4812 Morton · Jonesboro, AR 72401

$94,900

2 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 128 Days on market

0.46 ac lot $72/sqft · 27% below area Est $130k · 27% under ↓ 9% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is priced below appraisal and would be a great home for a first time home buyer or investor with equity from day 1 of ownership! Fully fenced in, spacious lot with a number of shade trees. There is also a storm cellar in the back yard for those stormy nights. House boast 1320 square feet which features 2 bedrooms and 1 bathroom. The master closet is exceptionally large with plenty of space. Utility room has plenty of space as well. The front porch is fully screened in and there is a storage building in the back of the property. Kitchen countertops/cabinets, flooring, bathroom vanity are all 2 years old. Most furnishings are negotiable, kitchen table, dresser, & chest will not stay. Call today and make an investment for your future!

Key facts

• Screened in porch
• Fully fenced
• Storage building

Tags

• FULLY FENCED
• STORM CELLAR
• SCREENED IN PORCH
• STORAGE BUILDING
• KITCHEN COUNTERTOPS
• KITCHEN CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: schools D, crime F, amenities 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.
• Market conditions: Rents rising (+3.6%/yr); 295 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 31% 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 $656 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.23% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.56%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

• ARV (median comp): $130,050
• List price: $94,900
• Delta: -27.03%
• 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
4601 E Highland	0.33mi	3/2.0 (+1)	1,300 (-2%)	4mo	$134,900	$104	70
2012 Cotton St	0.49mi	3/2.0 (+1)	1,382 (+5%)	3mo	$115,000	$83	58
2014 Kathleen St	0.39mi	3/2.0 (+1)	1,181 (-10%)	22mo	$96,000	$81	36

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $5,896
• Equity at exit: $14,150

10-year hold

• IRR: 15.6%
• Equity multiple: 2.30×
• Total profit: $34,657
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$498
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $322

Break-even live

Break-even rent $761

Max offer price $94,900

Occupancy floor 67%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1504 Kathleen St Unit 2703 Jonesboro, AR	2.0	1.5	1000	$1,025	$1.02	43d	1	0.18mi
1504 Kathleen St Unit 6403 Jonesboro, AR	2.0	1.0	875	$975	$1.11	43d	1	0.18mi
4850 E Highland Dr Unit HPA 419 Jonesboro, AR	2.0	1.0	1000	$1,300	$1.30	43d	1	0.21mi
2008 Cotton St Unit 7 Jonesboro, AR	2.0	1.0	875	$925	$1.06	43d	1	0.46mi
2102 Clark St Jonesboro, AR	3.0	1.0	1000	$925	$0.93	43d	1	0.80mi
5408 Mariposa Grove Dr Jonesboro, AR	3.0	2.0	1209	$1,595	$1.32	43d	1	0.97mi
2017 Fairfield Dr Jonesboro, AR	3.0	1.5	1180	$1,250	$1.06	43d	1	1.31mi
259 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,550	$1.09	43d	1	1.32mi
337 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,600	$1.13	43d	1	1.50mi

Listing history 23 events

1. 2026-06-19
   days on market $94,900 Active 128 DOM
2. 2026-06-18
   days on market $94,900 Active 127 DOM
3. 2026-06-17
   days on market $94,900 Active 126 DOM
4. 2026-06-16
   days on market $94,900 Active 125 DOM
5. 2026-06-15
   days on market $94,900 Active 124 DOM
6. 2026-06-14
   days on market $94,900 Active 122 DOM
7. 2026-06-13
   days on market $94,900 Active 121 DOM
8. 2026-06-10
   statusdays on market $94,900 Active 119 DOM
9. 2026-06-09
   days on market $94,900 Price Change 118 DOM
10. 2026-06-08
    days on market $94,900 Price Change 117 DOM
11. 2026-06-07
    days on market $94,900 Price Change 116 DOM
12. 2026-06-05
    pricestatusdays on market $94,900 Price Change 113 DOM
13. 2026-06-03
    days on market $99,900 Active 112 DOM
14. 2026-06-02
    days on market $99,900 Active 111 DOM
15. 2026-06-01
    days on market $99,900 Active 110 DOM
16. 2026-05-31
    days on market $99,900 Active 109 DOM
17. 2026-05-30
    days on market $99,900 Active 108 DOM
18. 2026-03-31
    price $99,900 760-char remark

    Show marketing remark (760 chars)

    This property is priced below appraisal and would be a great home for a first time home buyer or investor with equity from day 1 of ownership! Fully fenced in, spacious lot with a number of shade trees. There is also a storm cellar in the back yard for those stormy nights. House boast 1320 square feet which features 2 bedrooms and 1 bathroom. The master closet is exceptionally large with plenty of space. Utility room has plenty of space as well. The front porch is fully screened in and there is a storage building in the back of the property. Kitchen countertops/cabinets, flooring, bathroom vanity are all 2 years old. Most furnishings are negotiable, kitchen table, dresser, & chest will not stay. Call today and make an investment for your future!

19. 2026-03-30
    price $99,900 761-char remark

    Show marketing remark (761 chars)

    This property is priced below appraisal and would be a great home for a first time home buyer or investor with equity from day 1 of ownership! Fully fenced in, spacious lot with a number of shade trees. There is also a storm cellar in the back yard for those stormy nights. House boast 1320 square feet which features 2 bedrooms and 1 bathroom. The master closet is exceptionally large with plenty of space. Utility room has plenty of space as well. The front porch is fully screened in and there is a storage building in the back of the property. Kitchen countertops/cabinets, flooring, bathroom vanity are all 2 years old. Most furnishings are negotiable, kitchen table, dresser, & chest will not stay. Call today and make an investment for your future!

20. 2026-03-05
    price $104,900 760-char remark

    Show marketing remark (760 chars)

    This property is priced below appraisal and would be a great home for a first time home buyer or investor with equity from day 1 of ownership! Fully fenced in, spacious lot with a number of shade trees. There is also a storm cellar in the back yard for those stormy nights. House boast 1320 square feet which features 2 bedrooms and 1 bathroom. The master closet is exceptionally large with plenty of space. Utility room has plenty of space as well. The front porch is fully screened in and there is a storage building in the back of the property. Kitchen countertops/cabinets, flooring, bathroom vanity are all 2 years old. Most furnishings are negotiable, kitchen table, dresser, & chest will not stay. Call today and make an investment for your future!

21. 2026-03-04
    price $104,900 761-char remark

    Show marketing remark (761 chars)

    This property is priced below appraisal and would be a great home for a first time home buyer or investor with equity from day 1 of ownership! Fully fenced in, spacious lot with a number of shade trees. There is also a storm cellar in the back yard for those stormy nights. House boast 1320 square feet which features 2 bedrooms and 1 bathroom. The master closet is exceptionally large with plenty of space. Utility room has plenty of space as well. The front porch is fully screened in and there is a storage building in the back of the property. Kitchen countertops/cabinets, flooring, bathroom vanity are all 2 years old. Most furnishings are negotiable, kitchen table, dresser, & chest will not stay. Call today and make an investment for your future!

22. 2026-02-11
    listed $109,900 Active 761-char remark

    Show marketing remark (760 chars)

    This property is priced below appraisal and would be a great home for a first time home buyer or investor with equity from day 1 of ownership! Fully fenced in, spacious lot with a number of shade trees. There is also a storm cellar in the back yard for those stormy nights. House boast 1320 square feet which features 2 bedrooms and 1 bathroom. The master closet is exceptionally large with plenty of space. Utility room has plenty of space as well. The front porch is fully screened in and there is a storage building in the back of the property. Kitchen countertops/cabinets, flooring, bathroom vanity are all 2 years old. Most furnishings are negotiable, kitchen table, dresser, & chest will not stay. Call today and make an investment for your future!

23. 2026-02-11
    listed $109,900 New Listing 760-char remark

    Show marketing remark (760 chars)

    This property is priced below appraisal and would be a great home for a first time home buyer or investor with equity from day 1 of ownership! Fully fenced in, spacious lot with a number of shade trees. There is also a storm cellar in the back yard for those stormy nights. House boast 1320 square feet which features 2 bedrooms and 1 bathroom. The master closet is exceptionally large with plenty of space. Utility room has plenty of space as well. The front porch is fully screened in and there is a storage building in the back of the property. Kitchen countertops/cabinets, flooring, bathroom vanity are all 2 years old. Most furnishings are negotiable, kitchen table, dresser, & chest will not stay. Call today and make an investment for your future!

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $764 · $64/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 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,025
• − Mortgage interest: −$5,316
• − Property taxes: −$764
• − Insurance: −$474
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,761
• Taxable income: $2,465
• Est. tax owed @ 24.0%: −$592
• After-tax cash flow: $3,277/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): 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

-9.1% since first listed

6 events — show timeline

• 2026-03-31 Price Changed $99,900 CARMLS
• 2026-03-30 Price Changed $99,900 NEABOR MLS
• 2026-03-05 Price Changed $104,900 CARMLS
• 2026-03-04 Price Changed $104,900 NEABOR MLS
• 2026-02-11 Listed $109,900 NEABOR MLS
• 2026-02-11 Listed $109,900 CARMLS

Property tax history

+14.3%/yr

Latest (2025): $764 · +18.8% YoY. Source: county tax records.