 of 238 in AR

Livability — Jacksonville

• Score: 61/100
• State rank: #231
• US rank: #17378

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, AR
• County: Pulaski County · 372,764 people
• City population: 38,437
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 38,437
• Household income: $54,379
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1733.0

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Black 38% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.51%
• Current HPI: 201.6405
• Rent YoY: ▲ 3.07%
• Metro: Little Rock-North Little Rock-Conway, 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

+82.6% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $78,500 CARMLS
• 2026-04-28 Listed $82,000 CARMLS
• 2026-01-09 Rental Removed $895 CARMLS
• 2025-12-11 Listed for Rent $895 CARMLS
• 2021-11-30 Sold (MLS) $55,000 CARMLS
• 2021-11-12 Pending — CARMLS
• 2021-10-29 Listed $64,900 CARMLS
• 2017-07-14 Sold (MLS) $18,000 CARMLS
• 2017-07-13 Sold (MLS) $18,000 CARMLS
• 2017-06-28 Pending — CARMLS
• 2017-06-03 Price Changed $19,900 CARMLS
• 2017-05-19 Relisted — CARMLS
• 2017-05-12 Pending — CARMLS
• 2017-05-11 Price Changed $22,900 CARMLS
• 2017-04-10 Listed $24,900 CARMLS
• 2017-04-09 Listed $19,900 CARMLS
• 2007-04-10 Sold (Public Records) $43,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $983 · +0.0% YoY. Source: county tax records.