1004 Jeff Davis · Jacksonville, AR 72076

$124,000

4 bd · 2.0 ba · 2,704 sqft · SingleFamily public records · 33 Days on market

Built 1972 0.29 ac lot $46/sqft · 42% below area Est $213k · 42% under ↓ 4% since listing

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Why this score? — see what drove the B 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.9/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Large House Ready for Renovation. House is gutted down to the studs. Investor Special cash or bank loan financing. 4 bedroom 3 baths Storage/garage area in back yard

Key facts

• 0.29 acre lot
• 2 parking spots
• Built 1972

Property features AI

Exterior

• Parking: 2-car parking
• Utilities: Public water; Public sewer
• Home design: Brick exterior
• Construction: Crawl space foundation; Composition roof
• Exterior features: Level lot; Paved road access; Inside city limits

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Other heating/air (see remarks)
• Interior features: Fireplace (other — see remarks); Non-standard flooring (see remarks)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $120k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 5.0% in Jacksonville — 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 61/100 on livability (#231 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.
• Jacksonville North Pulaski School District (suburban): math 18% / reading 20% proficiency, ranked #211 of 238 in AR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Joe T. Robinson Middle School (math 40% / reading 49%, grade D, #61 of 201 statewide, top 32%, 544 students, 96% FRL); Joe T. Robinson High School (math 23% / reading 37%, grade F, #138 of 292 statewide, top 48%, 783 students, 24% FRL).
• Zoned-school proficiency averages 37% at this address vs 19% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Jacksonville North Pulaski School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.1%/yr); 163 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($54k/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 $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,280 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1972 — 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 F-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: 1.29% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.02%
• DSCR: 1.58
• GRM: 6.5

CMA / ARV

• ARV (median comp): $212,858
• List price: $124,000
• Delta: -41.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 Gregory St	0.40mi	3/2.5 (-1)	2,703 (-0%)	6mo	$284,650	$105	69
804 Burgandy Ct	0.49mi	4/2.5	2,661 (-2%)	6mo	$245,500	$92	67
1801 Hill Rd	0.51mi	4/2.0	2,401 (-11%)	1mo	$250,000	$104	56

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $4,045
• Equity at exit: $18,489

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $35,032
• Equity at exit: $10,721

Cash invested: $34,720 (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 72076

• Home prices YoY: -30.3%
• Rents YoY: 3.1%
• Active inventory: 163
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,594 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$181 /mo · $2,168/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $377

Break-even live

Break-even rent $1,117

Max offer price $124,000

Occupancy floor 71%

Sensitivity live

Price	-10% $447	-5% $412	+0% $377	+5% $342	+10% $306
Rent	-10% $251	-5% $314	+0% $377	+5% $440	+10% $503
Rate	-1.0pp $439	-0.5pp $408	base $377	+0.5pp $344	+1.0pp $312

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Lessel Dr Jacksonville, AR	3.0	2.5	1845	$1,350	$0.73	45d	1	0.65mi

Listing history 16 events

1. 2026-06-22
   days on market $124,000 Active 33 DOM
2. 2026-06-18
   days on market $124,000 Active 30 DOM
3. 2026-06-17
   days on market $124,000 Active 29 DOM
4. 2026-06-16
   days on market $124,000 Active 28 DOM
5. 2026-06-15
   statusdays on market $124,000 Active 27 DOM
6. 2026-06-14
   days on market $124,000 Back on Market 25 DOM
7. 2026-06-13
   days on market $124,000 Back on Market 24 DOM
8. 2026-06-10
   days on market $124,000 Back on Market 22 DOM
9. 2026-06-09
   days on market $124,000 Back on Market 21 DOM
10. 2026-06-08
    statusdays on market $124,000 Back on Market 20 DOM
11. 2026-06-03
    statusdays on market $124,000 Under Contract 19 DOM
12. 2026-06-02
    days on market $124,000 Price Change 18 DOM
13. 2026-06-01
    days on market $124,000 Price Change 17 DOM
14. 2026-05-31
    days on market $124,000 Price Change 16 DOM
15. 2026-05-31
    pricestatusdays on market $124,000 Price Change 15 DOM
16. 2026-05-15
    listed $129,000 New Listing 165-char remark

ⓘ 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: $2,168 · $181/mo
• Projected year-2 tax: $2,168 · $181/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,127
• − Mortgage interest: −$6,946
• − Property taxes: −$2,168
• − Insurance: −$620
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$3,607
• Taxable income: $2,726
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $3,865/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: Jacksonville North Pulaski School District
• NCES district ID: 0500419
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $50,869
• Composite: 17.16/100
• National rank: #9110
• State rank: #211 of 238 in AR

Livability — Jacksonville

• Score: 61/100
• State rank: #231
• US rank: #17378

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, AR
• County: Pulaski County · 372,764 people
• City population: 38,437
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 38,437
• Household income: $54,379
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1733.0

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Black 38% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.51%
• Current HPI: 201.6405
• Rent YoY: ▲ 3.07%
• Metro: Little Rock-North Little Rock-Conway, 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

-3.9% since first listed

4 events — show timeline

• 2026-06-08 Relisted — CARMLS
• 2026-06-03 Pending — CARMLS
• 2026-05-29 Price Changed $124,000 CARMLS
• 2026-05-15 Listed $129,000 CARMLS

Property tax history

+3.2%/yr

Latest (2025): $2,168 · +0.0% YoY. Source: county tax records.