905 Stirrup Pl · Jacksonville, AR 72076

$130,000

3 bd · 1.5 ba · 1,062 sqft · SingleFamily public records · 30 Days on market

Built 1969 0.28 ac lot $122/sqft · 18% below area Est $159k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 905 Stirrup Place in Jacksonville, Arkansas, a well-maintained home tucked into a quiet cul-de-sac in an established neighborhood. This property offers a functional layout with comfortable living spaces designed for everyday living and easy entertaining. The kitchen provides ample cabinet and counter space and flows into the main living area, creating a warm and inviting atmosphere. The primary suite offers a private retreat with an en suite bath, while additional bedrooms provide flexibility for family, guests, or a home office. Step outside to enjoy a spacious backyard, perfect for relaxing evenings or weekend gatherings. Conveniently located with easy access to the Little Rock

Key facts

• Spacious backyard
• Functional layout
• Private retreat

Tags

• CUL-DE-SAC
• ESTABLISHED NEIGHBORHOOD
• FUNCTIONAL LAYOUT
• PRIVATE RETREAT
• EN SUITE BATH
• SPACIOUS BACKYARD

Property features AI

Finance

• Financial info: Accepts VA, FHA, conventional loans, cash, rural development, and in-house financing

Exterior

• Parking: 1-car garage
• Utilities: Public sewer; Public water; Electric service via co-op; Fiber internet available
• Home design: Brick exterior
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Partially fenced yard; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove; Dishwasher
• Flooring: Wood flooring; Vinyl flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Sheetrock and panel walls/ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-76 ($-909/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (27.6% below list).
• Recommended offer: $94k (27.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#231 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.
• Jacksonville North Pulaski School District (suburban): math 18% / reading 20% proficiency, ranked #211 of 238 in AR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Joe T. Robinson Middle School (math 40% / reading 49%, grade D, #61 of 201 statewide, top 32%, 544 students, 96% FRL); Joe T. Robinson High School (math 23% / reading 37%, grade F, #138 of 292 statewide, top 48%, 783 students, 24% FRL).
• Zoned-school proficiency averages 37% at this address vs 19% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Jacksonville North Pulaski School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.1%/yr); 163 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,117 (27.6% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• DSCR: 0.89
• GRM: 11.5

CMA / ARV

• ARV (median comp): $158,656
• List price: $130,000
• Delta: -14.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913 Stirrup	0.03mi	3/1.0	1,005 (-5%)	12mo	$117,000	$116	77
206 Dale Dr	0.17mi	3/2.0	1,196 (+13%)	15mo	$170,000	$142	56

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-25,858
• Equity at exit: $19,383

10-year hold

• IRR: -13.5%
• Equity multiple: 0.21×
• Total profit: $-28,596
• Equity at exit: $11,240

Cash invested: $36,400 (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 72076

• Home prices YoY: -30.3%
• Rents YoY: 3.1%
• Active inventory: 163
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $-76

Break-even live

Break-even rent $1,037

Max offer price $116,620

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-39	+0% $-76	+5% $-113	+10% $-149
Rent	-10% $-150	-5% $-113	+0% $-76	+5% $-39	+10% $-1
Rate	-1.0pp $-10	-0.5pp $-43	base $-76	+0.5pp $-109	+1.0pp $-144

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 Madden Rd Jacksonville, AR	2.0	1.0	1040	$795	$0.76	45d	1	0.87mi
1401 Plummer Dr Jacksonville, AR	2.0	1.0	800	$725	$0.91	45d	1	0.93mi
1515 Pine Dr Apt C Jacksonville, AR	2.0	1.0	775	$700	$0.90	45d	1	1.10mi

Listing history 33 events

1. 2026-06-22
   days on market $130,000 Active 30 DOM
2. 2026-06-18
   days on market $130,000 Active 27 DOM
3. 2026-06-17
   days on market $130,000 Active 26 DOM
4. 2026-06-16
   days on market $130,000 Active 25 DOM
5. 2026-06-15
   days on market $130,000 Active 24 DOM
6. 2026-06-14
   days on market $130,000 Active 22 DOM
7. 2026-06-13
   days on market $130,000 Active 21 DOM
8. 2026-06-10
   days on market $130,000 Active 19 DOM
9. 2026-06-09
   days on market $130,000 Active 18 DOM
10. 2026-06-08
    days on market $130,000 Active 17 DOM
11. 2026-06-07
    days on market $130,000 Active 16 DOM
12. 2026-06-05
    days on market $130,000 Active 13 DOM
13. 2026-06-03
    days on market $130,000 Active 12 DOM
14. 2026-06-02
    days on market $130,000 Active 11 DOM
15. 2026-06-01
    days on market $130,000 Active 10 DOM
16. 2026-05-31
    days on market $130,000 Active 9 DOM
17. 2026-05-31
    days on market $130,000 Active 8 DOM
18. 2026-05-19
    price $130,000 858-char remark
19. 2026-05-01
    listed $135,000 New Listing 858-char remark
20. 2023-12-29
    soldstatus $118,000
21. 2023-09-22
    historical
22. 2023-09-20
    listed $125,000
23. 2021-06-22
    soldstatus $95,000
24. 2021-04-13
    soldstatus $95,000
25. 2021-03-29
    historical
26. 2021-03-26
    soldstatus $95,000 Sold
27. 2021-01-10
    historical Take Backups
28. 2020-12-24
    listed $99,900 New Listing
29. 2020-10-06
    historical
30. 2020-07-20
    historical Take Backups
31. 2020-07-16
    listed $99,900 New Listing
32. 2019-09-26
    soldstatus $51,000
33. 2001-08-30
    soldstatus $60,564

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,000 · $83/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,294
• − Mortgage interest: −$7,282
• − Property taxes: −$1,000
• − Insurance: −$650
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$3,782
• Taxable loss: −$3,227
• Est. tax savings @ 24.0%: +$775
• After-tax cash flow: $-134/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: Jacksonville North Pulaski School District
• NCES district ID: 0500419
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $50,869
• Composite: 17.16/100
• National rank: #9110
• State rank: #211 of 238 in AR

Livability — Jacksonville

• Score: 61/100
• State rank: #231
• US rank: #17378

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, AR
• County: Pulaski County · 372,764 people
• City population: 38,437
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 38,437
• Household income: $54,379
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1733.0

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Black 38% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.51%
• Current HPI: 201.6405
• Rent YoY: ▲ 3.07%
• Metro: Little Rock-North Little Rock-Conway, 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

+114.6% since first listed

18 events — show timeline

• 2026-05-22 Listed $130,000 CARMLS
• 2026-05-20 Listing Removed — CARMLS
• 2026-05-19 Price Changed $130,000 CARMLS
• 2026-05-01 Listed $135,000 CARMLS
• 2023-12-29 Sold (Public Records) $118,000 Public Records
• 2023-09-22 Listing Removed — CARMLS
• 2023-09-20 Listed $125,000 CARMLS
• 2021-06-22 Sold (Public Records) $95,000 Public Records
• 2021-04-13 Sold (Public Records) $95,000 Public Records
• 2021-03-29 Listing Removed — CARMLS
• 2021-03-26 Sold (MLS) $95,000 CARMLS
• 2021-01-10 Contingent — CARMLS
• 2020-12-24 Listed $99,900 CARMLS
• 2020-10-06 Listing Removed — CARMLS
• 2020-07-20 Contingent — CARMLS
• 2020-07-16 Listed $99,900 CARMLS
• 2019-09-26 Sold (Public Records) $51,000 Public Records
• 2001-08-30 Sold (Public Records) $60,564 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,000 · +0.0% YoY. Source: county tax records.