4505 Prospect Rd · Jonesboro, AR 72405

$209,900

4 bd · 2.5 ba · 1,841 sqft · SingleFamily public records · 8 Days on market

0.50 ac lot Est $291k · 28% under

---

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 +21.1/30.0
• ARV discount +15.0/15.0
• Appreciation +9.7/10.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Welcome to 4505 Prospect Road, a property packed with potential and ready for your personal touch! Situated on approximately half an acre, this spacious 4-bedroom, 1.5-bath home offers the kind of space and flexibility that's hard to find. Inside, you'll find two living areas, providing plenty of room for entertaining, relaxing, or creating the layout that best fits your lifestyle. The sunroom offers a bright and inviting space to enjoy your morning coffee or unwind at the end of the day. Outside, the large detached shop provides endless possibilities for storage, hobbies, projects, or a workspace. While the home could benefit from some TLC and updates, the solid footprint, generous lot size, and desirable features make it an excellent opportunity for homeowners, investors, or anyone looking to build equity. If you've been searching for a property with great bones, plenty of space, and unlimited potential, 4505 Prospect Road is worth a look!

Key facts

• Sunroom
• Two living areas
• Large shop

Tags

• SUNROOM
• LARGE SHOP
• TWO LIVING AREAS
• GENEROUS LOT SIZE

Property features AI

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water
• Home design: Brick exterior
• Construction: Architectural shingle roof; Slab/crawlspace combination foundation
• Exterior features: Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Gas range; Dishwasher
• Flooring: Wood; Vinyl; Laminate; Other (see remarks)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Wood, vinyl, laminate and other flooring; Den/Family room; Sun room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/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 $204k (2.8% below list).
• Recommended offer: $204k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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.
• Nettleton School District (urban): math 21% / reading 24% proficiency, ranked #199 of 238 in AR (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 152 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (9.4% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,977 (2.8% 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: 0.97% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $290,878
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4837 Edgemont Dr	0.38mi	4/2.0	1,819 (-1%)	2mo	$294,990	$162	77
4108 Stoke Dr	0.30mi	4/2.5	2,069 (+12%)	1mo	$330,000	$159	65
4208 Bobcat Meadow Ln	0.48mi	3/2.0 (-1)	1,911 (+4%)	2mo	$297,500	$156	63
4145 Lynx	0.52mi	3/2.0 (-1)	1,887 (+2%)	2mo	$303,900	$161	63
300 Prospect Trl	0.50mi	3/2.0 (-1)	1,924 (+4%)	1mo	$125,000	$65	61
4307 Cypress Springs Rd	0.40mi	3/2.0 (-1)	1,680 (-9%)	1mo	$255,000	$152	59
280 Prospect Farm Ln	0.48mi	3/2.0 (-1)	1,698 (-8%)	1mo	$246,900	$145	57
4117 Bobcat Meadow Ln	0.51mi	3/2.0 (-1)	1,699 (-8%)	1mo	$284,900	$168	56
4101 Stephanie Ln	0.42mi	5/2.5 (+1)	2,048 (+11%)	1mo	$276,000	$135	56
712 Edgemont Cir	0.49mi	3/2.0 (-1)	1,672 (-9%)	2mo	$283,990	$170	53
4811 Yukon Dr	0.60mi	3/2.0 (-1)	1,680 (-9%)	1mo	$235,000	$140	50
4701 Edgemont	0.63mi	3/2.0 (-1)	1,681 (-9%)	1mo	$265,000	$158	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 3.13×
• Total profit: $125,037
• Equity at exit: $180,276

10-year hold

• IRR: 24.2%
• Equity multiple: 6.98×
• Total profit: $351,172
• Equity at exit: $379,755

Cash invested: $58,772 (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 72405

• Home prices YoY: 3.5%
• Active inventory: 152
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,040 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $299

Break-even live

Break-even rent $1,661

Max offer price $209,900

Occupancy floor 80%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
337 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,600	$1.13	43d	1	0.32mi
259 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,550	$1.09	43d	1	0.50mi

Listing history 8 events

1. 2026-06-19
   days on market $209,900 Active 8 DOM
2. 2026-06-18
   statusdays on market $209,900 Active 7 DOM
3. 2026-06-17
   days on market $209,900 New Listing 6 DOM
4. 2026-06-16
   days on market $209,900 New Listing 5 DOM
5. 2026-06-15
   days on market $209,900 New Listing 4 DOM
6. 2026-06-14
   days on market $209,900 New Listing 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $209,900 New Listing 1 DOM

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $1,487 · $124/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,477
• − Mortgage interest: −$11,758
• − Property taxes: −$1,487
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$6,106
• Taxable income: $161
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $3,553/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: Nettleton School District
• NCES district ID: 0510440
• Math proficiency: 21% ▼ -16.00%
• Reading proficiency: 24% ▼ -12.00%
• Median HH income: $39,754
• Composite: 19.0/100
• National rank: #8846
• State rank: #199 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): 18,675
• Household income: $92,440
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 443.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 10% Black 9% Hispanic / Latino 3% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Arabic 1%

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: ▲ 9.42%
• Current HPI: 277.37
• Rent YoY: —
• 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

• 2026-06-11 Listed $209,900 CARMLS
• 2026-06-11 Listed $209,900 NEABOR MLS

Property tax history

+10.0%/yr

Latest (2025): $1,487 · +10.3% YoY. Source: county tax records.