515 W Thomas Ave · Jonesboro, AR 72401

$179,000

4 bd · 2.5 ba · 1,658 sqft · SingleFamily public records · 121 Days on market

10,049 sqft lot Est $181k · at est.

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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 +16.2/30.0
• ARV discount +7.9/15.0
• DSCR +5.0/10.0
• 1% rule +3.5/10.0
• 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

sold

Key facts

• 0.23 acre lot
• 2 garage spots
• Listed 121 days

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water service; Public sewer service
• Home design: Single-family residence; One-story
• Construction: Brick and vinyl siding exterior
• Exterior features: Public water; Public sewer; R-1 zoning; Subdivision: Coles

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating
• Interior features: Living room fireplace; Walk-out basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $153k (14.7% below list).
• Recommended offer: $153k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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).
• This rent runs 40% 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 121 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $127k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $152,610 (14.7% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $180,722
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635 Poplar	0.30mi	3/3.0 (-1)	1,606 (-3%)	6mo	$160,000	$100	68
1617 Ethel St	0.35mi	3/2.0 (-1)	1,560 (-6%)	3mo	$169,000	$108	65
2101 Hampton Dr	0.47mi	3/2.0 (-1)	1,645 (-1%)	7mo	$105,000	$64	64
414 Campus	0.55mi	3/2.0 (-1)	1,650 (-0%)	8mo	$269,000	$163	60
1517 Alonzo St	0.38mi	3/1.0 (-1)	1,599 (-4%)	7mo	$175,000	$109	60
1110 Wilmar Cir	0.64mi	4/2.0	1,583 (-4%)	4mo	$174,900	$110	57
2301 Glenwood	0.60mi	3/2.0 (-1)	1,652 (-0%)	9mo	$128,000	$77	57
1817 Greenwood St	0.68mi	3/2.0 (-1)	1,619 (-2%)	2mo	$110,000	$68	56
705 W College Ave	0.29mi	3/2.0 (-1)	1,496 (-10%)	10mo	$198,000	$132	55
720 W Matthews	0.67mi	3/1.5 (-1)	1,670 (+1%)	6mo	$188,500	$113	54
1809 Alonzo St	0.46mi	3/2.0 (-1)	1,802 (+9%)	4mo	$149,000	$83	54
1004 Rosemond Ave	0.54mi	3/2.0 (-1)	1,432 (-14%)	3mo	$185,000	$129	42

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-22,094
• Equity at exit: $26,689

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-7,651
• Equity at exit: $15,477

Cash invested: $50,120 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$99 /mo · $1,182/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $94

Break-even live

Break-even rent $1,407

Max offer price $179,000

Occupancy floor 89%

Sensitivity live

Price	-10% $195	-5% $145	+0% $94	+5% $43	+10% $-7
Rent	-10% $-27	-5% $34	+0% $94	+5% $154	+10% $214
Rate	-1.0pp $184	-0.5pp $139	base $94	+0.5pp $47	+1.0pp $0

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-22
   days on market $179,000 Active 121 DOM
2. 2026-06-19
   days on market $179,000 Active 119 DOM
3. 2026-06-18
   days on market $179,000 Active 118 DOM
4. 2026-06-17
   days on market $179,000 Active 117 DOM
5. 2026-06-16
   days on market $179,000 Active 116 DOM
6. 2026-06-15
   days on market $179,000 Active 115 DOM
7. 2026-06-14
   days on market $179,000 Active 113 DOM
8. 2026-06-13
   days on market $179,000 Active 112 DOM
9. 2026-06-10
   days on market $179,000 Active 110 DOM
10. 2026-06-09
    days on market $179,000 Active 109 DOM
11. 2026-06-08
    days on market $179,000 Active 108 DOM
12. 2026-06-07
    days on market $179,000 Active 107 DOM
13. 2026-06-05
    days on market $179,000 Active 104 DOM
14. 2026-06-02
    days on market $179,000 Active 102 DOM
15. 2026-06-01
    days on market $179,000 Active 101 DOM
16. 2026-05-31
    days on market $179,000 Active 100 DOM
17. 2026-05-30
    days on market $179,000 Active 99 DOM
18. 2026-02-19
    listed $179,000 Active
19. 2025-10-10
    price $189,000
20. 2025-09-22
    listed $199,000 Active
21. 2025-01-07
    soldstatus $126,750 4-char remark

    Show marketing remark (4 chars)

    sold

22. 2025-01-07
    soldstatus $126,750 Closed

    Show marketing remark (4 chars)

    sold

23. 2024-11-25
    historical
24. 2024-10-16
    price $139,900
25. 2024-09-22
    price $145,900
26. 2024-08-23
    price $149,900
27. 2024-08-09
    price $159,900
28. 2024-07-26
    price $164,900
29. 2024-07-16
    price $167,900
30. 2024-07-08
    listed $174,900 Active
31. 2024-07-07
    listed $139,900 4-char remark

    Show marketing remark (4 chars)

    sold

32. 2020-09-03
    soldstatus $113,000
33. 2020-09-03
    soldstatus $113,000
34. 2020-07-26
    listed $116,000
35. 2020-07-26
    listed $116,000
36. 2014-11-17
    soldstatus $102,000
37. 2014-11-12
    soldstatus $102,000
38. 2014-09-12
    listed $104,500
39. 2005-08-04
    soldstatus $87,000

ⓘ 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: $1,182 · $99/mo
• Projected year-2 tax: $1,182 · $99/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 · 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: $18,313
• − Mortgage interest: −$10,027
• − Property taxes: −$1,182
• − Insurance: −$895
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$5,207
• Taxable loss: −$1,928
• Est. tax savings @ 24.0%: +$463
• After-tax cash flow: $1,589/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

+105.7% since first listed

22 events — show timeline

• 2026-02-19 Listed $179,000 NEABOR MLS
• 2025-10-10 Price Changed $189,000 NEABOR MLS
• 2025-09-22 Listed $199,000 NEABOR MLS
• 2025-01-07 Sold (MLS) $126,750 NEABOR MLS
• 2025-01-07 Sold (MLS) $126,750 CARMLS
• 2024-11-25 Delisted — NEABOR MLS
• 2024-10-16 Price Changed $139,900 NEABOR MLS
• 2024-09-22 Price Changed $145,900 NEABOR MLS
• 2024-08-23 Price Changed $149,900 NEABOR MLS
• 2024-08-09 Price Changed $159,900 NEABOR MLS
• 2024-07-26 Price Changed $164,900 NEABOR MLS
• 2024-07-16 Price Changed $167,900 NEABOR MLS
• 2024-07-08 Listed $174,900 NEABOR MLS
• 2024-07-07 Listed $139,900 CARMLS
• 2020-09-03 Sold (MLS) $113,000 NEABOR MLS
• 2020-09-03 Sold (MLS) $113,000 CARMLS
• 2020-07-26 Listed $116,000 NEABOR MLS
• 2020-07-26 Listed $116,000 CARMLS
• 2014-11-17 Sold (Public Records) $102,000 Public Records
• 2014-11-12 Sold (MLS) $102,000 CARMLS
• 2014-09-12 Listed $104,500 CARMLS
• 2005-08-04 Sold (Public Records) $87,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,182 · +0.0% YoY. Source: county tax records.