1308 Turner St · Jonesboro, AR 72401

$114,900

2 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 53 Days on market

10,049 sqft lot Est $158k · 27% under ↓ 22% since listing

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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

Charming Midtown Jonesboro bungalow, this 2 bedroom 1 bath has been well maintained and boasts updated windows, siding and roof. A wonderful living and separate dining area welcomes you home with fireplace and updated flooring. The home has a galley kitchen with built in microwave and dishwasher. Master bedroom is convenient to updated bath with tile shower. Second living area opens to large sunroom and second bedroom. Deck allows access to peaceful fenced in back yard with mature shade trees. Home also has one car detached garage Seller offering $2500 allowance for buyers closing costs or redecorating with acceptable offer

Key facts

• Updated siding
• Galley kitchen
• Updated windows

Tags

• UPDATED WINDOWS
• UPDATED SIDING
• UPDATED ROOF
• FIREPLACE
• UPDATED FLOORING
• GALLEY KITCHEN

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Construction: Vinyl siding
• Exterior features: Deck; Wooded lot; Workshop

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Dishwasher; Microwave; Fireplace in the living room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Douglas Macarthur Jhs (math 25% / reading 27%, grade F, #159 of 201 statewide, top 80%, 732 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 33% 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 $794 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 53 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.08% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $158,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1307 Turner St	0.03mi	2/2.0	1,455 (+9%)	4mo	$70,000	$48	76
1105 S Madison	0.52mi	2/2.0	1,389 (+4%)	1mo	$52,000	$37	65
702 Richmond Ave	0.05mi	2/1.0	1,177 (-12%)	15mo	$105,000	$89	65
1716 Rains St	0.40mi	3/2.0 (+1)	1,308 (-2%)	4mo	$152,500	$117	65
808 Steele St	0.12mi	3/1.5 (+1)	1,204 (-10%)	9mo	$142,500	$118	63
324 E Nettleton Ave	0.14mi	2/2.0	1,538 (+15%)	3mo	$140,000	$91	62
1320 Kitchen St	0.10mi	3/2.0 (+1)	1,539 (+15%)	16mo	$185,000	$120	49
1505 Virginia Dr	0.72mi	3/2.0 (+1)	1,320 (-2%)	10mo	$155,200	$118	46
1424 S Church St	0.38mi	3/2.0 (+1)	1,480 (+10%)	13mo	$202,000	$136	45
1609 Hillcrest Dr	0.67mi	3/2.0 (+1)	1,518 (+13%)	3mo	$215,000	$142	35
403 W Strawn Ave	0.52mi	3/2.0 (+1)	1,515 (+13%)	14mo	$239,900	$158	34
307 S Patrick	0.75mi	3/2.0 (+1)	1,176 (-12%)	21mo	$295,000	$251	18

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-6,093
• Equity at exit: $17,132

10-year hold

• IRR: 5.4%
• Equity multiple: 1.41×
• Total profit: $13,177
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $184

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 80%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $114,900 Active 53 DOM
2. 2026-06-18
   days on market $114,900 Active 52 DOM
3. 2026-06-17
   days on market $114,900 Active 51 DOM
4. 2026-06-16
   days on market $114,900 Active 50 DOM
5. 2026-06-15
   days on market $114,900 Active 49 DOM
6. 2026-06-14
   days on market $114,900 Active 47 DOM
7. 2026-06-13
   days on market $114,900 Active 46 DOM
8. 2026-06-10
   days on market $114,900 Active 44 DOM
9. 2026-06-09
   days on market $114,900 Active 43 DOM
10. 2026-06-08
    days on market $114,900 Active 42 DOM
11. 2026-06-07
    days on market $114,900 Active 41 DOM
12. 2026-06-05
    days on market $114,900 Active 38 DOM
13. 2026-06-02
    days on market $114,900 Active 36 DOM
14. 2026-06-01
    days on market $114,900 Active 35 DOM
15. 2026-05-31
    days on market $114,900 Active 34 DOM
16. 2026-05-30
    days on market $114,900 Active 33 DOM
17. 2026-05-15
    price $114,900
18. 2026-04-27
    listed $119,900 Active
19. 2026-03-28
    price $124,900
20. 2026-03-23
    status Active
21. 2026-03-11
    historical
22. 2026-02-24
    listed $129,900 Active
23. 2025-12-15
    price $129,900
24. 2025-12-08
    price $139,900
25. 2025-11-06
    price $142,500
26. 2025-10-23
    listed $147,400 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,853
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$3,343
• Taxable income: $400
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $2,109/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

-22.0% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $114,900 NEABOR MLS
• 2026-04-27 Listed $119,900 NEABOR MLS
• 2026-03-28 Price Changed $124,900 NEABOR MLS
• 2026-03-23 Relisted — NEABOR MLS
• 2026-03-11 Delisted — NEABOR MLS
• 2026-02-24 Listed $129,900 NEABOR MLS
• 2025-12-15 Price Changed $129,900 NEABOR MLS
• 2025-12-08 Price Changed $139,900 NEABOR MLS
• 2025-11-06 Price Changed $142,500 NEABOR MLS
• 2025-10-23 Listed $147,400 NEABOR MLS

Property tax history

-11.9%/yr

Latest (2024): $27 · -73.3% YoY. Source: county tax records.