5503 Southwest Dr · Jonesboro, AR 72404

$240,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 33 Days on market

Built 1990 0.76 ac lot Est $238k · at est.

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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).

• Cash flow +14.4/30.0
• ARV discount +7.2/15.0
• Schools +5.2/10.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The location of this home cannot be beat! 3 bedroom 2 bath home in the Valley View School District. This home sits directly off Southwest Drive among restaurants, shopping, Churches, and so much more! Enter through the garage door into an added space that can be used as an office or extra seating area. The spacious living room is separated from the kitchen with a breakfast bar. This home features a pantry as well as a separate laundry room. The large backyard is perfect for outdoor entertaining.

Key facts

• Big backyard
• Convenient location
• Quiet neighborhood

Tags

• CEDAR EXTERIOR
• QUIET NEIGHBORHOOD
• BIG BACKYARD
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Septic tank; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Brick, cedar, and vinyl siding exterior; Slab foundation
• Exterior features: Patio; Chain-link and wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas water heater
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Central vacuum

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $50 ($604/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 $190k (21.0% below list).
• Recommended offer: $190k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• 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.
• Zoned schools: Valley View Elementary School (758 students, 33% FRL); Valley View Junior High School (math 54% / reading 65%, grade B, #12 of 201 statewide, top 6%, 712 students, 25% FRL); Valley View High School (math 32% / reading 52%, grade F, #38 of 292 statewide, top 14%, 631 students, 22% FRL).
• Market conditions: Rents flat; 309 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 32% 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 $7k 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 33 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $185k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,576 (21.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 0.79% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $238,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2504 Brighton Ln	0.28mi	3/2.0	1,632 (+4%)	0mo	$235,000	$144	80
5701 Pope St	0.35mi	4/2.0 (+1)	1,459 (-7%)	4mo	$207,000	$142	64
5704 Boone St	0.38mi	4/2.0 (+1)	1,459 (-7%)	4mo	$207,000	$142	63
5701 Boone St	0.38mi	3/2.0	1,402 (-11%)	5mo	$202,550	$144	60
5702 Boone St	0.37mi	3/2.0	1,373 (-12%)	3mo	$214,900	$157	60
5705 Pope St	0.37mi	3/2.0	1,402 (-11%)	7mo	$214,775	$153	59
5705 Boone St	0.40mi	3/2.0	1,362 (-13%)	5mo	$199,225	$146	56
5409 Cordova Ln	0.35mi	3/2.0	1,344 (-14%)	5mo	$204,500	$152	55
5507 Cordova Ln	0.44mi	3/2.0	1,400 (-11%)	10mo	$220,000	$157	53
5104 Johnwood Dr	0.60mi	3/2.0	1,440 (-8%)	8mo	$230,000	$160	52
2533 Judes Ct	0.71mi	4/2.0 (+1)	1,544 (-2%)	11mo	$196,500	$127	50
4817 Bedrock Dr Dr	0.73mi	3/2.0	1,370 (-13%)	8mo	$220,000	$161	38

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: -17.2%
• Equity multiple: 0.40×
• Total profit: $-40,002
• Equity at exit: $35,785

10-year hold

• IRR: -13.4%
• Equity multiple: 0.29×
• Total profit: $-47,649
• Equity at exit: $20,751

Cash invested: $67,200 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$89 /mo · $1,065/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $50

Break-even live

Break-even rent $1,832

Max offer price $240,000

Occupancy floor 92%

Sensitivity live

Price	-10% $186	-5% $118	+0% $50	+5% $-18	+10% $-86
Rent	-10% $-99	-5% $-25	+0% $50	+5% $125	+10% $200
Rate	-1.0pp $171	-0.5pp $111	base $50	+0.5pp $-12	+1.0pp $-75

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5707 Pope St Jonesboro, AR	4.0	2.0	1459	$1,750	$1.20	45d	1	0.35mi
5303 Southwest Dr Jonesboro, AR	3.0	2.5	2064	$2,000	$0.97	45d	1	0.51mi

Listing history 26 events

1. 2026-06-21
   days on market $240,000 Active 33 DOM
2. 2026-06-19
   days on market $240,000 Active 31 DOM
3. 2026-06-18
   days on market $240,000 Active 30 DOM
4. 2026-06-17
   days on market $240,000 Active 29 DOM
5. 2026-06-16
   days on market $240,000 Active 28 DOM
6. 2026-06-15
   days on market $240,000 Active 27 DOM
7. 2026-06-14
   days on market $240,000 Active 25 DOM
8. 2026-06-13
   days on market $240,000 Active 24 DOM
9. 2026-06-10
   days on market $240,000 Active 22 DOM
10. 2026-06-09
    days on market $240,000 Active 21 DOM
11. 2026-06-08
    days on market $240,000 Active 20 DOM
12. 2026-06-07
    days on market $240,000 Active 19 DOM
13. 2026-06-05
    days on market $240,000 Active 16 DOM
14. 2026-06-03
    days on market $240,000 Active 15 DOM
15. 2026-06-02
    days on market $240,000 Active 14 DOM
16. 2026-06-01
    days on market $240,000 Active 13 DOM
17. 2026-05-31
    days on market $240,000 Active 12 DOM
18. 2026-05-30
    days on market $240,000 Active 11 DOM
19. 2026-05-19
    listed $240,000 Active
20. 2024-07-12
    soldstatus $185,000 Closed 501-char remark

    Show marketing remark (501 chars)

    The location of this home cannot be beat! 3 bedroom 2 bath home in the Valley View School District. This home sits directly off Southwest Drive among restaurants, shopping, Churches, and so much more! Enter through the garage door into an added space that can be used as an office or extra seating area. The spacious living room is separated from the kitchen with a breakfast bar. This home features a pantry as well as a separate laundry room. The large backyard is perfect for outdoor entertaining.

21. 2024-07-12
    soldstatus $185,000

    Show marketing remark (501 chars)

    The location of this home cannot be beat! 3 bedroom 2 bath home in the Valley View School District. This home sits directly off Southwest Drive among restaurants, shopping, Churches, and so much more! Enter through the garage door into an added space that can be used as an office or extra seating area. The spacious living room is separated from the kitchen with a breakfast bar. This home features a pantry as well as a separate laundry room. The large backyard is perfect for outdoor entertaining.

22. 2024-05-19
    historical 501-char remark

    Show marketing remark (501 chars)

    The location of this home cannot be beat! 3 bedroom 2 bath home in the Valley View School District. This home sits directly off Southwest Drive among restaurants, shopping, Churches, and so much more! Enter through the garage door into an added space that can be used as an office or extra seating area. The spacious living room is separated from the kitchen with a breakfast bar. This home features a pantry as well as a separate laundry room. The large backyard is perfect for outdoor entertaining.

23. 2024-05-01
    price $189,500 501-char remark

    Show marketing remark (501 chars)

    The location of this home cannot be beat! 3 bedroom 2 bath home in the Valley View School District. This home sits directly off Southwest Drive among restaurants, shopping, Churches, and so much more! Enter through the garage door into an added space that can be used as an office or extra seating area. The spacious living room is separated from the kitchen with a breakfast bar. This home features a pantry as well as a separate laundry room. The large backyard is perfect for outdoor entertaining.

24. 2024-03-27
    listed $215,000 Active 501-char remark

    Show marketing remark (501 chars)

    The location of this home cannot be beat! 3 bedroom 2 bath home in the Valley View School District. This home sits directly off Southwest Drive among restaurants, shopping, Churches, and so much more! Enter through the garage door into an added space that can be used as an office or extra seating area. The spacious living room is separated from the kitchen with a breakfast bar. This home features a pantry as well as a separate laundry room. The large backyard is perfect for outdoor entertaining.

25. 2011-08-15
    soldstatus $140,000
26. 2004-11-24
    soldstatus $94,000

ⓘ 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: $1,065 · $89/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$471/yr (+$39/mo · 44.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,749
• − Mortgage interest: −$13,444
• − Property taxes: −$1,065
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$6,982
• Taxable loss: −$3,581
• Est. tax savings @ 24.0%: +$859
• After-tax cash flow: $1,463/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

+155.3% since first listed

8 events — show timeline

• 2026-05-19 Listed $240,000 NEABOR MLS
• 2024-07-12 Sold (Public Records) $185,000 Public Records
• 2024-07-12 Sold (MLS) $185,000 NEABOR MLS
• 2024-05-19 Delisted — NEABOR MLS
• 2024-05-01 Price Changed $189,500 NEABOR MLS
• 2024-03-27 Listed $215,000 NEABOR MLS
• 2011-08-15 Sold (Public Records) $140,000 Public Records
• 2004-11-24 Sold (Public Records) $94,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,065 · -8.6% YoY. Source: county tax records.