1325 Southeastern Ave · Jacksonville, AR 72076

$100,000

3 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 16 Days on market

Built 1993 0.32 ac lot $76/sqft · 22% below area Est $129k · 22% under

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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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great for a first time home or downsizing! Shower door will be replaced in master. NEW wood laminate through out, New vinyl in kitchen, Laundry and baths (looks like tile) Fresh paint through out, new 2 inch blinds. Siding, storm doors. LARGE shop and sheds. Large covered deck in back with ceiling fans plus large front porch with ceiling fans! Newer stainless steel fridge conveys with an accepted offer. Living room has a nice pellet stove that will heat the whole house! Sq ft approx. measuring encouraged.

Key facts

• 0.32 acre lot
• Built 1993
• Listed 16 days

Property features AI

Finance

• Financial info: Financing available: Conventional loan or cash

Exterior

• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Metal/vinyl siding
• Construction: Metal roof; Crawl space foundation
• Exterior features: Deck; Porch; Fully fenced yard; Outside storage area; Chain link fencing; Paved road access; Level lot in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove; Dishwasher
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Sheetrock walls/ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

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 $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.0% in Jacksonville — 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 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: schools F, crime F, amenities 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.
• Market conditions: Rents rising (+3.1%/yr); 154 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $78k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $98,500 (1.5% 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 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?
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: 1.26% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.79%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (median comp): $128,960
• List price: $100,000
• Delta: -22.46%
• 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
1224 Lee Mac Dr	0.21mi	3/2.0	1,305 (-1%)	9mo	$183,000	$140	82
1117 Sorrells Dr	0.17mi	3/1.5	1,397 (+6%)	4mo	$85,000	$61	77
1101 Lehman	0.25mi	3/1.5	1,344 (+2%)	9mo	$89,000	$66	76
813 Lehman Dr	0.37mi	3/1.5	1,344 (+2%)	3mo	$170,750	$127	75
1507 Pine View Dr	0.23mi	3/2.0	1,456 (+11%)	0mo	$200,000	$137	71
1113 Stevenson Cv	0.25mi	3/2.0	1,415 (+8%)	8mo	$190,000	$134	69
1017 Stevenson Cv	0.30mi	3/2.0	1,209 (-8%)	8mo	$165,000	$136	66
210 Lonsdale Cir	0.09mi	3/1.0	1,128 (-14%)	7mo	$70,000	$62	62
524 Southeastern Ave	0.51mi	3/1.5	1,356 (+3%)	9mo	$58,775	$43	62
38 Woodbriar Dr	0.49mi	3/1.0	1,282 (-3%)	9mo	$144,900	$113	61
32 Ross Cir	0.71mi	3/1.5	1,400 (+6%)	3mo	$95,000	$68	51
512 Lehman Dr	0.59mi	3/1.5	1,168 (-11%)	9mo	$73,500	$63	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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $4,394
• Equity at exit: $14,910

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $30,629
• Equity at exit: $8,646

Cash invested: $28,000 (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: 154
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$524
• Tax from tax record: −$111 /mo · $1,326/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $322

Break-even live

Break-even rent $856

Max offer price $100,000

Occupancy floor 70%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Lehman Dr Jacksonville, AR	3.0	1.5	1344	$1,200	$0.89	14d	1	0.27mi
1301 Liberty Dr Jacksonville, AR	3.0	2.0	1014	$1,295	$1.28	14d	1	0.37mi
950 Military Rd Jacksonville, AR	1.0–3.0	1.0–2.0	867	$1,015	$1.17	14d	13	0.43mi
708 Lehman Dr Jacksonville, AR	3.0	1.5	1075	$1,150	$1.07	14d	1	0.48mi
1409 Southern St Jacksonville, AR	3.0	1.0	1050	$1,050	$1.00	44d	1	0.52mi
609 Sorrells Dr Jacksonville, AR	3.0	1.0	1133	$1,195	$1.05	14d	1	0.52mi
1112 Ray Rd Jacksonville, AR	3.0	1.0	1166	$895	$0.77	44d	1	0.53mi
1115 Ray Rd Jacksonville, AR	4.0	1.5	1495	$1,495	$1.00	14d	1	0.55mi
1811 Neely St Unit 1811 Jacksonville, AR	3.0	1.0	996	$825	$0.83	44d	1	0.65mi
212 Wright Cv Jacksonville, AR	3.0	1.5	1326	$1,350	$1.02	23d	1	0.70mi
66 Wright Cir Jacksonville, AR	3.0	2.0	1246	$1,595	$1.28	23d	1	0.70mi
58 Wright Cir Jacksonville, AR	4.0	2.5	1468	$1,450	$0.99	14d	1	0.72mi
633 Smart St Jacksonville, AR	3.0	1.5	936	$995	$1.06	23d	1	0.74mi
873 Jane Dr Jacksonville, AR	2.0	1.0	971	$1,050	$1.08	44d	1	0.77mi
4 Georgeann Cir Jacksonville, AR	3.0	1.5	1479	$1,250	$0.85	14d	1	0.80mi
172 Roosevelt Rd Jacksonville, AR	2.0	1.0	1000	$800	$0.80	21d	1	0.83mi
1501 Angie Ct Jacksonville, AR	3.0	2.0	1296	$1,595	$1.23	21d	1	0.83mi
144 Pike Ave Jacksonville, AR	2.0	1.0	1050	$800	$0.76	44d	1	0.86mi
131 Galloway Cir Jacksonville, AR	3.0	1.0	912	$895	$0.98	44d	1	0.89mi
130 Joiner Ave Jacksonville, AR	4.0	2.0	1223	$1,550	$1.27	21d	1	0.92mi
107 Pike Ave Jacksonville, AR	3.0	1.0	1092	$995	$0.91	44d	1	0.95mi
197 Roosevelt Rd Jacksonville, AR	3.0	1.0	1300	$1,195	$0.92	19d	1	0.98mi
89 Belair Loop Jacksonville, AR	3.0	2.0	1093	$1,450	$1.33	21d	1	1.01mi
103 Overland Trl Jacksonville, AR	3.0	1.5	960	$1,195	$1.24	19d	1	1.02mi
300 Redbud Ct Jacksonville, AR	4.0	2.0	1559	$1,995	$1.28	23d	1	1.04mi
302 Redbud Ct Jacksonville, AR	4.0	2.0	1559	$1,995	$1.28	23d	1	1.04mi
105 Victory Cir Jacksonville, AR	4.0	2.0	1157	$1,550	$1.34	44d	1	1.06mi
215 N Elm St Unit 215 Jacksonville, AR	3.0	2.5	1600	$1,475	$0.92	23d	1	1.10mi
124 Karen Cv Jacksonville, AR	4.0	1.5	1000	$1,050	$1.05	44d	1	1.13mi
622 S Oak St Unit 620 Jacksonville, AR	2.0	1.5	1015	$725	$0.71	23d	1	1.24mi
714 S Spring St Unit 718 Jacksonville, AR	2.0	2.0	1000	$1,150	$1.15	23d	1	1.27mi
428 N Oak St Jacksonville, AR	3.0	1.5	996	$1,325	$1.33	44d	1	1.27mi
1516 S Bailey St Jacksonville, AR	3.0	2.0	1400	$1,395	$1.00	44d	1	1.40mi
1515 Stamps St Unit 1 Jacksonville, AR	3.0	2.0	1404	$1,395	$0.99	44d	1	1.45mi
7 Davis Ct Jacksonville, AR	3.0	1.5	1080	$925	$0.86	44d	1	1.47mi

Listing history 5 events

1. 2026-05-02
   listed $100,000 New Listing 458-char remark
2. 2015-05-21
   soldstatus $77,500
3. 2015-05-20
   soldstatus $77,500 510-char remark

   Show marketing remark (510 chars)

   Great for a first time home or downsizing! Shower door will be replaced in master. NEW wood laminate through out, New vinyl in kitchen, Laundry and baths (looks like tile) Fresh paint through out, new 2 inch blinds. Siding, storm doors. LARGE shop and sheds. Large covered deck in back with ceiling fans plus large front porch with ceiling fans! Newer stainless steel fridge conveys with an accepted offer. Living room has a nice pellet stove that will heat the whole house! Sq ft approx. measuring encouraged.

4. 2015-02-25
   historical 510-char remark

   Show marketing remark (510 chars)

   Great for a first time home or downsizing! Shower door will be replaced in master. NEW wood laminate through out, New vinyl in kitchen, Laundry and baths (looks like tile) Fresh paint through out, new 2 inch blinds. Siding, storm doors. LARGE shop and sheds. Large covered deck in back with ceiling fans plus large front porch with ceiling fans! Newer stainless steel fridge conveys with an accepted offer. Living room has a nice pellet stove that will heat the whole house! Sq ft approx. measuring encouraged.

5. 2014-11-07
   listed $78,900 510-char remark

   Show marketing remark (510 chars)

   Great for a first time home or downsizing! Shower door will be replaced in master. NEW wood laminate through out, New vinyl in kitchen, Laundry and baths (looks like tile) Fresh paint through out, new 2 inch blinds. Siding, storm doors. LARGE shop and sheds. Large covered deck in back with ceiling fans plus large front porch with ceiling fans! Newer stainless steel fridge conveys with an accepted offer. Living room has a nice pellet stove that will heat the whole house! Sq ft approx. measuring encouraged.

ⓘ 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: $1,326 · $111/mo
• Projected year-2 tax: $1,326 · $111/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 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $15,166
• − Mortgage interest: −$5,602
• − Property taxes: −$1,326
• − Insurance: −$500
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$2,909
• Taxable income: $2,403
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $3,286/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

+26.7% since first listed

6 events — show timeline

• 2026-05-20 Pending — CARMLS
• 2026-05-02 Listed $100,000 CARMLS
• 2015-05-21 Sold (Public Records) $77,500 Public Records
• 2015-05-20 Sold (MLS) $77,500 CARMLS
• 2015-02-25 Listing Removed — CARMLS
• 2014-11-07 Listed $78,900 CARMLS

Property tax history

+5.0%/yr

Latest (2025): $1,326 · +8.0% YoY. Source: county tax records.