108 Smart St · Jacksonville, AR 72076

$119,500

3 bd · 1.0 ba · 1,289 sqft · SingleFamily public records · 49 Days on market

Built 1967 10,454 sqft lot $93/sqft · at area comps Est $123k · at est. ↓ 8% since listing

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Why this score? — see what drove the C 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 +25.1/30.0
• ARV discount +8.8/15.0
• DSCR +8.2/10.0
• 1% rule +5.3/10.0
• 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

Welcome to this charming starter home, perfect for first-time buyers or those looking to downsize. Featuring beautiful hardwood floors throughout, this home offers both character and comfort. Enjoy the peace of mind of a roof that's only two years old, along with the convenience of indoor laundry room. Step outside to a large, fenced backyard great for entertaining and pets. Located in a convenient area close to everything you need, this home is a must see!

Key facts

• Roof two years old
• Convenient area
• Indoor laundry room

Tags

• HARDWOOD FLOORS
• ROOF TWO YEARS OLD
• INDOOR LAUNDRY ROOM
• LARGE FENCED BACKYARD
• CONVENIENT AREA

Property features AI

Finance

• Other: Low-E windows; Insulated windows and doors
• Financial info: Financing available: VA loan, FHA loan, Conventional loan

Exterior

• Parking: 1-car carport
• Security: Security system; Video surveillance
• Utilities: Public sewer; Public water; Electric service via co-op; Natural gas
• Home design: Brick and frame combination with metal/vinyl siding; Approximately 0.24 acre lot
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Front porch; Fully fenced yard; Outside storage area; Guttering; Chain link fencing; Paved road access; Level lot in a subdivision; Inside city limits

Interior

• Kitchen: Built-in stove; Double oven; Microwave; Gas range; Dishwasher
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Smoke detectors; Security system; Ceiling fans; Video surveillance; Formica kitchen counters
• Laundry & utility: Laundry area (listed as a room); Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $826 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $115,915 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1967 — 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: 1.03% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

• ARV (median comp): $123,141
• List price: $119,500
• Delta: -2.96%
• 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
105 Smart St	0.03mi	3/1.0	1,200 (-7%)	2mo	$125,000	$104	85
305 Smart St	0.13mi	3/1.0	1,200 (-7%)	6mo	$95,000	$79	77
199 Pine St	0.29mi	4/2.0 (+1)	1,305 (+1%)	1mo	$129,000	$99	74
1009 Towering Oaks/106 Santa Fe	0.31mi	3/2.0	1,344 (+4%)	2mo	$170,000	$126	72
38 Woodbriar Dr	0.52mi	3/1.0	1,282 (-0%)	9mo	$144,900	$113	67
301 Janice St	0.70mi	3/1.5	1,282 (-0%)	1mo	$153,650	$120	64
10 Greenway Ct	0.43mi	3/2.0	1,328 (+3%)	9mo	$128,000	$96	63
1512 Noah Ct	0.43mi	3/2.0	1,195 (-7%)	2mo	$170,000	$142	62
10 Park Dr	0.41mi	3/2.0	1,385 (+7%)	6mo	$126,000	$91	60
1500 Noah Ct	0.40mi	3/2.0	1,158 (-10%)	10mo	$153,780	$133	52
408 W Hickory St	0.66mi	3/2.0	1,359 (+5%)	6mo	$140,000	$103	51
1017 Stevenson Cv	0.75mi	3/2.0	1,209 (-6%)	8mo	$165,000	$136	44

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,461
• Equity at exit: $17,818

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $19,716
• Equity at exit: $10,332

Cash invested: $33,460 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,230 high
• Mortgage (P&I): −$627
• Tax from tax record: −$31 /mo · $366/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $265

Break-even live

Break-even rent $895

Max offer price $119,500

Occupancy floor 73%

Sensitivity live

Price	-10% $333	-5% $299	+0% $265	+5% $231	+10% $197
Rent	-10% $168	-5% $216	+0% $265	+5% $313	+10% $362
Rate	-1.0pp $325	-0.5pp $295	base $265	+0.5pp $234	+1.0pp $202

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Karen Cv Jacksonville, AR	4.0	1.5	1000	$1,050	$1.05	44d	1	0.16mi
130 Joiner Ave Jacksonville, AR	4.0	2.0	1223	$1,550	$1.27	22d	1	0.19mi
197 Roosevelt Rd Jacksonville, AR	3.0	1.0	1300	$1,195	$0.92	19d	1	0.21mi
105 Victory Cir Jacksonville, AR	4.0	2.0	1157	$1,550	$1.34	44d	1	0.25mi
622 S Oak St Unit 620 Jacksonville, AR	2.0	1.5	1015	$725	$0.71	24d	1	0.26mi
103 Overland Trl Jacksonville, AR	3.0	1.5	960	$1,195	$1.24	19d	1	0.26mi
172 Roosevelt Rd Jacksonville, AR	2.0	1.0	1000	$800	$0.80	22d	1	0.28mi
714 S Spring St Unit 718 Jacksonville, AR	2.0	2.0	1000	$1,150	$1.15	24d	1	0.30mi
144 Pike Ave Jacksonville, AR	2.0	1.0	1050	$800	$0.76	45d	1	0.32mi
633 Smart St Jacksonville, AR	3.0	1.5	936	$995	$1.06	24d	1	0.33mi
131 Galloway Cir Jacksonville, AR	3.0	1.0	912	$895	$0.98	44d	1	0.35mi
4 Georgeann Cir Jacksonville, AR	3.0	1.5	1479	$1,250	$0.85	15d	1	0.42mi
215 N Elm St Unit 215 Jacksonville, AR	3.0	2.5	1600	$1,475	$0.92	24d	1	0.43mi
1112 Ray Rd Jacksonville, AR	3.0	1.0	1166	$895	$0.77	44d	1	0.53mi
1115 Ray Rd Jacksonville, AR	4.0	1.5	1495	$1,495	$1.00	15d	1	0.54mi
107 Pike Ave Jacksonville, AR	3.0	1.0	1092	$995	$0.91	44d	1	0.55mi
873 Jane Dr Jacksonville, AR	2.0	1.0	971	$1,050	$1.08	44d	1	0.55mi
7 Davis Ct Jacksonville, AR	3.0	1.5	1080	$925	$0.86	44d	1	0.55mi
950 Military Rd Jacksonville, AR	1.0–3.0	1.0–2.0	867	$1,015	$1.17	15d	13	0.58mi
1301 Liberty Dr Jacksonville, AR	3.0	2.0	1014	$1,295	$1.28	15d	1	0.60mi
1516 S Bailey St Jacksonville, AR	3.0	2.0	1400	$1,395	$1.00	44d	1	0.62mi
1515 Stamps St Unit 1 Jacksonville, AR	3.0	2.0	1404	$1,395	$0.99	44d	1	0.65mi
815 Ellis St Unit 817 Jacksonville, AR	3.0	2.0	1550	$1,395	$0.90	24d	1	0.73mi
212 Wright Cv Jacksonville, AR	3.0	1.5	1326	$1,350	$1.02	24d	1	0.84mi
428 N Oak St Jacksonville, AR	3.0	1.5	996	$1,325	$1.33	44d	1	0.89mi
66 Wright Cir Jacksonville, AR	3.0	2.0	1246	$1,595	$1.28	24d	1	0.91mi
58 Wright Cir Jacksonville, AR	4.0	2.5	1468	$1,450	$0.99	15d	1	0.92mi
1409 Southern St Jacksonville, AR	3.0	1.0	1050	$1,050	$1.00	44d	1	0.92mi
300 Redbud Ct Jacksonville, AR	4.0	2.0	1559	$1,995	$1.28	24d	1	0.93mi
302 Redbud Ct Jacksonville, AR	4.0	2.0	1559	$1,995	$1.28	24d	1	0.93mi
1501 Angie Ct Jacksonville, AR	3.0	2.0	1296	$1,595	$1.23	22d	1	0.97mi
609 Sorrells Dr Jacksonville, AR	3.0	1.0	1133	$1,195	$1.05	15d	1	1.01mi
1101 Lehman Dr Jacksonville, AR	3.0	1.5	1344	$1,200	$0.89	15d	1	1.06mi
200 Crestview Dr Unit 9 Jacksonville, AR	2.0	1.5	900	$900	$1.00	44d	1	1.08mi
708 Lehman Dr Jacksonville, AR	3.0	1.5	1075	$1,150	$1.07	15d	1	1.09mi
1 Pinewood Ct Unit 1A Jacksonville, AR	2.0	2.0	912	$750	$0.82	22d	1	1.13mi
3 Pinewood Ct Unit 3B Jacksonville, AR	2.0	2.0	912	$725	$0.79	15d	1	1.13mi
89 Belair Loop Jacksonville, AR	3.0	2.0	1093	$1,450	$1.33	22d	1	1.14mi
712 W Martin St Jacksonville, AR	2.0	1.0	936	$995	$1.06	44d	1	1.15mi
1811 Neely St Unit 1811 Jacksonville, AR	3.0	1.0	996	$825	$0.83	44d	1	1.16mi

Listing history 17 events

1. 2026-06-18
   days on market $119,500 Active 49 DOM
2. 2026-06-17
   days on market $119,500 Active 48 DOM
3. 2026-06-16
   days on market $119,500 Active 47 DOM
4. 2026-06-15
   days on market $119,500 Active 46 DOM
5. 2026-06-14
   days on market $119,500 Active 44 DOM
6. 2026-06-13
   days on market $119,500 Active 43 DOM
7. 2026-06-10
   statusdays on market $119,500 Active 41 DOM
8. 2026-06-09
   days on market $119,500 Price Change 40 DOM
9. 2026-06-08
   days on market $119,500 Price Change 39 DOM
10. 2026-06-07
    days on market $119,500 Price Change 38 DOM
11. 2026-06-05
    pricestatusdays on market $119,500 Price Change 35 DOM
12. 2026-06-03
    days on market $129,900 Active 34 DOM
13. 2026-06-02
    days on market $129,900 Active 33 DOM
14. 2026-06-01
    days on market $129,900 Active 32 DOM
15. 2026-05-31
    days on market $129,900 Active 31 DOM
16. 2026-05-31
    days on market $129,900 Active 30 DOM
17. 2026-04-30
    listed $129,900 New Listing 461-char remark

ⓘ 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: $366 · $31/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$398/yr (+$33/mo · 108.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $14,763
• − Mortgage interest: −$6,694
• − Property taxes: −$366
• − Insurance: −$598
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,476
• Taxable income: $1,267
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $2,875/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

-8.0% since first listed

2 events — show timeline

• 2026-06-04 Price Changed $119,500 CARMLS
• 2026-04-30 Listed $129,900 CARMLS

Property tax history

+1.2%/yr

Latest (2025): $366 · +0.0% YoY. Source: county tax records.