2504 Brighton Ln · Jonesboro, AR 72404

$245,000

3 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 176 Days on market

8,276 sqft lot $150/sqft · at area comps Est $253k · at est.

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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 +12.6/30.0
• ARV discount +8.9/15.0
• Schools +5.2/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move-in ready 3-bedroom, 2-bath home offers comfort, space, and style in a quiet, established neighborhood. Step inside to find a bright, open layout featuring freshly painted walls, crisp white trim, and large windows that flood the space with natural light. The spacious living area is anchored by a cozy gas fireplace and tray ceiling, seamlessly connecting to the dining area and kitchen—ideal for everyday living or entertaining. he split bedroom floor plan provides privacy, with a generous primary suite featuring new carpet, patio access, and a relaxing ensuite bath with double sinks, a jetted tub, and separate shower. Outside, enjoy a fenced backyard with a covered patio and pergola—perfect for outdoor gatherings or quiet mornings with coffee. Additional highlights include stained concrete floors in the main living areas, a large laundry room, and a two-car garage. This home also features new ROOF, new HVAC, and new gas water heater! With its clean, updated feel and functional layout, this home is ready for new owners to make it their own!

Key facts

• Cozy gas fireplace
• Bright open layout
• Covered patio

Tags

• QUIET ESTABLISHED NEIGHBORHOOD
• BRIGHT OPEN LAYOUT
• COZY GAS FIREPLACE
• FENCED BACKYARD
• COVERED PATIO
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-32 ($-387/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (24.4% below list).
• Recommended offer: $185k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• 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.
• Zoned schools: Valley View Intermediate School (math 61% / reading 58%, grade B-, #38 of 454 statewide, top 9%, 893 students, 30% FRL); Valley View Junior High School (math 54% / reading 65%, grade B, #12 of 201 statewide, top 6%, 712 students, 25% FRL); Valley View High School (math 32% / reading 52%, grade F, #38 of 292 statewide, top 14%, 631 students, 22% FRL).
• Market conditions: Rents flat; 309 active listings in the ZIP; 4 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 32% 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 $7k 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 176 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $245k implies a 88% gain — meaningful room to come down on a strong offer.

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 $185,264 (24.4% 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 176 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (median comp): $252,593
• List price: $245,000
• Delta: -3.01%
• 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
2504 Brighton Ln	0.00mi	3/2.0	1,632 (0%)	0mo	$235,000	$144	100
5400 Cordova	0.04mi	3/2.0	1,823 (+12%)	9mo	$275,000	$151	71
2200 Jaybee Dr	0.27mi	3/2.0	1,496 (-8%)	11mo	$237,000	$158	64
6220 Alan Dr	0.66mi	3/2.5	1,695 (+4%)	1mo	$285,000	$168	60
5507 Cordova Ln	0.17mi	3/2.0	1,400 (-14%)	10mo	$220,000	$157	60
5608 Wildflower Ct	0.37mi	3/2.0	1,875 (+15%)	0mo	$240,000	$128	58
5701 Pope St	0.48mi	4/2.0 (+1)	1,459 (-11%)	4mo	$207,000	$142	52
5704 Boone St	0.50mi	4/2.0 (+1)	1,459 (-11%)	4mo	$207,000	$142	51
5701 Boone St	0.48mi	3/2.0	1,402 (-14%)	5mo	$202,550	$144	50
5705 Pope St	0.50mi	3/2.0	1,402 (-14%)	7mo	$214,775	$153	47
5700 Crockett Dr	0.45mi	3/2.0	1,402 (-14%)	11mo	$194,000	$138	46
2533 Judes Ct	0.71mi	4/2.0 (+1)	1,544 (-5%)	11mo	$196,500	$127	44

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: -19.5%
• Equity multiple: 0.33×
• Total profit: $-45,966
• Equity at exit: $36,530

10-year hold

• IRR: -17.2%
• Equity multiple: 0.14×
• Total profit: $-59,204
• Equity at exit: $21,183

Cash invested: $68,600 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-32

Break-even live

Break-even rent $1,893

Max offer price $239,309

Occupancy floor 97%

Sensitivity live

Price	-10% $106	-5% $37	+0% $-32	+5% $-102	+10% $-171
Rent	-10% $-179	-5% $-105	+0% $-32	+5% $41	+10% $114
Rate	-1.0pp $91	-0.5pp $30	base $-32	+0.5pp $-96	+1.0pp $-160

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5707 Pope St Jonesboro, AR	4.0	2.0	1459	$1,750	$1.20	45d	1	0.54mi
5303 Southwest Dr Jonesboro, AR	3.0	2.5	2064	$2,000	$0.97	45d	1	0.70mi
3632 Leafy Pass Jonesboro, AR	3.0	2.0	1662	$1,750	$1.05	45d	1	1.37mi
5242 Orchard Pass Jonesboro, AR	4.0	1.0	1500	$1,700	$1.13	45d	1	1.45mi

Listing history 7 events

1. 2026-05-06
   status Under Contract 1075-char remark

   Show marketing remark (1075 chars)

   This move-in ready 3-bedroom, 2-bath home offers comfort, space, and style in a quiet, established neighborhood. Step inside to find a bright, open layout featuring freshly painted walls, crisp white trim, and large windows that flood the space with natural light. The spacious living area is anchored by a cozy gas fireplace and tray ceiling, seamlessly connecting to the dining area and kitchen—ideal for everyday living or entertaining. he split bedroom floor plan provides privacy, with a generous primary suite featuring new carpet, patio access, and a relaxing ensuite bath with double sinks, a jetted tub, and separate shower. Outside, enjoy a fenced backyard with a covered patio and pergola—perfect for outdoor gatherings or quiet mornings with coffee. Additional highlights include stained concrete floors in the main living areas, a large laundry room, and a two-car garage. This home also features new ROOF, new HVAC, and new gas water heater! With its clean, updated feel and functional layout, this home is ready for new owners to make it their own!

2. 2026-02-03
   price $245,000 1075-char remark

   Show marketing remark (1075 chars)

   This move-in ready 3-bedroom, 2-bath home offers comfort, space, and style in a quiet, established neighborhood. Step inside to find a bright, open layout featuring freshly painted walls, crisp white trim, and large windows that flood the space with natural light. The spacious living area is anchored by a cozy gas fireplace and tray ceiling, seamlessly connecting to the dining area and kitchen—ideal for everyday living or entertaining. he split bedroom floor plan provides privacy, with a generous primary suite featuring new carpet, patio access, and a relaxing ensuite bath with double sinks, a jetted tub, and separate shower. Outside, enjoy a fenced backyard with a covered patio and pergola—perfect for outdoor gatherings or quiet mornings with coffee. Additional highlights include stained concrete floors in the main living areas, a large laundry room, and a two-car garage. This home also features new ROOF, new HVAC, and new gas water heater! With its clean, updated feel and functional layout, this home is ready for new owners to make it their own!

3. 2026-02-02
   price $245,000
4. 2025-12-08
   price $250,000 1075-char remark

   Show marketing remark (1075 chars)

   This move-in ready 3-bedroom, 2-bath home offers comfort, space, and style in a quiet, established neighborhood. Step inside to find a bright, open layout featuring freshly painted walls, crisp white trim, and large windows that flood the space with natural light. The spacious living area is anchored by a cozy gas fireplace and tray ceiling, seamlessly connecting to the dining area and kitchen—ideal for everyday living or entertaining. he split bedroom floor plan provides privacy, with a generous primary suite featuring new carpet, patio access, and a relaxing ensuite bath with double sinks, a jetted tub, and separate shower. Outside, enjoy a fenced backyard with a covered patio and pergola—perfect for outdoor gatherings or quiet mornings with coffee. Additional highlights include stained concrete floors in the main living areas, a large laundry room, and a two-car garage. This home also features new ROOF, new HVAC, and new gas water heater! With its clean, updated feel and functional layout, this home is ready for new owners to make it their own!

5. 2025-12-08
   price $250,000

   Show marketing remark (1075 chars)

   This move-in ready 3-bedroom, 2-bath home offers comfort, space, and style in a quiet, established neighborhood. Step inside to find a bright, open layout featuring freshly painted walls, crisp white trim, and large windows that flood the space with natural light. The spacious living area is anchored by a cozy gas fireplace and tray ceiling, seamlessly connecting to the dining area and kitchen—ideal for everyday living or entertaining. he split bedroom floor plan provides privacy, with a generous primary suite featuring new carpet, patio access, and a relaxing ensuite bath with double sinks, a jetted tub, and separate shower. Outside, enjoy a fenced backyard with a covered patio and pergola—perfect for outdoor gatherings or quiet mornings with coffee. Additional highlights include stained concrete floors in the main living areas, a large laundry room, and a two-car garage. This home also features new ROOF, new HVAC, and new gas water heater! With its clean, updated feel and functional layout, this home is ready for new owners to make it their own!

6. 2025-11-11
   listed $252,900 New Listing 1075-char remark

   Show marketing remark (1075 chars)

   This move-in ready 3-bedroom, 2-bath home offers comfort, space, and style in a quiet, established neighborhood. Step inside to find a bright, open layout featuring freshly painted walls, crisp white trim, and large windows that flood the space with natural light. The spacious living area is anchored by a cozy gas fireplace and tray ceiling, seamlessly connecting to the dining area and kitchen—ideal for everyday living or entertaining. he split bedroom floor plan provides privacy, with a generous primary suite featuring new carpet, patio access, and a relaxing ensuite bath with double sinks, a jetted tub, and separate shower. Outside, enjoy a fenced backyard with a covered patio and pergola—perfect for outdoor gatherings or quiet mornings with coffee. Additional highlights include stained concrete floors in the main living areas, a large laundry room, and a two-car garage. This home also features new ROOF, new HVAC, and new gas water heater! With its clean, updated feel and functional layout, this home is ready for new owners to make it their own!

7. 2007-04-10
   soldstatus $130,000

ⓘ 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: $1,307 · $109/mo
• Projected year-2 tax: $1,568 · $131/mo
• Expected delta: +$261/yr (+$22/mo · 20.0%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $22,232
• − Mortgage interest: −$13,724
• − Property taxes: −$1,307
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$7,127
• Taxable loss: −$4,708
• Est. tax savings @ 24.0%: +$1,130
• After-tax cash flow: $743/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

+88.5% since first listed

7 events — show timeline

• 2026-05-06 Pending — CARMLS
• 2026-02-03 Price Changed $245,000 CARMLS
• 2026-02-02 Price Changed $245,000 NEABOR MLS
• 2025-12-08 Price Changed $250,000 CARMLS
• 2025-12-08 Price Changed $250,000 NEABOR MLS
• 2025-11-11 Listed $252,900 CARMLS
• 2007-04-10 Sold (Public Records) $130,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,307 · -6.4% YoY. Source: county tax records.