3409 Ridgeway Cir · Jonesboro, AR 72404

$289,500

4 bd · 2.0 ba · 1,995 sqft · SingleFamily public records · 134 Days on market

Built 2011 8,276 sqft lot $145/sqft · 14% below area Est $335k · 14% under ↓ 39% since listing

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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).

• ARV discount +13.6/15.0
• Cash flow +8.2/30.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting and well-maintained 3 bedroom, 2 bath all-brick and stone home, nestled in a charming and sought-after Valley View neighborhood. The entire main level features fresh, updated paint and many new fixtures, creating a bright and modern feel throughout. Inside, you'll find beautiful hardwood flooring in the main living areas, along with spacious bedrooms and generous closet space. New downstairs carpet just installed March 2026. Upstairs, a versatile flex room offers endless possibilities Use it as a fourth bedroom, home office, playroom, or bonus room to suit your needs. Step outside to enjoy the private patio, perfect for relaxing or entertaining guests with a backyard BBQ. The attached garage provides additional storage and convenient parking. Don't miss your chance to make this move-in ready home yourscall today to schedule your private showing! * Agents see remarks.

Key facts

• Hardwood flooring
• Attached garage
• Private patio

Tags

• HARDWOOD FLOORING
• FLEX ROOM
• PRIVATE PATIO
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (32.6% below list).
• Recommended offer: $195k (32.6% below list) — sets the bar for 1% rule.

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.
• Valley View School District (rural): math 55% / reading 60% proficiency, ranked #4 of 238 in AR (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 309 active listings in the ZIP; 4 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 33% 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 $2k of loan paydown is wiped out by about $9k 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 134 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $235k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $195,058 (32.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.02%
• DSCR: 0.82
• GRM: 12.4

CMA / ARV

• ARV (median comp): $334,799
• List price: $289,500
• Delta: -13.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3409 Ridgeway Cir	0.00mi	4/2.0	1,995 (0%)	1mo	$270,000	$135	100
5412 Creekview Dr	0.53mi	4/2.0	1,988 (-0%)	1mo	$336,130	$169	74
6236 Merrell Dr	0.57mi	4/2.0	1,975 (-1%)	4mo	$312,000	$158	69
5408 Creekview Dr	0.52mi	4/2.0	1,912 (-4%)	1mo	$315,480	$165	68
3205 Bowden Dr	0.15mi	4/2.5	2,294 (+15%)	2mo	$329,900	$144	64
6239 Alan Dr	0.66mi	4/2.0	1,948 (-2%)	3mo	$320,000	$164	63
3705 Ridgeway Cir	0.10mi	3/2.0 (-1)	1,724 (-14%)	6mo	$264,900	$154	62
5197 Julia Cv	0.52mi	4/2.5	2,135 (+7%)	3mo	$335,000	$157	60
3016 Bear Creek Cv	0.46mi	3/2.0 (-1)	2,225 (+12%)	6mo	$357,650	$161	49
3004 Bear Creek Cv	0.48mi	3/2.0 (-1)	2,274 (+14%)	4mo	$363,840	$160	46
6220 Alan Dr	0.62mi	3/2.5 (-1)	1,695 (-15%)	1mo	$285,000	$168	38
6256 Alan Dr	0.65mi	5/2.0 (+1)	2,235 (+12%)	8mo	$335,000	$150	38

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: -25.4%
• Equity multiple: 0.15×
• Total profit: $-68,622
• Equity at exit: $43,165

10-year hold

• IRR: -29.4%
• Equity multiple: -0.23×
• Total profit: $-99,375
• Equity at exit: $25,031

Cash invested: $81,060 (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: 12.4×

Monthly cashflow live

• Estimated rent: $1,951 medium
• Mortgage (P&I): −$1,518
• Tax from tax record: −$174 /mo · $2,083/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-271

Break-even live

Break-even rent $2,294

Max offer price $241,555

Occupancy floor —

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: $72,375
• Closing costs: $8,685
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3632 Leafy Pass Jonesboro, AR	3.0	2.0	1662	$1,750	$1.05	43d	1	0.83mi
5242 Orchard Pass Jonesboro, AR	4.0	1.0	1500	$1,700	$1.13	43d	1	0.94mi
5707 Pope St Jonesboro, AR	4.0	2.0	1459	$1,750	$1.20	43d	1	1.26mi
5303 Southwest Dr Jonesboro, AR	3.0	2.5	2064	$2,000	$0.97	43d	1	1.39mi

Listing history 24 events

1. 2026-06-02
   days on market $289,500 Active 134 DOM
2. 2026-06-01
   days on market $289,500 Active 133 DOM
3. 2026-05-31
   days on market $289,500 Active 132 DOM
4. 2026-05-30
   days on market $289,500 Active 131 DOM
5. 2026-01-19
   listed $289,500 Active 905-char remark

   Show marketing remark (905 chars)

   Welcome to this inviting and well-maintained 3 bedroom, 2 bath all-brick and stone home, nestled in a charming and sought-after Valley View neighborhood. The entire main level features fresh, updated paint and many new fixtures, creating a bright and modern feel throughout. Inside, you'll find beautiful hardwood flooring in the main living areas, along with spacious bedrooms and generous closet space. New downstairs carpet just installed March 2026. Upstairs, a versatile flex room offers endless possibilities Use it as a fourth bedroom, home office, playroom, or bonus room to suit your needs. Step outside to enjoy the private patio, perfect for relaxing or entertaining guests with a backyard BBQ. The attached garage provides additional storage and convenient parking. Don't miss your chance to make this move-in ready home yourscall today to schedule your private showing! * Agents see remarks.

6. 2025-10-05
   price $289,500
7. 2025-05-01
   listed $299,500 Active
8. 2024-05-24
   soldstatus $235,000 Closed
9. 2024-05-24
   soldstatus $235,000
10. 2024-05-23
    soldstatus $235,000
11. 2024-04-17
    historical Active Under Contract
12. 2024-04-11
    price $252,000
13. 2024-04-01
    listed $257,000 Active
14. 2024-04-01
    listed $257,000
15. 2018-03-27
    soldstatus $185,000
16. 2018-03-26
    soldstatus $185,000
17. 2018-03-26
    soldstatus $185,000
18. 2017-12-06
    listed $189,800
19. 2017-12-06
    listed $189,800
20. 2014-07-28
    soldstatus $190,000
21. 2011-11-16
    soldstatus $186,500
22. 2011-03-11
    soldstatus $141,000
23. 2011-03-11
    soldstatus $141,000
24. 2003-02-04
    soldstatus $471,000

ⓘ 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: $2,083 · $174/mo
• Projected year-2 tax: $2,083 · $174/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,407
• − Mortgage interest: −$16,217
• − Property taxes: −$2,083
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$8,422
• Taxable loss: −$8,507
• Est. tax savings @ 24.0%: +$2,042
• After-tax cash flow: $-1,215/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: Valley View School District
• NCES district ID: 0513380
• Math proficiency: 55% ▼ -11.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $79,148
• Composite: 51.78/100
• National rank: #1672
• State rank: #4 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

-38.5% since first listed

20 events — show timeline

• 2026-01-19 Listed $289,500 NEABOR MLS
• 2025-10-05 Price Changed $289,500 NEABOR MLS
• 2025-05-01 Listed $299,500 NEABOR MLS
• 2024-05-24 Sold (MLS) $235,000 CARMLS
• 2024-05-24 Sold (MLS) $235,000 NEABOR MLS
• 2024-05-23 Sold (Public Records) $235,000 Public Records
• 2024-04-17 Contingent — NEABOR MLS
• 2024-04-11 Price Changed $252,000 NEABOR MLS
• 2024-04-01 Listed $257,000 CARMLS
• 2024-04-01 Listed $257,000 NEABOR MLS
• 2018-03-27 Sold (Public Records) $185,000 Public Records
• 2018-03-26 Sold (MLS) $185,000 NEABOR MLS
• 2018-03-26 Sold (MLS) $185,000 CARMLS
• 2017-12-06 Listed $189,800 NEABOR MLS
• 2017-12-06 Listed $189,800 CARMLS
• 2014-07-28 Sold (Public Records) $190,000 Public Records
• 2011-11-16 Sold (Public Records) $186,500 Public Records
• 2011-03-11 Sold (Public Records) $141,000 Public Records
• 2011-03-11 Sold (Public Records) $141,000 Public Records
• 2003-02-04 Sold (Public Records) $471,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,083 · +0.0% YoY. Source: county tax records.