812 W Nettleton Ave · Jonesboro, AR 72401

$179,900

3 bd · 2.0 ba · 1,758 sqft · SingleFamily public records · 45 Days on market

1.00 ac lot Est $169k · 7% over

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Why this score? — see what drove the D- 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 +14.7/30.0
• DSCR +4.5/10.0
• ARV discount +4.5/15.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming older home has been completely updated! New electrical wiring, plumbing, roof, Heat & Air, etc. This home is like new. 1758 Sq Ft houses 3 bedrooms, 2 & 1/2 baths, large kitchen & dining, living room, and a den! The Backyard is very large and feels secluded because of the many shade trees. Your own oasis in the middle of the city.

Key facts

• Fenced yard
• Flex space
• Storm shelter

Tags

• 1 ACRE LOT
• FENCED YARD
• STORM SHELTER
• FLEX SPACE

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

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

Interior

• Kitchen: Microwave; Electric water heater
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Breakfast bar; Living room fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $48 ($572/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (19.5% below list).
• Recommended offer: $145k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 38% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $126k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,907 (19.5% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $168,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 Alonzo St	0.38mi	3/2.0	1,802 (+2%)	4mo	$149,000	$83	75
1217 Olive St	0.17mi	3/2.0	1,920 (+9%)	5mo	$106,000	$55	72
1305 Rosemond	0.51mi	3/2.5	1,791 (+2%)	2mo	$199,900	$112	69
1305 Holly St	0.40mi	3/2.0	1,618 (-8%)	1mo	$164,900	$102	67
1617 Ethel St	0.28mi	3/2.0	1,560 (-11%)	3mo	$169,000	$108	66
1520 S Main St S	0.62mi	2/2.0 (-1)	1,764 (+0%)	4mo	$70,000	$40	62
1110 Wilmar Cir	0.28mi	4/2.0 (+1)	1,583 (-10%)	4mo	$174,900	$110	62
1817 Greenwood St	0.50mi	3/2.0	1,619 (-8%)	2mo	$110,000	$68	62
735 W Oak Ave	0.34mi	4/2.0 (+1)	1,985 (+13%)	2mo	$56,000	$28	56
901 Hester St	0.63mi	4/2.0 (+1)	1,920 (+9%)	0mo	$200,000	$104	50
1020 W Jefferson Ave	0.60mi	3/1.0	1,526 (-13%)	1mo	$62,000	$41	45
2305 Anne	0.71mi	4/2.0 (+1)	1,504 (-14%)	5mo	$145,000	$96	33

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-25,245
• Equity at exit: $26,824

10-year hold

• IRR: -4.2%
• Equity multiple: 0.71×
• Total profit: $-14,446
• Equity at exit: $15,554

Cash invested: $50,372 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $48

Break-even live

Break-even rent $1,389

Max offer price $179,900

Occupancy floor 92%

Sensitivity live

Price	-10% $150	-5% $99	+0% $48	+5% $-3	+10% $-54
Rent	-10% $-67	-5% $-10	+0% $48	+5% $105	+10% $162
Rate	-1.0pp $138	-0.5pp $93	base $48	+0.5pp $1	+1.0pp $-46

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-13
   days on market $179,900 Active 45 DOM
2. 2026-06-10
   days on market $179,900 Active 43 DOM
3. 2026-06-09
   days on market $179,900 Active 42 DOM
4. 2026-06-08
   days on market $179,900 Active 41 DOM
5. 2026-06-07
   days on market $179,900 Active 40 DOM
6. 2026-06-05
   days on market $179,900 Active 37 DOM
7. 2026-06-02
   days on market $179,900 Active 35 DOM
8. 2026-06-01
   days on market $179,900 Active 34 DOM
9. 2026-05-31
   days on market $179,900 Active 33 DOM
10. 2026-05-30
    days on market $179,900 Active 32 DOM
11. 2026-04-24
    listed $179,900 Active
12. 2025-10-09
    listed $185,000 Active
13. 2017-09-05
    soldstatus $126,300 366-char remark

    Show marketing remark (366 chars)

    This charming older home has been completely updated! New electrical wiring, plumbing, roof, Heat & Air, etc. This home is like new. 1758 Sq Ft houses 3 bedrooms, 2 & 1/2 baths, large kitchen & dining, living room, and a den! The Backyard is very large and feels secluded because of the many shade trees. Your own oasis in the middle of the city.

14. 2017-05-19
    listed $129,900 366-char remark

    Show marketing remark (366 chars)

    This charming older home has been completely updated! New electrical wiring, plumbing, roof, Heat & Air, etc. This home is like new. 1758 Sq Ft houses 3 bedrooms, 2 & 1/2 baths, large kitchen & dining, living room, and a den! The Backyard is very large and feels secluded because of the many shade trees. Your own oasis in the middle of the city.

15. 2015-05-22
    soldstatus $22,500
16. 2015-03-24
    listed $29,000
17. 1987-11-27
    soldstatus $11,000

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: +$207/yr (+$17/mo · 21.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $17,389
• − Mortgage interest: −$10,077
• − Property taxes: −$945
• − Insurance: −$900
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$5,233
• Taxable loss: −$2,548
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $1,184/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

+1535.5% since first listed

7 events — show timeline

• 2026-04-24 Listed $179,900 NEABOR MLS
• 2025-10-09 Listed $185,000 NEABOR MLS
• 2017-09-05 Sold (MLS) $126,300 NEABOR MLS
• 2017-05-19 Listed $129,900 NEABOR MLS
• 2015-05-22 Sold (MLS) $22,500 CARMLS
• 2015-03-24 Listed $29,000 CARMLS
• 1987-11-27 Sold (Public Records) $11,000 Public Records

Property tax history

+40.5%/yr

Latest (2025): $945 · +7.7% YoY. Source: county tax records.