2009 Timberridge Dr · Jonesboro, AR 72401

$159,900

3 bd · 2.0 ba · 1,630 sqft · SingleFamily public records · 23 Days on market

8,477 sqft lot Est $176k · 9% 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 +20.1/30.0
• ARV discount +11.6/15.0
• DSCR +6.4/10.0
• 1% rule +4.0/10.0
• 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

Three Bedroom Two bath home near annie camp school, New garage door, new carpet and fresh paint. Would me a great first home or investment. Split level with all bedrooms on main level, Second living area could be possible 4th bedroom. 2 car garage.

Key facts

• Fresh paint
• New carpet
• Second living area

Tags

• NEW GARAGE DOOR
• NEW CARPET
• FRESH PAINT
• SPLIT LEVEL
• SECOND LIVING AREA

Property features AI

Exterior

• Parking: Two-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Located in the Scenic Hills subdivision
• Construction: Wood siding
• Exterior features: Deck

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Carpet and vinyl flooring; Living room fireplace; Partial, partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/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 $144k (9.9% below list).
• Recommended offer: $144k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: 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); 295 active listings in the ZIP; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 38% 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 $5k 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 23 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $89k; list at $160k implies a 80% gain — meaningful room to come down on a strong offer.

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 $144,116 (9.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $176,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1208 Stonemill Dr	0.10mi	3/2.0	1,688 (+4%)	9mo	$191,900	$114	82
2101 Tanglewood Dr	0.28mi	3/2.0	1,694 (+4%)	1mo	$160,000	$94	79
2011 Timberridge Dr	0.01mi	3/2.0	1,397 (-14%)	2mo	$172,000	$123	74
2009 Mount Vernon Dr	0.14mi	4/2.0 (+1)	1,554 (-5%)	8mo	$174,925	$113	74
2009 Munos Ln	0.41mi	4/2.0 (+1)	1,674 (+3%)	3mo	$199,900	$119	69
1305 Holly St	0.66mi	3/2.0	1,618 (-1%)	1mo	$164,900	$102	67
1703 W Oak Ave	0.40mi	3/2.0	1,696 (+4%)	11mo	$115,000	$68	65
2010 Emerald Cv	0.30mi	3/2.0	1,404 (-14%)	4mo	$150,000	$107	60
2617 W Matthews Ave	0.65mi	3/2.5	1,702 (+4%)	4mo	$168,000	$99	57
1507 Dupwe Dr	0.26mi	4/2.0 (+1)	1,818 (+12%)	10mo	$215,000	$118	55
1712 Merrill Cv	0.47mi	3/2.0	1,806 (+11%)	6mo	$185,000	$102	55
1209 Hester	0.47mi	3/2.0	1,404 (-14%)	8mo	$152,000	$108	48

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-12,400
• Equity at exit: $23,842

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $9,059
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $199

Break-even live

Break-even rent $1,190

Max offer price $159,900

Occupancy floor 81%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $159,900 Active 23 DOM
2. 2026-06-18
   days on market $159,900 Active 22 DOM
3. 2026-06-17
   days on market $159,900 Active 21 DOM
4. 2026-06-16
   days on market $159,900 Active 20 DOM
5. 2026-06-15
   days on market $159,900 Active 19 DOM
6. 2026-06-14
   days on market $159,900 Active 17 DOM
7. 2026-06-13
   days on market $159,900 Active 16 DOM
8. 2026-06-10
   days on market $159,900 Active 14 DOM
9. 2026-06-09
   days on market $159,900 Active 13 DOM
10. 2026-06-08
    days on market $159,900 Active 12 DOM
11. 2026-06-07
    days on market $159,900 Active 11 DOM
12. 2026-06-05
    days on market $159,900 Active 8 DOM
13. 2026-06-02
    days on market $159,900 Active 6 DOM
14. 2026-06-01
    days on market $159,900 Active 5 DOM
15. 2026-05-31
    days on market $159,900 Active 4 DOM
16. 2026-05-30
    days on market $159,900 Active 3 DOM
17. 2026-05-27
    listed $159,900 Active
18. 2018-01-11
    listed $106,900
19. 2010-06-21
    soldstatus $89,000
20. 1995-02-28
    soldstatus $39,000

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: +$608/yr (+$51/mo · 146.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $17,294
• − Mortgage interest: −$8,957
• − Property taxes: −$416
• − Insurance: −$800
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$4,652
• Taxable loss: −$297
• Est. tax savings @ 24.0%: +$71
• After-tax cash flow: $2,456/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

+310.0% since first listed

4 events — show timeline

• 2026-05-27 Listed $159,900 NEABOR MLS
• 2018-01-11 Listed $106,900 NEABOR MLS
• 2010-06-21 Sold (Public Records) $89,000 Public Records
• 1995-02-28 Sold (Public Records) $39,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $416 · -12.2% YoY. Source: county tax records.