509 Wiregrass Way · Jonesboro, AR 72405

$289,900

4 bd · 2.0 ba · 1,814 sqft · SingleFamily public records · 7 Days on market

8,712 sqft lot Est $283k · 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 +10.1/30.0
• Appreciation +9.7/10.0
• ARV discount +6.4/15.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.9/10.0

Listing remarks MLS

Looking for a very nice, brick home with 1814 S. F. and many other amenities like Stainless Steel appliances, acid stain floors are just a few of the features in this home for you! This beautiful home comes with four bedrooms and two baths all on one level and solid surface countertops throughout. Open floor plan and with oversized master bedroom and a luxurious master bath with its double vanity, tiled, walk in shower and lavish soak tub. Outside you can enjoy the covered patio and the privacy fenced backyard! Call to set up your appointment to see this home!

Key facts

• Large center island
• Covered back patio
• Crown molding

Tags

• ACID STAINED CONCRETE FLOORS
• CROWN MOLDING
• STAINLESS STEEL APPLIANCES
• SOLID SURFACE COUNTERTOPS
• LARGE CENTER ISLAND
• COVERED BACK PATIO

Property features AI

Finance

• Financial info: Annual tax approximately $1,717

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; Residential property
• Construction: Brick construction
• Exterior features: Patio; Porch; Lot approximately 0.2 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating
• Interior features: Living room fireplace

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 $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (29.6% below list).
• Recommended offer: $204k (29.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.4% in Jonesboro — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Nettleton School District (urban): math 21% / reading 24% proficiency, ranked #199 of 238 in AR (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: University Heights School of Medical Arts (math 24% / reading 18%, grade F, #373 of 454 statewide, top 83%, 398 students, 100% FRL); Nettleton Junior High School (math 21% / reading 31%, grade F, #159 of 201 statewide, top 80%, 546 students, 100% FRL); Nettleton High School (math 11% / reading 27%, grade F, #248 of 292 statewide, top 86%, 981 students, 68% FRL) — zoned schools average 89% FRL vs 56% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 150 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (9.4% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 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.

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 $204,048 (29.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $282,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4837 Edgemont Dr	0.53mi	4/2.0	1,819 (+0%)	2mo	$294,990	$162	73
1009 Cypress Springs Cv	0.44mi	3/2.0 (-1)	1,788 (-1%)	0mo	$255,000	$143	72
280 Prospect Farm Ln	0.42mi	3/2.0 (-1)	1,698 (-6%)	1mo	$246,900	$145	64
4108 Stoke Dr	0.27mi	4/2.5	2,069 (+14%)	1mo	$330,000	$159	61
300 Prospect Trl	0.48mi	3/2.0 (-1)	1,924 (+6%)	1mo	$125,000	$65	61
4145 Lynx	0.58mi	3/2.0 (-1)	1,887 (+4%)	2mo	$303,900	$161	59
4208 Bobcat Meadow Ln	0.55mi	3/2.0 (-1)	1,911 (+5%)	2mo	$297,500	$156	59
4117 Bobcat Meadow Ln	0.54mi	3/2.0 (-1)	1,699 (-6%)	1mo	$284,900	$168	58
4811 Yukon Dr	0.53mi	3/2.0 (-1)	1,680 (-7%)	1mo	$235,000	$140	57
4307 Cypress Springs Rd	0.53mi	3/2.0 (-1)	1,680 (-7%)	1mo	$255,000	$152	57
4101 Stephanie Ln	0.40mi	5/2.5 (+1)	2,048 (+13%)	1mo	$276,000	$135	52
712 Edgemont Cir	0.65mi	3/2.0 (-1)	1,672 (-8%)	2mo	$283,990	$170	50

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: 21.2%
• Equity multiple: 2.67×
• Total profit: $135,367
• Equity at exit: $248,985

10-year hold

• IRR: 19.2%
• Equity multiple: 5.98×
• Total profit: $404,370
• Equity at exit: $524,493

Cash invested: $81,172 (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: 150
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,040 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$143 /mo · $1,717/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-172

Break-even live

Break-even rent $2,258

Max offer price $259,480

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-90	+0% $-172	+5% $-254	+10% $-336
Rent	-10% $-333	-5% $-253	+0% $-172	+5% $-92	+10% $-11
Rate	-1.0pp $-26	-0.5pp $-98	base $-172	+0.5pp $-247	+1.0pp $-324

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
337 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,600	$1.13	45d	1	0.22mi
259 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,550	$1.09	45d	1	0.38mi

Listing history 7 events

1. 2026-06-21
   days on market $289,900 Active 7 DOM
2. 2026-06-19
   days on market $289,900 Active 5 DOM
3. 2026-06-18
   days on market $289,900 Active 4 DOM
4. 2026-06-17
   days on market $289,900 Active 3 DOM
5. 2026-06-16
   days on market $289,900 Active 2 DOM
6. 2026-06-15
   remarks 699-char remark
7. 2026-06-15
   listed $289,900 Active 1 DOM

ⓘ 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: $1,717 · $143/mo
• Projected year-2 tax: $1,855 · $155/mo
• Expected delta: +$138/yr (+$11/mo · 8.0%)

ⓘ 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 4/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,486
• − Mortgage interest: −$16,239
• − Property taxes: −$1,717
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$8,433
• Taxable loss: −$7,271
• Est. tax savings @ 24.0%: +$1,745
• After-tax cash flow: $-321/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: Nettleton School District
• NCES district ID: 0510440
• Math proficiency: 21% ▼ -16.00%
• Reading proficiency: 24% ▼ -12.00%
• Median HH income: $39,754
• Composite: 19.0/100
• National rank: #8846
• State rank: #199 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

+598.6% since first listed

33 events — show timeline

• 2026-06-14 Listed $289,900 NEABOR MLS
• 2025-08-29 Sold (Public Records) $276,000 Public Records
• 2025-08-29 Sold (MLS) $276,000 NEABOR MLS
• 2025-08-29 Sold (MLS) $276,000 CARMLS
• 2025-08-01 Delisted — NEABOR MLS
• 2025-07-31 Pending — CARMLS
• 2025-07-11 Listing Removed — CARMLS
• 2025-07-11 Listed $284,900 NEABOR MLS
• 2025-07-11 Listed $284,900 CARMLS
• 2025-05-08 Price Changed $285,000 CARMLS
• 2025-05-08 Price Changed $285,000 NEABOR MLS
• 2025-03-05 Price Changed $295,000 CARMLS
• 2025-03-04 Price Changed $295,000 NEABOR MLS
• 2025-01-14 Listed $299,900 NEABOR MLS
• 2025-01-14 Listed $299,900 CARMLS
• 2022-06-10 Sold (Public Records) $274,900 Public Records
• 2022-06-08 Sold (MLS) $274,900 NEABOR MLS
• 2022-04-29 Listed $274,900 NEABOR MLS
• 2019-05-02 Sold (Public Records) $199,900 Public Records
• 2019-05-01 Sold (MLS) $199,900 NEABOR MLS
• 2019-05-01 Sold (MLS) $199,900 CARMLS
• 2019-02-04 Listed $199,900 NEABOR MLS
• 2019-02-04 Listed $199,900 CARMLS
• 2019-02-02 Listing Removed — CARMLS
• 2018-08-01 Listing Removed — CARMLS
• 2018-08-01 Listed $209,900 CARMLS
• 2018-08-01 Listed $209,900 NEABOR MLS
• 2018-07-20 Listed $214,900 CARMLS
• 2018-07-20 Listed $214,900 NEABOR MLS
• 2018-01-05 Sold (MLS) $39,900 CARMLS
• 2018-01-05 Sold (MLS) $39,900 NEABOR MLS
• 2017-11-06 Listed $41,500 CARMLS
• 2017-11-06 Listed $41,500 NEABOR MLS

Property tax history

+24.1%/yr

Latest (2025): $1,717 · +7.2% YoY. Source: county tax records.