None · Jonesboro, AR 72401

$55,900

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 29 Days on market

0.29 ac lot

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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 +7.5/15.0
• 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

Investors only! This 1 bedroom house has a long-term tenant, currently rents for $500 monthly. Home needs repairs but offers an opportunity to add value, this income producing property has a lot of potential! Agent Owned

Key facts

• Detached
• 0.29 acre lot
• Listed 28 days

Tags

• INCOME PRODUCING PROPERTY
• DETACHED

Property features AI

Exterior

• Utilities: Public sewer; Public water; Natural gas
• Home design: Other exterior features (see remarks)
• Construction: Metal roof; Crawl space foundation; Built on a 0.29-acre lot
• Exterior features: Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Kitchen equipment: Other (see remarks)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units
• Interior features: Laminate flooring; Other interior features (see remarks)

🏷️ Possibly a rental listed for sale. The $55,900 price doesn't fit this home's estimated sale value (~$118,320) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $55k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.3% 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: 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $386 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($55k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,061 (1.5% 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: 1.81% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.72%
• DSCR: 2.59
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $118,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 N Patrick	0.16mi	2/1.0	775 (+11%)	12mo	$132,000	$170	64

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: 32.0%
• Equity multiple: 2.36×
• Total profit: $21,256
• Equity at exit: $8,335

10-year hold

• IRR: 39.4%
• Equity multiple: 4.79×
• Total profit: $59,376
• Equity at exit: $4,833

Cash invested: $15,652 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$293
• Tax from tax record: −$17 /mo · $201/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $466

Break-even live

Break-even rent $422

Max offer price $55,900

Occupancy floor 49%

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: $13,975
• Closing costs: $1,677
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $55,900 Active 29 DOM
2. 2026-06-18
   days on market $55,900 Active 28 DOM
3. 2026-06-17
   days on market $55,900 Active 27 DOM
4. 2026-06-16
   days on market $55,900 Active 26 DOM
5. 2026-06-15
   days on market $55,900 Active 25 DOM
6. 2026-06-14
   days on market $55,900 Active 23 DOM
7. 2026-06-13
   days on market $55,900 Active 22 DOM
8. 2026-06-10
   days on market $55,900 Active 20 DOM
9. 2026-06-09
   days on market $55,900 Active 19 DOM
10. 2026-06-08
    days on market $55,900 Active 18 DOM
11. 2026-06-07
    days on market $55,900 Active 17 DOM
12. 2026-06-05
    days on market $55,900 Active 14 DOM
13. 2026-06-02
    days on market $55,900 Active 12 DOM
14. 2026-06-01
    days on market $55,900 Active 11 DOM
15. 2026-05-31
    days on market $55,900 Active 10 DOM
16. 2026-05-30
    days on market $55,900 Active 9 DOM
17. 2026-05-20
    listed $55,900 Active 220-char remark

    Show marketing remark (220 chars)

    Investors only! This 1 bedroom house has a long-term tenant, currently rents for $500 monthly. Home needs repairs but offers an opportunity to add value, this income producing property has a lot of potential! Agent Owned

18. 2026-05-20
    listed $55,900 New Listing

    Show marketing remark (220 chars)

    Investors only! This 1 bedroom house has a long-term tenant, currently rents for $500 monthly. Home needs repairs but offers an opportunity to add value, this income producing property has a lot of potential! Agent Owned

19. 2012-10-04
    soldstatus $74,000
20. 2011-04-22
    soldstatus $12,000

ⓘ 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: $201 · $17/mo
• Projected year-2 tax: $358 · $30/mo
• Expected delta: +$157/yr (+$13/mo · 77.9%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,139
• − Mortgage interest: −$3,131
• − Property taxes: −$201
• − Insurance: −$280
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$1,626
• Taxable income: $4,958
• Est. tax owed @ 24.0%: −$1,190
• After-tax cash flow: $4,401/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

+365.8% since first listed

4 events — show timeline

• 2026-05-20 Listed $55,900 CARMLS
• 2026-05-20 Listed $55,900 NEABOR MLS
• 2012-10-04 Sold (Public Records) $74,000 Public Records
• 2011-04-22 Sold (Public Records) $12,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $201 · +5.2% YoY. Source: county tax records.