3705 Keeneland Dr · Jonesboro, AR 72404

$197,500

4 bd · 2.0 ba · 1,619 sqft · SingleFamily public records · 53 Days on market

0.27 ac lot Est $209k · 5% under

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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 +16.0/30.0
• ARV discount +9.9/15.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * New Price Alert * * Welcome to this beautiful 4-bedroom, 2-bath home! This residence is just 3 years old & features a unique floor plan where every bedroom enjoys its own private quarter, offering ample privacy and comfort. The spacious layout includes a large laundry room and an eat-in kitchen area, complete with all new appliances and beautiful cabinets. The expansive backyard provides plenty of space for outdoor activities and relaxation. This move-in ready home is perfect for the blessed family who will create cherished memories here for years to come.

Key facts

• Unique floor plan
• Private quarter
• Eat-in kitchen area

Tags

• UNIQUE FLOOR PLAN
• PRIVATE QUARTER
• LARGE LAUNDRY ROOM
• EAT-IN KITCHEN AREA
• NEW APPLIANCES
• EXPANSIVE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $97 ($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 $177k (10.5% below list).
• Recommended offer: $177k (10.5% 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.
• Nettleton School District (urban): math 21% / reading 24% proficiency, ranked #199 of 238 in AR (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Nettleton Junior High School (math 21% / reading 31%, grade F, #159 of 201 statewide, top 80%, 546 students, 100% FRL); Nettleton High School (math 11% / reading 27%, grade F, #248 of 292 statewide, top 86%, 981 students, 68% FRL) — zoned schools average 84% FRL vs 56% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 309 active listings in the ZIP; 8 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).
• This rent runs 30% of the median local income ($70k/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 $6k 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 ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $176,800 (10.5% 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 10% 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. 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?
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: 0.90% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $208,851
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3722 Keeneland Dr	0.06mi	4/2.0	1,524 (-6%)	6mo	$185,000	$121	83
3829 Keeneland Dr	0.17mi	3/2.0 (-1)	1,609 (-1%)	6mo	$182,000	$113	81
3800 Churchill Dr	0.13mi	4/2.0	1,537 (-5%)	6mo	$185,000	$120	81
3726 Glitterman Dr	0.07mi	4/2.0	1,723 (+6%)	7mo	$195,000	$113	80
3808 Churchill Dr	0.15mi	4/2.0	1,514 (-6%)	5mo	$190,000	$125	78
3717 Churchill Dr	0.13mi	4/2.0	1,514 (-6%)	6mo	$194,900	$129	78
3701 Churchill Dr	0.13mi	4/2.0	1,514 (-6%)	7mo	$192,500	$127	77
3891 Bridlewood	0.25mi	3/2.0 (-1)	1,671 (+3%)	6mo	$215,000	$129	73
3825 Keeneland Dr	0.15mi	3/2.0 (-1)	1,491 (-8%)	5mo	$197,500	$132	71
3317 Preakness	0.46mi	3/2.0 (-1)	1,632 (+1%)	8mo	$212,000	$130	66
3409 Oaklawn	0.37mi	3/2.0 (-1)	1,501 (-7%)	3mo	$213,000	$142	63
3309 Derby Dr	0.53mi	3/2.0 (-1)	1,433 (-12%)	2mo	$207,000	$144	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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.46×
• Total profit: $-29,748
• Equity at exit: $29,448

10-year hold

• IRR: -11.1%
• Equity multiple: 0.40×
• Total profit: $-33,393
• Equity at exit: $17,076

Cash invested: $55,300 (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 72404

• Home prices YoY: -14.5%
• Rents YoY: 0.7%
• Active inventory: 309
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$1,036
• Tax from tax record: −$181 /mo · $2,176/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $97

Break-even live

Break-even rent $1,645

Max offer price $197,500

Occupancy floor 89%

Sensitivity live

Price	-10% $209	-5% $153	+0% $97	+5% $41	+10% $-14
Rent	-10% $-42	-5% $28	+0% $97	+5% $167	+10% $237
Rate	-1.0pp $197	-0.5pp $148	base $97	+0.5pp $46	+1.0pp $-6

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: $49,375
• Closing costs: $5,925
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3622 Hargis Dr Jonesboro, AR	3.0	2.0	1143	$1,495	$1.31	46d	1	0.09mi
3717 Glitterman Dr Jonesboro, AR	4.0	2.0	1544	$1,595	$1.03	46d	1	0.10mi
3809 Travers Ln Jonesboro, AR	3.0	2.0	1243	$1,550	$1.25	46d	1	0.11mi
3817 Keeneland Dr Jonesboro, AR	3.0	2.0	1355	$1,525	$1.13	46d	1	0.13mi
3840 Travers Ln Jonesboro, AR	3.0	2.0	1243	$1,525	$1.23	46d	1	0.21mi
4619 Jeri Cv Jonesboro, AR	3.0	2.0	1412	$1,495	$1.06	46d	1	0.94mi
3719 Stadium Blvd Unit E20 Jonesboro, AR	3.0	2.0	1350	$1,294	$0.96	46d	1	1.02mi
2017 Fairfield Dr Jonesboro, AR	3.0	1.5	1180	$1,250	$1.06	46d	1	1.44mi

Listing history 18 events

1. 2025-04-02
   soldstatus $772,300
2. 2025-03-31
   soldstatus $194,900 574-char remark

   Show marketing remark (574 chars)

   * * New Price Alert * * Welcome to this beautiful 4-bedroom, 2-bath home! This residence is just 3 years old & features a unique floor plan where every bedroom enjoys its own private quarter, offering ample privacy and comfort. The spacious layout includes a large laundry room and an eat-in kitchen area, complete with all new appliances and beautiful cabinets. The expansive backyard provides plenty of space for outdoor activities and relaxation. This move-in ready home is perfect for the blessed family who will create cherished memories here for years to come.

3. 2025-03-31
   soldstatus $194,900 Closed 574-char remark

   Show marketing remark (574 chars)

   * * New Price Alert * * Welcome to this beautiful 4-bedroom, 2-bath home! This residence is just 3 years old & features a unique floor plan where every bedroom enjoys its own private quarter, offering ample privacy and comfort. The spacious layout includes a large laundry room and an eat-in kitchen area, complete with all new appliances and beautiful cabinets. The expansive backyard provides plenty of space for outdoor activities and relaxation. This move-in ready home is perfect for the blessed family who will create cherished memories here for years to come.

4. 2025-03-25
   historical 574-char remark

   Show marketing remark (574 chars)

   * * New Price Alert * * Welcome to this beautiful 4-bedroom, 2-bath home! This residence is just 3 years old & features a unique floor plan where every bedroom enjoys its own private quarter, offering ample privacy and comfort. The spacious layout includes a large laundry room and an eat-in kitchen area, complete with all new appliances and beautiful cabinets. The expansive backyard provides plenty of space for outdoor activities and relaxation. This move-in ready home is perfect for the blessed family who will create cherished memories here for years to come.

5. 2025-03-24
   status Pending
6. 2025-03-05
   historical Active Under Contract

   Show marketing remark (574 chars)

   * * New Price Alert * * Welcome to this beautiful 4-bedroom, 2-bath home! This residence is just 3 years old & features a unique floor plan where every bedroom enjoys its own private quarter, offering ample privacy and comfort. The spacious layout includes a large laundry room and an eat-in kitchen area, complete with all new appliances and beautiful cabinets. The expansive backyard provides plenty of space for outdoor activities and relaxation. This move-in ready home is perfect for the blessed family who will create cherished memories here for years to come.

7. 2025-03-05
   historical Active Under Contract 574-char remark

   Show marketing remark (574 chars)

   * * New Price Alert * * Welcome to this beautiful 4-bedroom, 2-bath home! This residence is just 3 years old & features a unique floor plan where every bedroom enjoys its own private quarter, offering ample privacy and comfort. The spacious layout includes a large laundry room and an eat-in kitchen area, complete with all new appliances and beautiful cabinets. The expansive backyard provides plenty of space for outdoor activities and relaxation. This move-in ready home is perfect for the blessed family who will create cherished memories here for years to come.

8. 2025-02-21
   price $194,900 574-char remark

   Show marketing remark (574 chars)

   * * New Price Alert * * Welcome to this beautiful 4-bedroom, 2-bath home! This residence is just 3 years old & features a unique floor plan where every bedroom enjoys its own private quarter, offering ample privacy and comfort. The spacious layout includes a large laundry room and an eat-in kitchen area, complete with all new appliances and beautiful cabinets. The expansive backyard provides plenty of space for outdoor activities and relaxation. This move-in ready home is perfect for the blessed family who will create cherished memories here for years to come.

9. 2025-02-01
   price $197,500

   Show marketing remark (574 chars)

   * * New Price Alert * * Welcome to this beautiful 4-bedroom, 2-bath home! This residence is just 3 years old & features a unique floor plan where every bedroom enjoys its own private quarter, offering ample privacy and comfort. The spacious layout includes a large laundry room and an eat-in kitchen area, complete with all new appliances and beautiful cabinets. The expansive backyard provides plenty of space for outdoor activities and relaxation. This move-in ready home is perfect for the blessed family who will create cherished memories here for years to come.

10. 2025-02-01
    price $197,500 574-char remark

    Show marketing remark (574 chars)

    * * New Price Alert * * Welcome to this beautiful 4-bedroom, 2-bath home! This residence is just 3 years old & features a unique floor plan where every bedroom enjoys its own private quarter, offering ample privacy and comfort. The spacious layout includes a large laundry room and an eat-in kitchen area, complete with all new appliances and beautiful cabinets. The expansive backyard provides plenty of space for outdoor activities and relaxation. This move-in ready home is perfect for the blessed family who will create cherished memories here for years to come.

11. 2025-01-30
    listed $210,000 Active
12. 2025-01-04
    price $199,900
13. 2024-12-10
    price $202,500
14. 2024-10-23
    listed $210,000 Active
15. 2024-10-19
    listed $210,000 Active
16. 2024-10-11
    listed $199,900 Active 574-char remark

    Show marketing remark (574 chars)

    * * New Price Alert * * Welcome to this beautiful 4-bedroom, 2-bath home! This residence is just 3 years old & features a unique floor plan where every bedroom enjoys its own private quarter, offering ample privacy and comfort. The spacious layout includes a large laundry room and an eat-in kitchen area, complete with all new appliances and beautiful cabinets. The expansive backyard provides plenty of space for outdoor activities and relaxation. This move-in ready home is perfect for the blessed family who will create cherished memories here for years to come.

17. 2022-07-14
    soldstatus $2,881,356
18. 2022-03-20
    price $1,450

ⓘ 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: $2,176 · $181/mo
• Projected year-2 tax: $2,176 · $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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $21,216
• − Mortgage interest: −$11,063
• − Property taxes: −$2,176
• − Insurance: −$988
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$5,745
• Taxable loss: −$2,151
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $1,685/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: Nettleton School District
• NCES district ID: 0510440
• Math proficiency: 21% ▼ -16.00%
• Reading proficiency: 24% ▼ -12.00%
• Median HH income: $39,754
• Composite: 19.0/100
• National rank: #8846
• State rank: #199 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): 29,968
• Household income: $70,269
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 869.0

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 (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 3% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 95% English-only · Spanish 3% Chinese 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: ▼ -35.22%
• Current HPI: 208.3772
• Rent YoY: ▲ 0.74%
• 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

+53162.1% since first listed

18 events — show timeline

• 2025-04-02 Sold (Public Records) $772,300 Public Records
• 2025-03-31 Sold (MLS) $194,900 NEABOR MLS
• 2025-03-31 Sold (MLS) $194,900 EARA
• 2025-03-25 Delisted — NEABOR MLS
• 2025-03-24 Pending — EARA
• 2025-03-05 Contingent — EARA
• 2025-03-05 Contingent — NEABOR MLS
• 2025-02-21 Price Changed $194,900 NEABOR MLS
• 2025-02-01 Price Changed $197,500 EARA
• 2025-02-01 Price Changed $197,500 NEABOR MLS
• 2025-01-30 Listed $210,000 EARA
• 2025-01-04 Price Changed $199,900 NEABOR MLS
• 2024-12-10 Price Changed $202,500 NEABOR MLS
• 2024-10-23 Listed $210,000 EARA
• 2024-10-19 Listed $210,000 NEABOR MLS
• 2024-10-11 Listed $199,900 NEABOR MLS
• 2022-07-14 Sold (Public Records) $2,881,356 Public Records
• 2022-03-20 Price Changed $1,450 RENT.

Property tax history

+75.2%/yr

Latest (2025): $2,176 · +10.3% YoY. Source: county tax records.