1318 Pardew St · Jonesboro, AR 72401

$134,900

2 bd · 1.0 ba · 995 sqft · SingleFamily public records · 26 Days on market

Est $129k · at est.

---

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 +15.1/30.0
• ARV discount +5.6/15.0
• DSCR +4.6/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-Bedroom Home in a Great Jonesboro Neighborhood. - 1318 Pardew. Welcome home to this cozy well maintained 2-bedroom 1-bath gem offering 1,007 square feet of comfortable living space. Nestled in a desirable, established neighborhood with a convenient location, this property is perfect for first time home buyers, downsizers, or anyone seeking low-maintenance living with easy access to everything Jonesboro has to offer. Step inside to discover beautiful hardwood floors that add timeless character and warmth throughout. The efficient kitchen and living areas that flow nicely, making it easy to entertain and relax. Recent updates include a reliable AC/Heat combo unit thats only 8 year

Key facts

• Efficient kitchen
• Convenient location
• Hardwood floors

Tags

• HARDWOOD FLOORS
• EFFICIENT KITCHEN
• RELIABLE AC HEAT COMBO UNIT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $45 ($537/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 $109k (18.8% below list).
• Recommended offer: $109k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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) — 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 26 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $135k implies a 255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $109,472 (18.8% 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: 0.81% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $129,350
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3503 Nelms St	0.58mi	3/1.0 (+1)	951 (-4%)	3mo	$100,000	$105	58
1504 Brazos St	0.30mi	3/1.0 (+1)	925 (-7%)	15mo	$120,000	$130	57
1302 Oak Mdw	0.62mi	2/1.5	1,041 (+5%)	13mo	$189,000	$182	50

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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-18,354
• Equity at exit: $20,114

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-9,578
• Equity at exit: $11,664

Cash invested: $37,772 (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: 301
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$56 /mo · $678/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $45

Break-even live

Break-even rent $1,038

Max offer price $134,900

Occupancy floor 91%

Sensitivity live

Price	-10% $121	-5% $83	+0% $45	+5% $7	+10% $-32
Rent	-10% $-42	-5% $1	+0% $45	+5% $88	+10% $131
Rate	-1.0pp $113	-0.5pp $79	base $45	+0.5pp $10	+1.0pp $-26

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3801 School St Unit A Jonesboro, AR	3.0	1.0	854	$1,200	$1.41	45d	1	1.19mi
2102 Clark St Jonesboro, AR	3.0	1.0	1000	$925	$0.93	45d	1	1.28mi
2213 Spence Cir Unit 2 Jonesboro, AR	2.0	1.5	1000	$1,000	$1.00	45d	1	1.35mi

Listing history 19 events

1. 2026-06-22
   days on market $134,900 Active 26 DOM
2. 2026-06-19
   days on market $134,900 Active 24 DOM
3. 2026-06-18
   days on market $134,900 Active 23 DOM
4. 2026-06-17
   days on market $134,900 Active 22 DOM
5. 2026-06-16
   days on market $134,900 Active 21 DOM
6. 2026-06-15
   days on market $134,900 Active 20 DOM
7. 2026-06-14
   days on market $134,900 Active 18 DOM
8. 2026-06-13
   days on market $134,900 Active 17 DOM
9. 2026-06-10
   days on market $134,900 Active 15 DOM
10. 2026-06-09
    days on market $134,900 Active 14 DOM
11. 2026-06-08
    days on market $134,900 Active 13 DOM
12. 2026-06-07
    days on market $134,900 Active 12 DOM
13. 2026-06-05
    days on market $134,900 Active 9 DOM
14. 2026-06-02
    days on market $134,900 Active 7 DOM
15. 2026-06-01
    days on market $134,900 Active 6 DOM
16. 2026-05-31
    days on market $134,900 Active 5 DOM
17. 2026-05-30
    days on market $134,900 Active 4 DOM
18. 2026-05-26
    listed $134,900 Active
19. 1990-11-27
    soldstatus $38,000

ⓘ 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: $678 · $56/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$186/yr (+$15/mo · 27.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 22 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: $13,137
• − Mortgage interest: −$7,556
• − Property taxes: −$678
• − Insurance: −$674
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$3,924
• Taxable loss: −$1,798
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $968/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

+255.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $134,900 FSBO.com
• 1990-11-27 Sold (Public Records) $38,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $678 · +7.2% YoY. Source: county tax records.