329 E Nettleton Ave · Jonesboro, AR 72401

$194,900

4 bd · 2.0 ba · 2,114 sqft · SingleFamily public records · 234 Days on market

Built 1940 0.34 ac lot Est $243k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

New Listing! Welcome home to this adorable 4-bedroom, 2-bathroom gem — full of character and potential! With just a little TLC, this home can truly become your dream space. Step inside to find updated bathrooms and a modern kitchen with plenty of cabinet space and natural light. The home also features a spacious dining room that’s perfect for family meals or entertaining guests. Upstairs, you’ll find a cozy retreat complete with a back balcony — ideal for morning coffee or evening relaxation while enjoying the view. The layout offers flexibility for a growing family, home office, or guest space. Outside, there’s a nice yard ready for your personal touch —

Key facts

• Spacious dining room
• Updated bathrooms
• Modern kitchen

Tags

• UPDATED BATHROOMS
• MODERN KITCHEN
• SPACIOUS DINING ROOM
• BACK UPSTAIRS BALCONY
• NICE YARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot approx. 0.34 acres (source: tax records)

Exterior

• Parking: Parking pads
• Utilities: Public water
• Home design: Approximately 2,100 total finished area
• Construction: 3-tab shingle roof; Crawl space foundation
• Exterior features: Metal/Vinyl siding; Paved road access; Not in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove; Dishwasher
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Laminate floors; Wood-burning site-built fireplace; Den/Family Room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $54 ($651/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 $158k (19.0% below list).
• Recommended offer: $158k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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 42% 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 $1k of loan paydown is wiped out by about $6k 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 234 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 9 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,942 (19.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $243,110
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1903 Metzler	0.49mi	3/2.0 (-1)	2,183 (+3%)	2mo	$160,500	$74	65
621 W Thomas Ave	0.68mi	3/2.0 (-1)	2,035 (-4%)	2mo	$182,000	$89	55
2017 Indian Trails St	0.61mi	4/2.0	1,936 (-8%)	5mo	$245,000	$127	54
1703 Chickasaw	0.44mi	4/2.5	1,868 (-12%)	5mo	$290,000	$155	54
2108 Shoshoni Dr	0.70mi	3/2.5 (-1)	2,148 (+2%)	8mo	$247,500	$115	51
420 W Cherry Ave W	0.60mi	4/2.0	2,300 (+9%)	9mo	$150,000	$65	50
1209 Country Club Ter	0.42mi	3/3.0 (-1)	2,347 (+11%)	5mo	$600,000	$256	49
2005 Hampton Dr	0.73mi	4/2.0	2,275 (+8%)	7mo	$99,999	$44	48
1909 Sherwood Dr	0.67mi	3/2.0 (-1)	1,981 (-6%)	10mo	$198,000	$100	45
2108 Indian Trails St	0.69mi	4/2.5	1,946 (-8%)	14mo	$235,000	$121	41
1605 Merrywood Cv	0.36mi	3/3.0 (-1)	2,419 (+14%)	13mo	$265,000	$110	40
1408 Fairway Dr	0.74mi	3/2.0 (-1)	2,368 (+12%)	3mo	$395,000	$167	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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-27,173
• Equity at exit: $29,060

10-year hold

• IRR: -4.1%
• Equity multiple: 0.72×
• Total profit: $-15,243
• Equity at exit: $16,851

Cash invested: $54,572 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $54

Break-even live

Break-even rent $1,511

Max offer price $194,900

Occupancy floor 92%

Sensitivity live

Price	-10% $165	-5% $109	+0% $54	+5% $-1	+10% $-56
Rent	-10% $-71	-5% $-8	+0% $54	+5% $117	+10% $179
Rate	-1.0pp $152	-0.5pp $104	base $54	+0.5pp $4	+1.0pp $-48

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $194,900 Active 234 DOM
2. 2026-06-18
   days on market $194,900 Active 233 DOM
3. 2026-06-17
   days on market $194,900 Active 232 DOM
4. 2026-06-16
   days on market $194,900 Active 231 DOM
5. 2026-06-15
   days on market $194,900 Active 230 DOM
6. 2026-06-14
   days on market $194,900 Active 228 DOM
7. 2026-06-13
   days on market $194,900 Active 227 DOM
8. 2026-06-10
   days on market $194,900 Active 225 DOM
9. 2026-06-09
   days on market $194,900 Active 224 DOM
10. 2026-06-08
    days on market $194,900 Active 223 DOM
11. 2026-06-07
    days on market $194,900 Active 222 DOM
12. 2026-06-05
    days on market $194,900 Active 219 DOM
13. 2026-06-02
    days on market $194,900 Active 217 DOM
14. 2026-06-01
    days on market $194,900 Active 216 DOM
15. 2026-05-31
    days on market $194,900 Active 215 DOM
16. 2026-05-30
    days on market $194,900 Active 214 DOM
17. 2026-02-18
    price $194,900
18. 2025-10-26
    listed $205,000 New Listing
19. 2025-01-14
    listed $199,900 Active
20. 2024-09-08
    price $199,900
21. 2024-06-17
    listed $214,900 Active
22. 2023-08-05
    historical
23. 2023-07-16
    historical
24. 2023-05-02
    price $259,900
25. 2023-05-01
    price $259,900
26. 2023-04-02
    listed $267,500 Active
27. 2023-04-02
    listed $267,500 New Listing
28. 2023-03-17
    historical
29. 2023-02-17
    price $264,500
30. 2023-01-27
    listed $264,500
31. 2023-01-27
    listed $270,592 New Listing
32. 2020-11-02
    soldstatus $223,000
33. 2020-10-29
    soldstatus $223,000
34. 2020-10-29
    soldstatus $223,000
35. 2020-02-06
    listed $249,900
36. 2020-02-03
    listed $249,900
37. 2006-12-14
    soldstatus $82,000

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $1,247 · $104/mo
• Expected delta: +$165/yr (+$14/mo · 15.2%)

ⓘ 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 5/10 Major 7 d/yr ≥109°F today · 20 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: $18,953
• − Mortgage interest: −$10,917
• − Property taxes: −$1,082
• − Insurance: −$974
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$5,670
• Taxable loss: −$2,724
• Est. tax savings @ 24.0%: +$654
• After-tax cash flow: $1,305/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): 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

+137.7% since first listed

21 events — show timeline

• 2026-02-18 Price Changed $194,900 CARMLS
• 2025-10-26 Listed $205,000 CARMLS
• 2025-01-14 Listed $199,900 NEABOR MLS
• 2024-09-08 Price Changed $199,900 NEABOR MLS
• 2024-06-17 Listed $214,900 NEABOR MLS
• 2023-08-05 Listing Removed — CARMLS
• 2023-07-16 Rental Removed — APPFOLIO
• 2023-05-02 Price Changed $259,900 CARMLS
• 2023-05-01 Price Changed $259,900 NEABOR MLS
• 2023-04-02 Listed $267,500 CARMLS
• 2023-04-02 Listed $267,500 NEABOR MLS
• 2023-03-17 Listing Removed — CARMLS
• 2023-02-17 Price Changed $264,500 CARMLS
• 2023-01-27 Listed $270,592 CARMLS
• 2023-01-27 Listed $264,500 NEABOR MLS
• 2020-11-02 Sold (Public Records) $223,000 Public Records
• 2020-10-29 Sold (MLS) $223,000 NEABOR MLS
• 2020-10-29 Sold (MLS) $223,000 CARMLS
• 2020-02-06 Listed $249,900 CARMLS
• 2020-02-03 Listed $249,900 NEABOR MLS
• 2006-12-14 Sold (Public Records) $82,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,082 · +118.3% YoY. Source: county tax records.