1405 Granger Dr · Jonesboro, AR 72405

$155,000

2 bd · 2.0 ba · 1,323 sqft · SingleFamily public records · 14 Days on market

Built 1977 0.53 ac lot Est $149k · at est.

---

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 +17.6/30.0
• Appreciation +9.7/10.0
• ARV discount +5.8/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Looking for a peaceful place to call home in the heart of Jonesboro? Welcome to 1405 Granger Dr. Built in 1977, this charming home blends timeless original details with thoughtful updates, natural light, and great storage throughout. The flexible layout offers both a den and formal living room, with the formal living room featuring an en-suite walk-in closet, gas fireplace, and full bath with laundry areamaking it a great option for a third bedroom, guest space, or office. Just 8 minutes from Arkansas State University, this property sits on over half an acre with mature shade trees, quiet neighbors, a partially fenced backyard, and a scenic wooded area beyond, giving it a peaceful country feel. Enjoy summer hummingbirds from the sunroom, cozy evenings by the fireplace, gardening, or working on projects in the storage buildings. No central HVAC currently, but the seller has received an estimate and is willing to have it installed with a full-price offer. A rare Jonesboro gem full of space, charm, and heart.

Key facts

• Gas fireplace
• Scenic wooded area
• Sunroom

Tags

• EN-SUITE WALK-IN CLOSET
• GAS FIREPLACE
• PARTIALLY FENCED BACKYARD
• SCENIC WOODED AREA
• SUNROOM
• STORAGE BUILDINGS

Property features AI

Finance

• Financial info: Financing options: VA loan, FHA loan, Conventional loan, or Cash

Exterior

• Parking: Garage parking for 3 cars and additional space for 4+ cars
• Utilities: Public sewer; Public water; Natural gas
• Home design: Wood exterior
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Level lot; Paved road access; Lot inside city limits; Approximately 0.53 acre

Interior

• Kitchen: Microwave; Electric range; Refrigerator included
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window air conditioning units; Floor/wall furnace
• Interior features: Electric water heater; Walk-in closets; Ceiling fans; Formica kitchen counters; Gas-log fireplace (decorative/non-functional)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $151k (2.7% below list).
• Recommended offer: $151k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• 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.
• 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 $16k of equity ($1k loan paydown + $15k 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 $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 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 $150,855 (2.7% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $149,499
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1322 N Patrick St	0.09mi	3/1.0 (+1)	1,274 (-4%)	9mo	$127,500	$100	73
918 B Mays Rd	0.50mi	3/2.0 (+1)	1,300 (-2%)	3mo	$193,900	$149	66
1121 Sandino Dr	0.44mi	3/2.0 (+1)	1,275 (-4%)	3mo	$160,000	$125	66
1510 Pratt Circle Cir	0.20mi	3/2.0 (+1)	1,197 (-10%)	9mo	$160,000	$134	62
215 Pine St	0.63mi	3/1.5 (+1)	1,355 (+2%)	2mo	$89,900	$66	58
1202 N Patrick	0.18mi	3/1.0 (+1)	1,440 (+9%)	12mo	$162,000	$113	58
1013 Peggy Dr	0.44mi	3/1.5 (+1)	1,200 (-9%)	2mo	$174,900	$146	56
1104 Sandino	0.50mi	3/2.0 (+1)	1,396 (+6%)	10mo	$169,900	$122	54
1508 N Easy	0.69mi	3/1.0 (+1)	1,328 (+0%)	10mo	$76,520	$58	50
1608 N Easy St	0.67mi	3/2.0 (+1)	1,223 (-8%)	8mo	$120,000	$98	44
201 Jennifer St	0.73mi	3/2.0 (+1)	1,427 (+8%)	6mo	$160,000	$112	43
1216 N Church	0.72mi	3/1.0 (+1)	1,268 (-4%)	10mo	$23,000	$18	42

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: 25.5%
• Equity multiple: 2.98×
• Total profit: $85,999
• Equity at exit: $133,124

10-year hold

• IRR: 22.6%
• Equity multiple: 6.66×
• Total profit: $245,824
• Equity at exit: $280,429

Cash invested: $43,400 (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: $1,509 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $121

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 87%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 N Caraway Rd Jonesboro, AR	2.0–3.0	2.0–3.0	1000	$999	$1.00	43d	1	1.24mi
3101 Carnaby St Jonesboro, AR	1.0–2.0	1.0–2.0	1167	$1,758	$1.51	43d	9	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $155,000 Active 14 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   statusdays on marketlisting id $155,000 Active 13 DOM
4. 2026-06-07
   statusdays on market $155,000 Under Contract 2 DOM
5. 2026-06-05
   remarks 693-char remark
6. 2026-06-05
   listed $155,000 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.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% 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: $18,103
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$4,509
• Taxable loss: −$1,085
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $1,707/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): 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

• 2026-06-03 Listed $155,000 NEABOR MLS
• 2026-06-03 Listed $155,000 CARMLS