6033 Spencer Dr · Jonesboro, AR 72405

$229,900

4 bd · 2.0 ba · 1,666 sqft · SingleFamily public records · 23 Days on market

Built 2019 8,712 sqft lot $138/sqft · at area comps Est $241k · at est.

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Why this score? — see what drove the C 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 +16.5/30.0
• Appreciation +9.7/10.0
• ARV discount +9.6/15.0
• DSCR +5.1/10.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to Market 6033 Spencer Drive of the Windsor Landing Subdivision in Jonesboro, Arkansas within the Brookland School District. Situated on a . 20 +/- acre level, privacy fenced lot is a 2019 built traditional style home. The exterior is wrapped in brick and vinyl, topped with 2024 architectural shingles, and accented by shutters, gutters, landscaping, french drain, backyard patio, and 2 car garage with storage closet. The interior holds 1,666 sf of well laid out living space over a split and open concept floor plan. The living room offers a tray ceiling and access to the patio. The eat-in kitchen features tiled backsplash, stainless steel appliances, and ample cabinet and countertop space. The Master wing includes an en-suite with walk-in closet, dual vanities, jetted tub, and walk-in shower. Three spare bedrooms, spare bathroom with shower/tub combo, and laundry room complete the layout. Priced to sell and move-in ready. Conveniently located near Arkansas State University, NEA Baptist Hospital, and favorite local amenities with easy access to Highway 49 N. Call today to make this house your home or next addition to your rental portfolio.

Key facts

• Privacy fenced lot
• Backyard patio
• Tiled backsplash

Tags

• PRIVACY FENCED LOT
• BRICK AND VINYL EXTERIOR
• 2024 ARCHITECTURAL SHINGLES
• BACKYARD PATIO
• TILED BACKSPLASH
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/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 $191k (16.9% below list).
• Recommended offer: $191k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• Brookland School District (suburban): math 45% / reading 39% proficiency, ranked #47 of 238 in AR (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 152 active listings in the ZIP; solid renter incomes; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k appreciation (9.4% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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 $183k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe 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 $191,137 (16.9% 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. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 10.0

CMA / ARV

• ARV (median comp): $241,397
• List price: $229,900
• Delta: -4.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6033 Spencer Dr	0.00mi	4/2.0	1,666 (0%)	1mo	$229,900	$138	100
4561 Plymouth	0.08mi	3/2.0 (-1)	1,685 (+1%)	5mo	$245,000	$145	85
4563 Edinburgh St	0.04mi	3/2.0 (-1)	1,571 (-6%)	4mo	$235,000	$150	80
6032 Whitecliff Dr	0.18mi	4/2.0	1,809 (+9%)	1mo	$253,800	$140	77
6025 Whitecliff Dr	0.17mi	4/2.0	1,819 (+9%)	2mo	$262,000	$144	75
6054 Whitecliff Dr	0.21mi	3/2.0 (-1)	1,760 (+6%)	4mo	$274,900	$156	72
2319 Manchester Dr	0.18mi	3/2.0 (-1)	1,744 (+5%)	11mo	$219,000	$126	70
6048 Whitecliff Dr	0.20mi	3/2.0 (-1)	1,590 (-5%)	12mo	$263,100	$165	68
2200 Sheffield	0.27mi	4/2.0	1,786 (+7%)	12mo	$220,000	$123	66
2316 Sheffield Dr	0.34mi	3/2.0 (-1)	1,531 (-8%)	5mo	$190,000	$124	61
2213 Sheffield Dr	0.32mi	3/2.0 (-1)	1,472 (-12%)	2mo	$199,900	$136	59
5909 Megan Dr	0.31mi	3/2.0 (-1)	1,440 (-14%)	2mo	$188,000	$131	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.93×
• Total profit: $124,494
• Equity at exit: $197,453

10-year hold

• IRR: 22.1%
• Equity multiple: 6.56×
• Total profit: $357,631
• Equity at exit: $415,939

Cash invested: $64,372 (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 72405

• Home prices YoY: 3.5%
• Active inventory: 152
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,911 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$76 /mo · $908/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $133

Break-even live

Break-even rent $1,743

Max offer price $229,900

Occupancy floor 88%

Sensitivity live

Price	-10% $263	-5% $198	+0% $133	+5% $68	+10% $3
Rent	-10% $-18	-5% $57	+0% $133	+5% $208	+10% $284
Rate	-1.0pp $249	-0.5pp $191	base $133	+0.5pp $73	+1.0pp $13

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-05-10
   status Under Contract 1162-char remark

   Show marketing remark (1162 chars)

   Welcome to Market 6033 Spencer Drive of the Windsor Landing Subdivision in Jonesboro, Arkansas within the Brookland School District. Situated on a . 20 +/- acre level, privacy fenced lot is a 2019 built traditional style home. The exterior is wrapped in brick and vinyl, topped with 2024 architectural shingles, and accented by shutters, gutters, landscaping, french drain, backyard patio, and 2 car garage with storage closet. The interior holds 1,666 sf of well laid out living space over a split and open concept floor plan. The living room offers a tray ceiling and access to the patio. The eat-in kitchen features tiled backsplash, stainless steel appliances, and ample cabinet and countertop space. The Master wing includes an en-suite with walk-in closet, dual vanities, jetted tub, and walk-in shower. Three spare bedrooms, spare bathroom with shower/tub combo, and laundry room complete the layout. Priced to sell and move-in ready. Conveniently located near Arkansas State University, NEA Baptist Hospital, and favorite local amenities with easy access to Highway 49 N. Call today to make this house your home or next addition to your rental portfolio.

2. 2026-05-04
   price $229,900 1162-char remark

   Show marketing remark (1162 chars)

   Welcome to Market 6033 Spencer Drive of the Windsor Landing Subdivision in Jonesboro, Arkansas within the Brookland School District. Situated on a . 20 +/- acre level, privacy fenced lot is a 2019 built traditional style home. The exterior is wrapped in brick and vinyl, topped with 2024 architectural shingles, and accented by shutters, gutters, landscaping, french drain, backyard patio, and 2 car garage with storage closet. The interior holds 1,666 sf of well laid out living space over a split and open concept floor plan. The living room offers a tray ceiling and access to the patio. The eat-in kitchen features tiled backsplash, stainless steel appliances, and ample cabinet and countertop space. The Master wing includes an en-suite with walk-in closet, dual vanities, jetted tub, and walk-in shower. Three spare bedrooms, spare bathroom with shower/tub combo, and laundry room complete the layout. Priced to sell and move-in ready. Conveniently located near Arkansas State University, NEA Baptist Hospital, and favorite local amenities with easy access to Highway 49 N. Call today to make this house your home or next addition to your rental portfolio.

3. 2026-05-03
   price $229,900
4. 2026-04-17
   listed $234,900 New Listing 1162-char remark

   Show marketing remark (1162 chars)

   Welcome to Market 6033 Spencer Drive of the Windsor Landing Subdivision in Jonesboro, Arkansas within the Brookland School District. Situated on a . 20 +/- acre level, privacy fenced lot is a 2019 built traditional style home. The exterior is wrapped in brick and vinyl, topped with 2024 architectural shingles, and accented by shutters, gutters, landscaping, french drain, backyard patio, and 2 car garage with storage closet. The interior holds 1,666 sf of well laid out living space over a split and open concept floor plan. The living room offers a tray ceiling and access to the patio. The eat-in kitchen features tiled backsplash, stainless steel appliances, and ample cabinet and countertop space. The Master wing includes an en-suite with walk-in closet, dual vanities, jetted tub, and walk-in shower. Three spare bedrooms, spare bathroom with shower/tub combo, and laundry room complete the layout. Priced to sell and move-in ready. Conveniently located near Arkansas State University, NEA Baptist Hospital, and favorite local amenities with easy access to Highway 49 N. Call today to make this house your home or next addition to your rental portfolio.

5. 2026-02-28
   historical
6. 2026-02-27
   status Under Contract
7. 2026-02-27
   historical
8. 2026-02-17
   price $234,900
9. 2026-02-16
   price $234,900
10. 2025-11-27
    price $244,900
11. 2025-11-26
    price $244,900
12. 2025-09-28
    listed $249,000 Active
13. 2025-09-27
    listed $249,000 New Listing
14. 2025-09-11
    historical
15. 2025-07-08
    price $254,900
16. 2025-07-08
    price $254,900
17. 2025-05-18
    listed $259,900 Active
18. 2025-05-18
    listed $259,900 New Listing
19. 2025-02-24
    price $269,000
20. 2025-01-17
    listed $274,900 Active
21. 2020-05-22
    soldstatus $183,000
22. 2020-05-22
    soldstatus $183,000
23. 2019-05-16
    listed $183,000
24. 2019-05-16
    listed $183,000

ⓘ 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: $908 · $76/mo
• Projected year-2 tax: $1,471 · $123/mo
• Expected delta: +$563/yr (+$47/mo · 62.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe 99% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,936
• − Mortgage interest: −$12,878
• − Property taxes: −$908
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$6,688
• Taxable loss: −$2,357
• Est. tax savings @ 24.0%: +$566
• After-tax cash flow: $2,161/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: Brookland School District
• NCES district ID: 0503640
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $52,226
• Composite: 36.4/100
• National rank: #4678
• State rank: #47 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): 18,675
• Household income: $92,440
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 443.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Black 9% Hispanic / Latino 3% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Arabic 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: ▲ 9.42%
• Current HPI: 277.37
• Rent YoY: —
• 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

+25.6% since first listed

24 events — show timeline

• 2026-05-10 Pending — CARMLS
• 2026-05-04 Price Changed $229,900 CARMLS
• 2026-05-03 Price Changed $229,900 NEABOR MLS
• 2026-04-17 Listed $234,900 CARMLS
• 2026-02-28 Delisted — NEABOR MLS
• 2026-02-27 Pending — CARMLS
• 2026-02-27 Listing Removed — CARMLS
• 2026-02-17 Price Changed $234,900 CARMLS
• 2026-02-16 Price Changed $234,900 NEABOR MLS
• 2025-11-27 Price Changed $244,900 CARMLS
• 2025-11-26 Price Changed $244,900 NEABOR MLS
• 2025-09-28 Listed $249,000 NEABOR MLS
• 2025-09-27 Listed $249,000 CARMLS
• 2025-09-11 Listing Removed — CARMLS
• 2025-07-08 Price Changed $254,900 CARMLS
• 2025-07-08 Price Changed $254,900 NEABOR MLS
• 2025-05-18 Listed $259,900 NEABOR MLS
• 2025-05-18 Listed $259,900 CARMLS
• 2025-02-24 Price Changed $269,000 NEABOR MLS
• 2025-01-17 Listed $274,900 NEABOR MLS
• 2020-05-22 Sold (MLS) $183,000 CARMLS
• 2020-05-22 Sold (MLS) $183,000 NEABOR MLS
• 2019-05-16 Listed $183,000 CARMLS
• 2019-05-16 Listed $183,000 NEABOR MLS

Property tax history

+32.7%/yr

Latest (2025): $908 · -9.9% YoY. Source: county tax records.