3717 Ridgeway Cir · Jonesboro, AR 72404

$279,900

3 bd · 2.0 ba · 1,978 sqft · SingleFamily public records · 15 Days on market

Built 2003 19 ac lot $142/sqft · 15% below area Est $331k · 15% under

---

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).

• ARV discount +14.4/15.0
• Cash flow +8.2/30.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the desirable Friendly Hope Crossings neighborhood in the Valley View area, this beautiful 3 bed, 2 bath home offers the perfect combination of comfort, space, and convenience! Just minutes from the Valley View schools and close to all that town has to offer, the location is hard to beat. Step inside to a spacious living room featuring a cozy gas fireplace and an open layout that flows right into the kitchen. The kitchen offers bar seating, an island for extra prep space, and all-electric appliances. Upstairs, you'll find a bonus room perfect for a playroom, office, or second living area. The large screened-in patio overlooks the level backyard complete with a storage shed, making it a great space for relaxing or entertaining. The spacious primary suite features taller ceilings, a double vanity, soaking tub, and walk-in shower, while the additional bedrooms are generously sized as well. With a 2-car garage and so much to offer, this is truly an all-around great home!

Key facts

• Cozy gas fireplace
• Open layout
• Bar seating

Tags

• SPACIOUS LIVING ROOM
• COZY GAS FIREPLACE
• OPEN LAYOUT
• BAR SEATING
• ISLAND FOR EXTRA PREP SPACE
• ALL ELECTRIC APPLIANCES

Property features AI

Exterior

• Parking: Garage; Parking pads; Space for 2 cars
• Utilities: Public sewer; Public water; Electric service (municipal, Entergy); Natural gas
• Home design: Brick exterior
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Dishwasher; Disposal
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Gas logs in fireplace; Carpet, vinyl and tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (34.5% below list).
• Recommended offer: $183k (34.5% below list) — sets the bar for 1% rule.

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.
• Valley View School District (rural): math 55% / reading 60% proficiency, ranked #4 of 238 in AR (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 309 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 31% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $8k 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 15 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $234k; 20% 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 $183,422 (34.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.66% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 12.7

CMA / ARV

• ARV (median comp): $330,740
• List price: $279,900
• Delta: -15.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3409 Ridgeway Cir	0.13mi	4/2.0 (+1)	1,995 (+1%)	1mo	$270,000	$135	87
3705 Ridgeway Cir	0.04mi	3/2.0	1,724 (-13%)	6mo	$264,900	$154	71
5412 Creekview Dr	0.51mi	4/2.0 (+1)	1,988 (+0%)	1mo	$336,130	$169	70
6236 Merrell Dr	0.47mi	4/2.0 (+1)	1,975 (-0%)	4mo	$312,000	$158	70
5408 Creekview Dr	0.50mi	4/2.0 (+1)	1,912 (-3%)	1mo	$315,480	$165	65
6239 Alan Dr	0.56mi	4/2.0 (+1)	1,948 (-2%)	3mo	$320,000	$164	64
5197 Julia Cv	0.45mi	4/2.5 (+1)	2,135 (+8%)	3mo	$335,000	$157	57
3016 Bear Creek Cv	0.43mi	3/2.0	2,225 (+12%)	6mo	$357,650	$161	54
5613 Creekview Dr	0.60mi	4/2.0 (+1)	2,071 (+5%)	10mo	$333,000	$161	50
3004 Bear Creek Cv	0.45mi	3/2.0	2,274 (+15%)	4mo	$363,840	$160	50
6220 Alan Dr	0.53mi	3/2.5	1,695 (-14%)	1mo	$285,000	$168	49
6048 Wisteria Ln	0.71mi	3/2.0	1,768 (-11%)	10mo	$265,000	$150	41

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.16×
• Total profit: $-66,057
• Equity at exit: $41,734

10-year hold

• IRR: -28.8%
• Equity multiple: -0.22×
• Total profit: $-95,231
• Equity at exit: $24,201

Cash invested: $78,372 (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 72404

• Home prices YoY: -14.5%
• Rents YoY: 0.7%
• Active inventory: 309
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-259

Break-even live

Break-even rent $2,162

Max offer price $234,104

Occupancy floor —

Sensitivity live

Price	-10% $-101	-5% $-180	+0% $-259	+5% $-338	+10% $-418
Rent	-10% $-404	-5% $-332	+0% $-259	+5% $-187	+10% $-114
Rate	-1.0pp $-118	-0.5pp $-188	base $-259	+0.5pp $-332	+1.0pp $-406

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3632 Leafy Pass Jonesboro, AR	3.0	2.0	1662	$1,750	$1.05	44d	1	0.68mi
5242 Orchard Pass Jonesboro, AR	4.0	1.0	1500	$1,700	$1.13	44d	1	0.79mi
5707 Pope St Jonesboro, AR	4.0	2.0	1459	$1,750	$1.20	44d	1	1.22mi
5303 Southwest Dr Jonesboro, AR	3.0	2.5	2064	$2,000	$0.97	44d	1	1.45mi

Listing history 16 events

1. 2026-06-19
   days on market $279,900 Active 15 DOM
2. 2026-06-18
   days on market $279,900 Active 14 DOM
3. 2026-06-17
   days on market $279,900 Active 13 DOM
4. 2026-06-16
   days on market $279,900 Active 12 DOM
5. 2026-06-15
   days on market $279,900 Active 11 DOM
6. 2026-06-14
   days on market $279,900 Active 9 DOM
7. 2026-06-13
   statusdays on market $279,900 Active 8 DOM
8. 2026-05-16
   status Pending (FC, SS, REO) 992-char remark
9. 2026-05-09
   listed $279,900 New Listing 992-char remark

   Show marketing remark (992 chars)

   Located in the desirable Friendly Hope Crossings neighborhood in the Valley View area, this beautiful 3 bed, 2 bath home offers the perfect combination of comfort, space, and convenience! Just minutes from the Valley View schools and close to all that town has to offer, the location is hard to beat. Step inside to a spacious living room featuring a cozy gas fireplace and an open layout that flows right into the kitchen. The kitchen offers bar seating, an island for extra prep space, and all-electric appliances. Upstairs, you'll find a bonus room perfect for a playroom, office, or second living area. The large screened-in patio overlooks the level backyard complete with a storage shed, making it a great space for relaxing or entertaining. The spacious primary suite features taller ceilings, a double vanity, soaking tub, and walk-in shower, while the additional bedrooms are generously sized as well. With a 2-car garage and so much to offer, this is truly an all-around great home!

10. 2021-04-09
    soldstatus $234,000 479-char remark

    Show marketing remark (479 chars)

    Very well maintained 4 bedroom home (split bedroom plan). Spacious rooms, with large closets. Master bedroom is large with Master Bath that features two vanities and makeup bench, jet tub and separate shower. His and her closets. Open floor plan. Very inviting screened in back porch, very large, spans the entire width of the house. Lucious, colorful foliage, complements the landscaping. Large garden spot. House has gutters front and back. Driveway has an extra parking space.

11. 2021-04-07
    soldstatus $234,000
12. 2021-04-06
    soldstatus $234,000
13. 2020-09-18
    listed $238,800 479-char remark

    Show marketing remark (479 chars)

    Very well maintained 4 bedroom home (split bedroom plan). Spacious rooms, with large closets. Master bedroom is large with Master Bath that features two vanities and makeup bench, jet tub and separate shower. His and her closets. Open floor plan. Very inviting screened in back porch, very large, spans the entire width of the house. Lucious, colorful foliage, complements the landscaping. Large garden spot. House has gutters front and back. Driveway has an extra parking space.

14. 2020-09-18
    listed $238,800

    Show marketing remark (479 chars)

    Very well maintained 4 bedroom home (split bedroom plan). Spacious rooms, with large closets. Master bedroom is large with Master Bath that features two vanities and makeup bench, jet tub and separate shower. His and her closets. Open floor plan. Very inviting screened in back porch, very large, spans the entire width of the house. Lucious, colorful foliage, complements the landscaping. Large garden spot. House has gutters front and back. Driveway has an extra parking space.

15. 2010-09-03
    soldstatus $155,000
16. 2007-08-28
    soldstatus $160,000

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $1,791 · $149/mo
• Expected delta: +$305/yr (+$25/mo · 20.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,011
• − Mortgage interest: −$15,679
• − Property taxes: −$1,486
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$8,143
• Taxable loss: −$8,218
• Est. tax savings @ 24.0%: +$1,972
• After-tax cash flow: $-1,139/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: Valley View School District
• NCES district ID: 0513380
• Math proficiency: 55% ▼ -11.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $79,148
• Composite: 51.78/100
• National rank: #1672
• State rank: #4 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): 29,968
• Household income: $70,269
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 869.0

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 (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 3% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 95% English-only · Spanish 3% Chinese 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: ▼ -35.22%
• Current HPI: 208.3772
• Rent YoY: ▲ 0.74%
• 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

+74.9% since first listed

13 events — show timeline

• 2026-06-11 Relisted — NEABOR MLS
• 2026-06-11 Relisted — CARMLS
• 2026-05-17 Delisted — NEABOR MLS
• 2026-05-16 Pending — CARMLS
• 2026-05-09 Listed $279,900 CARMLS
• 2026-05-09 Listed $279,900 NEABOR MLS
• 2021-04-09 Sold (MLS) $234,000 NEABOR MLS
• 2021-04-07 Sold (Public Records) $234,000 Public Records
• 2021-04-06 Sold (MLS) $234,000 CARMLS
• 2020-09-18 Listed $238,800 CARMLS
• 2020-09-18 Listed $238,800 NEABOR MLS
• 2010-09-03 Sold (Public Records) $155,000 Public Records
• 2007-08-28 Sold (Public Records) $160,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,486 · -6.3% YoY. Source: county tax records.