1102 Turner St · Jonesboro, AR 72401

$99,900

2 bd · 1.0 ba · 700 sqft · SingleFamily public records · 58 Days on market

Built 1970 Est $111k · 10% 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).

• Cash flow +23.5/30.0
• ARV discount +12.1/15.0
• DSCR +7.6/10.0
• 1% rule +5.0/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 2-bedroom and 1 full bath home centrally located and close proximity to St Bernards Hospital. Original hardwood floors and separate laundry room. Backyard is quaint with greenhouse for the avid gardener.

Key facts

• Backyard
• Greenhouse
• Move in ready

Tags

• MOVE IN READY
• ORIGINAL HARDWOOD FLOORS
• SEPARATE LAUNDRY ROOM
• BACKYARD
• GREENHOUSE

Property features AI

Finance

• Other: Approximate living area reported as 900 (source: other); Approximate lot size not provided
• Financial info: Financing available: Conventional loan, cash, or in-house financing

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Single-family property; Entry level information not provided; Facing direction not provided
• Construction: Wood exterior; 3-tab shingle roof; Crawl space foundation; Built year not provided
• Exterior features: Greenhouse; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Electric range
• Flooring: Wood flooring; Tile flooring; Concrete flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric cooling; Central gas heating
• Interior features: Gas water heater; Wood, tile and concrete floors; Central electric cooling; Central gas heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• 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.
• Zoned schools: Kindergarten Center (503 students, 100% FRL); Annie Camp Jr. High School (math 22% / reading 34%, grade F, #150 of 201 statewide, top 76%, 784 students, 100% FRL); The Academies At Jonesboro High School (math 16% / reading 27%, grade F, #225 of 292 statewide, top 78%, 1,386 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 301 active listings in the ZIP; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 58 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.00% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $111,300
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Altman Ave	0.06mi	2/1.0	756 (+8%)	16mo	$120,000	$159	71
1325 Haven St	0.62mi	1/1.0 (-1)	640 (-9%)	23mo	$135,000	$211	32
403 Houghton Rd	0.65mi	3/1.0 (+1)	800 (+14%)	17mo	$43,500	$54	26

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-3,700
• Equity at exit: $14,895

10-year hold

• IRR: 6.8%
• Equity multiple: 1.52×
• Total profit: $14,619
• Equity at exit: $8,638

Cash invested: $27,972 (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: 301
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $186

Break-even live

Break-even rent $766

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $243	-5% $215	+0% $186	+5% $158	+10% $130
Rent	-10% $107	-5% $147	+0% $186	+5% $226	+10% $266
Rate	-1.0pp $237	-0.5pp $212	base $186	+0.5pp $161	+1.0pp $134

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-28
   price $99,900
2. 2026-04-27
   price $99,900 217-char remark

   Show marketing remark (217 chars)

   Move-in ready 2-bedroom and 1 full bath home centrally located and close proximity to St Bernards Hospital. Original hardwood floors and separate laundry room. Backyard is quaint with greenhouse for the avid gardener.

3. 2026-03-27
   listed $110,000 New Listing

   Show marketing remark (217 chars)

   Move-in ready 2-bedroom and 1 full bath home centrally located and close proximity to St Bernards Hospital. Original hardwood floors and separate laundry room. Backyard is quaint with greenhouse for the avid gardener.

4. 2026-03-27
   listed $110,000 Active 217-char remark

   Show marketing remark (217 chars)

   Move-in ready 2-bedroom and 1 full bath home centrally located and close proximity to St Bernards Hospital. Original hardwood floors and separate laundry room. Backyard is quaint with greenhouse for the avid gardener.

5. 2024-06-10
   soldstatus $90,000 Sold 180-char remark

   Show marketing remark (180 chars)

   Move in ready 2 bed 1 bath home, centrally located with in walking distance to area schools. Original hardwood flooring inside. Outside there is a greenhouse for the avid gardener.

6. 2024-06-10
   soldstatus $90,000 Closed

   Show marketing remark (180 chars)

   Move in ready 2 bed 1 bath home, centrally located with in walking distance to area schools. Original hardwood flooring inside. Outside there is a greenhouse for the avid gardener.

7. 2024-05-29
   historical
8. 2024-05-28
   status Under Contract 180-char remark

   Show marketing remark (180 chars)

   Move in ready 2 bed 1 bath home, centrally located with in walking distance to area schools. Original hardwood flooring inside. Outside there is a greenhouse for the avid gardener.

9. 2024-05-24
   listed $89,900 Active

   Show marketing remark (180 chars)

   Move in ready 2 bed 1 bath home, centrally located with in walking distance to area schools. Original hardwood flooring inside. Outside there is a greenhouse for the avid gardener.

10. 2024-05-24
    listed $89,900 New Listing 180-char remark

    Show marketing remark (180 chars)

    Move in ready 2 bed 1 bath home, centrally located with in walking distance to area schools. Original hardwood flooring inside. Outside there is a greenhouse for the avid gardener.

11. 2003-09-19
    soldstatus $44,000
12. 2003-05-29
    soldstatus $26,275
13. 2003-04-10
    listed $24,000

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $639 · $53/mo
• Expected delta: +$163/yr (+$14/mo · 34.2%)

ⓘ 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: $12,025
• − Mortgage interest: −$5,596
• − Property taxes: −$476
• − Insurance: −$500
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,906
• Taxable income: $623
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $2,088/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

+316.2% since first listed

13 events — show timeline

• 2026-04-28 Price Changed $99,900 CARMLS
• 2026-04-27 Price Changed $99,900 NEABOR MLS
• 2026-03-27 Listed $110,000 NEABOR MLS
• 2026-03-27 Listed $110,000 CARMLS
• 2024-06-10 Sold (MLS) $90,000 NEABOR MLS
• 2024-06-10 Sold (MLS) $90,000 CARMLS
• 2024-05-29 Delisted — NEABOR MLS
• 2024-05-28 Pending — CARMLS
• 2024-05-24 Listed $89,900 NEABOR MLS
• 2024-05-24 Listed $89,900 CARMLS
• 2003-09-19 Sold (Public Records) $44,000 Public Records
• 2003-05-29 Sold (MLS) $26,275 Memphis Area Association of Realtors(R) MLS
• 2003-04-10 Listed $24,000 Memphis Area Association of Realtors(R) MLS