2606 Nestle Way · Jonesboro, AR 72401

$49,900

3 bd · 1.5 ba · 1,300 sqft · SingleFamily public records · 38 Days on market

Built 1965 1.00 ac lot $38/sqft · 63% below area

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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 +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! Opportunity awaits at 2606 Nestle Way in Jonesboro. This property is priced at just $50,000 and is ready for the right buyer to bring it back to life. Offers a great chance to renovate, flip, or rebuild in a convenient Jonesboro location. Whether you're an experienced investor or looking for your next project, this property provides plenty of upside potential at an affordable entry point. Being sold as is with no repairs to be made by the seller. Don't miss this opportunity to create value and transform this property into something special.

Key facts

• 1 acre of land
• 1 acre lot
• Built 1965

Tags

• 1 ACRE OF LAND
• EASY ACCESS TO INTERSTATE

Property features AI

Finance

• Other: Approximately 1 acre lot; Acreage source: Tax records

Exterior

• Home design: Single-family property; Approximately 1,300 square feet
• Construction: Composition roof; Crawl space foundation
• Exterior features: Brick exterior; Level lot; Paved road access

Interior

• Flooring: Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: No central heating; No central cooling
• Interior features: Tile flooring; 2 full bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.1% 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: 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $37k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1965 — 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 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?
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: 2.84% ✓
• Cap rate: 24.13%
• Cash-on-cash: 63.70%
• DSCR: 3.83
• GRM: 2.9

CMA / ARV

• ARV (median comp): $134,689
• List price: $49,900
• Delta: -62.95%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2900 Nestle Way	0.26mi	3/2.0	1,327 (+2%)	18mo	$137,000	$103	67

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: 63.5%
• Equity multiple: 3.87×
• Total profit: $40,111
• Equity at exit: $7,440

10-year hold

• IRR: 68.2%
• Equity multiple: 8.14×
• Total profit: $99,739
• Equity at exit: $4,314

Cash invested: $13,972 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$95 /mo · $1,142/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $742

Break-even live

Break-even rent $478

Max offer price $49,900

Occupancy floor 43%

Sensitivity live

Price	-10% $770	-5% $756	+0% $742	+5% $728	+10% $713
Rent	-10% $630	-5% $686	+0% $742	+5% $798	+10% $854
Rate	-1.0pp $767	-0.5pp $754	base $742	+0.5pp $729	+1.0pp $716

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-31
   status $49,900 Under Contract 38 DOM
2. 2026-05-31
   days on market $49,900 Active 38 DOM
3. 2026-05-30
   days on market $49,900 Active 37 DOM
4. 2026-04-23
   listed $49,900 Active 440-char remark
5. 2026-04-23
   listed $49,900 New Listing 387-char remark
6. 2026-01-05
   soldstatus $37,000

   Show marketing remark (569 chars)

   Calling all investors! Opportunity awaits at 2606 Nestle Way in Jonesboro. This property is priced at just $50,000 and is ready for the right buyer to bring it back to life. Offers a great chance to renovate, flip, or rebuild in a convenient Jonesboro location. Whether you're an experienced investor or looking for your next project, this property provides plenty of upside potential at an affordable entry point. Being sold as is with no repairs to be made by the seller. Don't miss this opportunity to create value and transform this property into something special.

7. 2025-12-31
   status Under Contract

   Show marketing remark (593 chars)

   Calling all investors! Opportunity awaits at 2606 Nestle Way in Jonesboro. This property is priced at just $50,000 and is ready for the right buyer to bring it back to life. Offers a great chance to renovate, flip, or rebuild in a convenient Jonesboro location. Whether you’re an experienced investor or looking for your next project, this property provides plenty of upside potential at an affordable entry point. Being sold "as is" with no repairs to be made by the seller. Don’t miss this opportunity to create value and transform this property into something special.

8. 2025-12-31
   status Take Backups

   Show marketing remark (593 chars)

   Calling all investors! Opportunity awaits at 2606 Nestle Way in Jonesboro. This property is priced at just $50,000 and is ready for the right buyer to bring it back to life. Offers a great chance to renovate, flip, or rebuild in a convenient Jonesboro location. Whether you’re an experienced investor or looking for your next project, this property provides plenty of upside potential at an affordable entry point. Being sold "as is" with no repairs to be made by the seller. Don’t miss this opportunity to create value and transform this property into something special.

9. 2025-12-30
   soldstatus $37,000 Sold

   Show marketing remark (593 chars)

   Calling all investors! Opportunity awaits at 2606 Nestle Way in Jonesboro. This property is priced at just $50,000 and is ready for the right buyer to bring it back to life. Offers a great chance to renovate, flip, or rebuild in a convenient Jonesboro location. Whether you’re an experienced investor or looking for your next project, this property provides plenty of upside potential at an affordable entry point. Being sold "as is" with no repairs to be made by the seller. Don’t miss this opportunity to create value and transform this property into something special.

10. 2025-11-21
    historical

    Show marketing remark (593 chars)

    Calling all investors! Opportunity awaits at 2606 Nestle Way in Jonesboro. This property is priced at just $50,000 and is ready for the right buyer to bring it back to life. Offers a great chance to renovate, flip, or rebuild in a convenient Jonesboro location. Whether you’re an experienced investor or looking for your next project, this property provides plenty of upside potential at an affordable entry point. Being sold "as is" with no repairs to be made by the seller. Don’t miss this opportunity to create value and transform this property into something special.

11. 2025-10-28
    historical Take Backups

    Show marketing remark (593 chars)

    Calling all investors! Opportunity awaits at 2606 Nestle Way in Jonesboro. This property is priced at just $50,000 and is ready for the right buyer to bring it back to life. Offers a great chance to renovate, flip, or rebuild in a convenient Jonesboro location. Whether you’re an experienced investor or looking for your next project, this property provides plenty of upside potential at an affordable entry point. Being sold "as is" with no repairs to be made by the seller. Don’t miss this opportunity to create value and transform this property into something special.

12. 2025-10-25
    price $44,900

    Show marketing remark (593 chars)

    Calling all investors! Opportunity awaits at 2606 Nestle Way in Jonesboro. This property is priced at just $50,000 and is ready for the right buyer to bring it back to life. Offers a great chance to renovate, flip, or rebuild in a convenient Jonesboro location. Whether you’re an experienced investor or looking for your next project, this property provides plenty of upside potential at an affordable entry point. Being sold "as is" with no repairs to be made by the seller. Don’t miss this opportunity to create value and transform this property into something special.

13. 2025-10-17
    listed $50,000 New Listing

    Show marketing remark (593 chars)

    Calling all investors! Opportunity awaits at 2606 Nestle Way in Jonesboro. This property is priced at just $50,000 and is ready for the right buyer to bring it back to life. Offers a great chance to renovate, flip, or rebuild in a convenient Jonesboro location. Whether you’re an experienced investor or looking for your next project, this property provides plenty of upside potential at an affordable entry point. Being sold "as is" with no repairs to be made by the seller. Don’t miss this opportunity to create value and transform this property into something special.

ⓘ 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: $1,142 · $95/mo
• Projected year-2 tax: $1,142 · $95/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $17,002
• − Mortgage interest: −$2,795
• − Property taxes: −$1,142
• − Insurance: −$250
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$1,452
• Taxable income: $8,643
• Est. tax owed @ 24.0%: −$2,074
• After-tax cash flow: $6,826/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): 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

-0.2% since first listed

10 events — show timeline

• 2026-05-31 Pending — CARMLS
• 2026-04-23 Listed $49,900 CARMLS
• 2026-01-05 Sold (MLS) $37,000 NEABOR MLS
• 2025-12-31 Pending — CARMLS
• 2025-12-31 Relisted — CARMLS
• 2025-12-30 Sold (MLS) $37,000 CARMLS
• 2025-11-21 Listing Removed — CARMLS
• 2025-10-28 Contingent — CARMLS
• 2025-10-25 Price Changed $44,900 CARMLS
• 2025-10-17 Listed $50,000 CARMLS

Property tax history

+14.5%/yr

Latest (2025): $1,142 · +10.3% YoY. Source: county tax records.