6032 Whitecliff Dr · Jonesboro, AR 72405

$249,900

4 bd · 2.0 ba · 1,751 sqft · SingleFamily public records · 12 Days on market

Built 2016 0.25 ac lot Est $252k · at est. ↓ 39% since listing

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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 +13.3/30.0
• Appreciation +9.7/10.0
• ARV discount +7.9/15.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

4 bedroom 2 bath

Key facts

• New lighting
• New ceiling fans
• New refrigerator

Tags

• OPEN CONCEPT LIVING AREA
• ELECTRIC FIREPLACE
• NEW LIGHTING
• NEW CEILING FANS
• NEW REFRIGERATOR
• NEW DISHWASHER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $0 ($2/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 $191k (23.7% below list).
• Recommended offer: $191k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• 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.
• Zoned schools: Brookland Middle School (math 56% / reading 35%, grade D-, #135 of 454 statewide, top 30%, 878 students, 31% FRL); Brookland High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 589 students, 27% FRL) — zoned schools at 29% FRL track the district average.
• 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 $25k of equity ($2k loan paydown + $24k appreciation (9.4% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $211k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,557 (23.7% 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. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $252,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6032 Whitecliff Dr	0.00mi	4/2.0	1,809 (+3%)	1mo	$253,800	$140	94
6025 Whitecliff Dr	0.05mi	4/2.0	1,819 (+4%)	2mo	$262,000	$144	90
6054 Whitecliff Dr	0.07mi	3/2.0 (-1)	1,760 (+0%)	4mo	$274,900	$156	87
6033 Spencer Dr	0.18mi	4/2.0	1,666 (-5%)	0mo	$229,900	$138	83
4561 Plymouth	0.17mi	3/2.0 (-1)	1,685 (-4%)	5mo	$245,000	$145	77
2319 Manchester Dr	0.21mi	3/2.0 (-1)	1,744 (-0%)	11mo	$219,000	$126	75
2200 Sheffield	0.33mi	4/2.0	1,786 (+2%)	12mo	$220,000	$123	71
6016 Whitecliff Dr	0.06mi	4/2.0	1,960 (+12%)	8mo	$236,000	$120	71
4563 Edinburgh St	0.15mi	3/2.0 (-1)	1,571 (-10%)	4mo	$235,000	$150	68
6048 Whitecliff Dr	0.06mi	3/2.0 (-1)	1,590 (-9%)	12mo	$263,100	$165	67
2316 Sheffield Dr	0.35mi	3/2.0 (-1)	1,531 (-13%)	5mo	$190,000	$124	54
2404 Chastain Dr	0.25mi	3/2.0 (-1)	1,544 (-12%)	12mo	$225,000	$146	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.0%
• Equity multiple: 2.80×
• Total profit: $126,133
• Equity at exit: $214,631

10-year hold

• IRR: 20.7%
• Equity multiple: 6.27×
• Total profit: $368,911
• Equity at exit: $452,124

Cash invested: $69,972 (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 72405

• Home prices YoY: 3.5%
• Active inventory: 152
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,906 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $0

Break-even live

Break-even rent $1,905

Max offer price $249,900

Occupancy floor 95%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-01
   status Under Contract
2. 2026-03-20
   listed $249,900 New Listing
3. 2023-03-06
   soldstatus $211,000
4. 2023-03-03
   soldstatus $211,000 Sold 16-char remark

   Show marketing remark (16 chars)

   4 bedroom 2 bath

5. 2023-03-03
   soldstatus $211,000 973-char remark

   Show marketing remark (16 chars)

   4 bedroom 2 bath

6. 2023-03-03
   listed $222,000 New Listing 16-char remark

   Show marketing remark (16 chars)

   4 bedroom 2 bath

7. 2022-10-14
   listed $222,000 973-char remark

   Show marketing remark (973 chars)

   This 4 bedroom 2 bath all electric home in Brookland School District is move-in ready and waiting for it's new owners! This house has several extras compared to other homes in the neighborhood. .. laminate style hardwood flooring in all 4 bedrooms, tiled walk-in shower in the master suite, extra patio with a pergola, brick front, and new roof just to name a few! You will love the open/split floorplan this home offers. The master suite is very spacious with a large walk-in closet, dual vanities, huge soaker tub, and separate walk-in tile shower. The living room has an electric fireplace, and is open to the kitchen and dining area. In the kitchen you will find ample cabinetry along with a pantry and breakfast bar. Just down the hall you will find the remaining 3 bedrooms and second bathroom. The back yard is good-sized and has a privacy fence, storage building, swing set, large patio and pergola. This home won't last long, so call today for your private tour!

8. 2015-06-05
   soldstatus $152,500
9. 2015-06-02
   soldstatus $152,500
10. 2015-03-18
    listed $157,900
11. 2012-03-27
    soldstatus $144,000
12. 2004-08-25
    soldstatus $407,000

ⓘ 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: $1,088 · $91/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: +$512/yr (+$43/mo · 47.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $22,867
• − Mortgage interest: −$13,998
• − Property taxes: −$1,088
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$7,270
• Taxable loss: −$4,397
• Est. tax savings @ 24.0%: +$1,055
• After-tax cash flow: $1,057/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

• Census place: Jonesboro, AR
• 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

-38.6% since first listed

12 events — show timeline

• 2026-04-01 Pending — CARMLS
• 2026-03-20 Listed $249,900 CARMLS
• 2023-03-06 Sold (Public Records) $211,000 Public Records
• 2023-03-03 Listed $222,000 CARMLS
• 2023-03-03 Sold (MLS) $211,000 NEABOR MLS
• 2023-03-03 Sold (MLS) $211,000 CARMLS
• 2022-10-14 Listed $222,000 NEABOR MLS
• 2015-06-05 Sold (Public Records) $152,500 Public Records
• 2015-06-02 Sold (MLS) $152,500 NEABOR MLS
• 2015-03-18 Listed $157,900 NEABOR MLS
• 2012-03-27 Sold (Public Records) $144,000 Public Records
• 2004-08-25 Sold (Public Records) $407,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,088 · -8.4% YoY. Source: county tax records.