581 County Road 753 · Jonesboro, AR 72405

$295,000

5 bd · 3.0 ba · 1,392 sqft · SingleFamily public records · 145 Days on market

5.25 ac lot $212/sqft · 69% above area Est $350k · 16% under

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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).

• ARV discount +14.6/15.0
• Cash flow +9.7/30.0
• Appreciation +9.7/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks MLS

Discover 581 CR 753.. .A Charming Cedar Log style Home located in Brookland school district. It sits on 5.25 acres. Nestled down a quiet, peaceful, paved county road, this spacious 5-bedroom, 4-bath property offers the perfect blend of space, privacy, and seclusion, just minutes away from both Jonesboro and Brookland. Enjoy the expansive wrap-around porch with serene views of your sprawling land, complete with a 16x20 workshop, a tranquil pond, and mature shade trees. Inside, you'll find a thoughtfully designed layout that is split over 3 levels that features a complete mother-in-law suite on the lower level, two full kitchens, and all the rustic charm you could desire. This rare home is truly unique and not your typical cookie-cutter property. Sellers are open to trades for those who may need to sell their home first. Don't miss out on this exceptional living experience

Key facts

• Mother-in-law suite
• Wrap-around porch
• 16x20 workshop

Tags

• CEDAR LOG STYLE HOME
• WRAP-AROUND PORCH
• 16X20 WORKSHOP
• TRANQUIL POND
• MATURE SHADE TREES
• MOTHER-IN-LAW SUITE

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (31.7% below list).
• Recommended offer: $201k (31.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.4% in Jonesboro — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Brookland School District (suburban): math 45% / reading 39% proficiency, ranked #47 of 238 in AR (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 152 active listings in the ZIP; solid renter incomes; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (9.4% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 5y 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.

Recommended offer $201,416 (31.7% 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. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 12.2

CMA / ARV

• ARV (median comp): $350,000
• List price: $295,000
• Delta: -15.71%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

9.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.65×
• Total profit: $136,527
• Equity at exit: $253,365

10-year hold

• IRR: 19.1%
• Equity multiple: 5.95×
• Total profit: $408,793
• Equity at exit: $533,720

Cash invested: $82,600 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,014 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$115 /mo · $1,384/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-194

Break-even live

Break-even rent $2,260

Max offer price $260,711

Occupancy floor —

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-01-02
   listed $295,000 Active 883-char remark

   Show marketing remark (883 chars)

   Discover 581 CR 753.. .A Charming Cedar Log style Home located in Brookland school district. It sits on 5.25 acres. Nestled down a quiet, peaceful, paved county road, this spacious 5-bedroom, 4-bath property offers the perfect blend of space, privacy, and seclusion, just minutes away from both Jonesboro and Brookland. Enjoy the expansive wrap-around porch with serene views of your sprawling land, complete with a 16x20 workshop, a tranquil pond, and mature shade trees. Inside, you'll find a thoughtfully designed layout that is split over 3 levels that features a complete mother-in-law suite on the lower level, two full kitchens, and all the rustic charm you could desire. This rare home is truly unique and not your typical cookie-cutter property. Sellers are open to trades for those who may need to sell their home first. Don't miss out on this exceptional living experience

2. 2025-12-17
   soldstatus $285,000 10-char remark

   Show marketing remark (10 chars)

   5.25 acres

3. 2025-12-16
   soldstatus $285,000 Closed
4. 2025-12-01
   listed $285,000 10-char remark

   Show marketing remark (10 chars)

   5.25 acres

5. 2025-10-30
   listed $299,900 Active
6. 2025-10-10
   historical
7. 2025-09-15
   status Active
8. 2025-07-10
   historical
9. 2025-05-16
   price $299,900
10. 2025-05-07
    price $334,000
11. 2025-04-16
    listed $350,000 Active
12. 2025-03-26
    price $334,900
13. 2024-12-27
    listed $349,900 Active
14. 2022-11-08
    soldstatus $305,000
15. 2022-11-07
    soldstatus $305,000 Sold
16. 2022-11-07
    soldstatus $305,000
17. 2022-10-08
    status Under Contract
18. 2022-09-28
    listed $320,000 New Listing
19. 2022-09-28
    listed $320,000
20. 2022-09-21
    historical
21. 2022-09-09
    price $310,000
22. 2022-09-03
    price $315,000
23. 2022-08-29
    price $326,000
24. 2022-08-22
    price $328,500
25. 2022-08-02
    price $330,000
26. 2022-07-29
    price $335,000
27. 2022-07-25
    listed $310,000
28. 2022-07-25
    listed $340,000 New Listing
29. 2022-02-08
    soldstatus $305,000
30. 2022-02-07
    soldstatus $305,000 Sold
31. 2022-02-07
    soldstatus $305,000
32. 2022-01-07
    status Under Contract
33. 2021-12-19
    historical Take Backups
34. 2021-11-15
    price $299,900
35. 2021-10-20
    price $305,900
36. 2021-10-20
    status Price Change
37. 2021-10-09
    historical Escape Clause
38. 2021-10-03
    status Under Contract
39. 2021-09-15
    listed $309,900 New Listing
40. 2021-09-15
    listed $299,900
41. 2015-08-19
    soldstatus $130,000

ⓘ 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: $1,384 · $115/mo
• Projected year-2 tax: $1,888 · $157/mo
• Expected delta: +$504/yr (+$42/mo · 36.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $24,170
• − Mortgage interest: −$16,525
• − Property taxes: −$1,384
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$8,582
• Taxable loss: −$7,663
• Est. tax savings @ 24.0%: +$1,839
• After-tax cash flow: $-490/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: Brookland School District
• NCES district ID: 0503640
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $52,226
• Composite: 36.4/100
• National rank: #4678
• State rank: #47 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

• 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

+126.9% since first listed

41 events — show timeline

• 2026-01-02 Listed $295,000 NEABOR MLS
• 2025-12-17 Sold (MLS) $285,000 CARMLS
• 2025-12-16 Sold (MLS) $285,000 NEABOR MLS
• 2025-12-01 Listed $285,000 CARMLS
• 2025-10-30 Listed $299,900 NEABOR MLS
• 2025-10-10 Delisted — NEABOR MLS
• 2025-09-15 Relisted — NEABOR MLS
• 2025-07-10 Delisted — NEABOR MLS
• 2025-05-16 Price Changed $299,900 NEABOR MLS
• 2025-05-07 Price Changed $334,000 NEABOR MLS
• 2025-04-16 Listed $350,000 NEABOR MLS
• 2025-03-26 Price Changed $334,900 NEABOR MLS
• 2024-12-27 Listed $349,900 NEABOR MLS
• 2022-11-08 Sold (Public Records) $305,000 Public Records
• 2022-11-07 Sold (MLS) $305,000 NEABOR MLS
• 2022-11-07 Sold (MLS) $305,000 CARMLS
• 2022-10-08 Pending — CARMLS
• 2022-09-28 Listed $320,000 NEABOR MLS
• 2022-09-28 Listed $320,000 CARMLS
• 2022-09-21 Listing Removed — CARMLS
• 2022-09-09 Price Changed $310,000 CARMLS
• 2022-09-03 Price Changed $315,000 CARMLS
• 2022-08-29 Price Changed $326,000 CARMLS
• 2022-08-22 Price Changed $328,500 CARMLS
• 2022-08-02 Price Changed $330,000 CARMLS
• 2022-07-29 Price Changed $335,000 CARMLS
• 2022-07-25 Listed $340,000 CARMLS
• 2022-07-25 Listed $310,000 NEABOR MLS
• 2022-02-08 Sold (Public Records) $305,000 Public Records
• 2022-02-07 Sold (MLS) $305,000 NEABOR MLS
• 2022-02-07 Sold (MLS) $305,000 CARMLS
• 2022-01-07 Pending — CARMLS
• 2021-12-19 Contingent — CARMLS
• 2021-11-15 Price Changed $299,900 CARMLS
• 2021-10-20 Price Changed $305,900 CARMLS
• 2021-10-20 Relisted — CARMLS
• 2021-10-09 Contingent — CARMLS
• 2021-10-03 Pending — CARMLS
• 2021-09-15 Listed $299,900 NEABOR MLS
• 2021-09-15 Listed $309,900 CARMLS
• 2015-08-19 Sold (Public Records) $130,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,384 · +0.0% YoY. Source: county tax records.