125 Union St · Jacksonville, AR 72076

$99,900

3 bd · 1.5 ba · 904 sqft · SingleFamily public records · 22 Days on market

Built 1945 8,276 sqft lot Est $89k · 12% over

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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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +5.1/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Keep on the Sunny Side of Life by owning your own slice of the sunny side addition. Investors this is turn key with tenants already occupying in a like new totally renovated home living the life in Jacksonville right out the front gate of the LRAFB with all new School District and schools with beautiful parks and recreation. "Package consists of 4 homes can be purchased together or separately. "

Key facts

• 8,276 sq ft lot
• Parking
• Built 1945

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional, cash, or other

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Insulated windows; Insulated doors
• Home design: Frame construction
• Construction: Frame exterior; Architectural shingle roof; Slab foundation
• Exterior features: Patio; Paved road access; Level, cleared lot in a subdivision

Interior

• Kitchen: Free‑standing stove; Electric range; Disposal
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Smoke detectors; Sheet rock walls/ceilings
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/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 8.7% 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: 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: Jacksonville Elementary School (792 students, 100% FRL); Jacksonville High School (math 10% / reading 18%, grade F, #268 of 292 statewide, top 92%, 1,168 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 154 active listings in the ZIP; 18 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $20k; list at $100k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.01% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $89,496
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1511 Rebel Dr	0.29mi	3/1.0	950 (+5%)	6mo	$110,000	$116	71
613 Hill	0.68mi	3/1.0	900 (-0%)	14mo	$73,000	$81	54
1413 Smithwick	0.56mi	3/1.0	972 (+8%)	10mo	$72,000	$74	51
1412 Smithwick Dr	0.58mi	3/1.0	972 (+8%)	16mo	$72,000	$74	45
712 Harpole St	0.63mi	2/1.0 (-1)	1,004 (+11%)	6mo	$115,000	$115	40
1204 Mcarthur Dr	0.27mi	2/1.0 (-1)	1,036 (+15%)	21mo	$102,500	$99	38

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-3,595
• Equity at exit: $14,895

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $13,173
• Equity at exit: $8,638

Cash invested: $27,972 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,009 high
• Mortgage (P&I): −$524
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $197

Break-even live

Break-even rent $760

Max offer price $99,900

Occupancy floor 75%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 Rebel Dr Jacksonville, AR	3.0	1.0	923	$1,050	$1.14	23d	1	0.34mi
200 Crestview Dr Unit 9 Jacksonville, AR	2.0	1.5	900	$900	$1.00	43d	1	0.57mi
712 W Martin St Jacksonville, AR	2.0	1.0	936	$995	$1.06	43d	1	0.59mi
620 Neal St Jacksonville, AR	3.0	1.0	900	$895	$0.99	43d	1	0.63mi
1310 Smithwick Dr Jacksonville, AR	1.0–2.0	1.0–1.5	862	$830	$0.96	14d	28	0.63mi
1 Pinewood Ct Unit 1A Jacksonville, AR	2.0	2.0	912	$750	$0.82	21d	1	1.14mi
3 Pinewood Ct Unit 3B Jacksonville, AR	2.0	2.0	912	$725	$0.79	14d	1	1.15mi
308 N Oak St Jacksonville, AR	2.0	1.0	788	$800	$1.02	14d	1	1.34mi
1011 S James St Jacksonville, AR	2.0	1.0	858	$765	$0.89	14d	1	1.34mi
1011 S James St Unit 02-2G Jacksonville, AR	2.0	1.0	858	$765	$0.89	23d	1	1.34mi
714 S Spring St Unit 718 Jacksonville, AR	2.0	2.0	1000	$1,150	$1.15	23d	1	1.37mi
1110 Heather St Unit B Jacksonville, AR	2.0	1.0	858	$835	$0.97	23d	1	1.38mi
622 S Oak St Unit 620 Jacksonville, AR	2.0	1.5	1015	$725	$0.71	23d	1	1.39mi
7 Davis Ct Jacksonville, AR	3.0	1.5	1080	$925	$0.86	43d	1	1.44mi
428 N Oak St Jacksonville, AR	3.0	1.5	996	$1,325	$1.33	43d	1	1.45mi
124 Karen Cv Jacksonville, AR	4.0	1.5	1000	$1,050	$1.05	43d	1	1.46mi
111 Wilson St Jacksonville, AR	2.0	1.0	696	$895	$1.29	23d	1	1.46mi
114 Wilson St Jacksonville, AR	2.0	1.0	696	$775	$1.11	43d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $99,900 Active 22 DOM
2. 2026-06-17
   days on market $99,900 Active 21 DOM
3. 2026-06-16
   days on market $99,900 Active 20 DOM
4. 2026-06-15
   days on market $99,900 Active 19 DOM
5. 2026-06-14
   days on market $99,900 Active 17 DOM
6. 2026-06-13
   days on market $99,900 Active 16 DOM
7. 2026-06-10
   days on market $99,900 Active 14 DOM
8. 2026-06-09
   days on market $99,900 Active 13 DOM
9. 2026-06-08
   days on market $99,900 Active 12 DOM
10. 2026-06-07
    days on market $99,900 Active 11 DOM
11. 2026-06-05
    days on market $99,900 Active 8 DOM
12. 2026-06-03
    statusdays on market $99,900 Active 7 DOM
13. 2026-06-02
    days on market $99,900 New Listing 6 DOM
14. 2026-06-01
    days on market $99,900 New Listing 5 DOM
15. 2026-05-31
    days on market $99,900 New Listing 4 DOM
16. 2026-05-31
    days on market $99,900 New Listing 3 DOM
17. 2026-05-27
    listed $99,900 New Listing
18. 2024-10-07
    historical $895
19. 2024-10-03
    price $895
20. 2024-09-13
    price $1,095
21. 2024-08-18
    listed $1,195
22. 2011-12-12
    soldstatus $20,000

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $639 · $53/mo
• Expected delta: +$224/yr (+$19/mo · 54.0%)

ⓘ 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: $12,111
• − Mortgage interest: −$5,596
• − Property taxes: −$415
• − Insurance: −$500
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$2,906
• Taxable income: $757
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $2,185/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

+399.5% since first listed

6 events — show timeline

• 2026-05-27 Listed $99,900 CARMLS
• 2024-10-07 Rental Removed $895 SHOWMOJO
• 2024-10-03 Price Changed $895 SHOWMOJO
• 2024-09-13 Price Changed $1,095 SHOWMOJO
• 2024-08-18 Listed for Rent $1,195 SHOWMOJO
• 2011-12-12 Sold (Public Records) $20,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $415 · +7.6% YoY. Source: county tax records.