706 Warner Ave · Jonesboro, AR 72401

$89,900

3 bd · 2.0 ba · 1,317 sqft · SingleFamily public records · 213 Days on market

7,436 sqft lot Est $141k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR ALERT: Dual-Property Portfolio Opportunity Secure your next profitable venture with this unique investment package! This offering includes a fantastic 3 bedroom, 1.5 bath property that is an ideal addition to any rental portfolio. The Main Property Highlights: 3 Bedrooms, 1.5 Baths: A desirable unit size for long-term rental appeal and tenant retention. Prime Investment Potential: Both currently are tenant occupied and cash flowing. The Bundle Advantage: This property can be bought in conjunction with 726 Warner, providing an instant two-property portfolio for maximum efficiency and cash flow. Don't miss the chance to double your investment footprint in one smooth transactio

Key facts

• 7,436 sq ft lot
• Garage
• Listed 213 days

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Single story
• Exterior features: Level lot

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating
• Interior features: Laminate flooring; Fireplace in the living room

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$140,919) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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.
• Jonesboro School District (urban): math 28% / reading 28% proficiency, ranked #169 of 238 in AR (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kindergarten Center (503 students, 100% FRL); Annie Camp Jr. High School (math 22% / reading 34%, grade F, #150 of 201 statewide, top 76%, 784 students, 100% FRL); The Academies At Jonesboro High School (math 16% / reading 27%, grade F, #225 of 292 statewide, top 78%, 1,386 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 301 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 36% of the median local income ($45k/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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $90k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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: 1.51% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.41%
• DSCR: 2.09
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $140,919
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
637 Warner	0.06mi	3/1.0	1,344 (+2%)	5mo	$120,000	$89	86
1000 W Huntington Ave	0.44mi	3/2.0	1,353 (+3%)	5mo	$115,000	$85	71
637 W Oak Ave	0.11mi	2/1.5 (-1)	1,405 (+7%)	8mo	$150,000	$107	70
1105 S Madison	0.39mi	2/2.0 (-1)	1,389 (+6%)	1mo	$52,000	$37	67
903 W Matthews Ave	0.17mi	3/2.0	1,138 (-14%)	4mo	$169,900	$149	66
1107 W Washington Ave	0.40mi	3/2.0	1,428 (+8%)	8mo	$238,000	$167	60
1302 W Huntington Ave	0.61mi	2/1.0 (-1)	1,284 (-2%)	2mo	$83,333	$65	57
1005 Chestnut St	0.43mi	3/1.0	1,155 (-12%)	1mo	$177,000	$153	54
1400 W Huntington Ave	0.69mi	4/2.0 (+1)	1,232 (-6%)	2mo	$83,334	$68	50
1308 W Huntington Ave	0.63mi	4/1.0 (+1)	1,226 (-7%)	2mo	$83,333	$68	48
523 W Thomas Ave	0.57mi	3/1.0	1,138 (-14%)	10mo	$123,400	$108	39
1506 Lamar Place Pl	0.57mi	2/1.5 (-1)	1,502 (+14%)	8mo	$205,000	$136	37

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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 1.75×
• Total profit: $18,905
• Equity at exit: $13,404

10-year hold

• IRR: 27.2%
• Equity multiple: 3.46×
• Total profit: $62,027
• Equity at exit: $7,773

Cash invested: $25,172 (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 72401

• Home prices YoY: -34.2%
• Rents YoY: 3.6%
• Active inventory: 301
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $512

Break-even live

Break-even rent $705

Max offer price $89,900

Occupancy floor 57%

Sensitivity live

Price	-10% $563	-5% $538	+0% $512	+5% $487	+10% $461
Rent	-10% $405	-5% $459	+0% $512	+5% $566	+10% $619
Rate	-1.0pp $557	-0.5pp $535	base $512	+0.5pp $489	+1.0pp $465

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1751 W Nettleton Ave Jonesboro, AR	2.0–3.0	1.0–1.5	1000	$995	$0.99	45d	1	0.90mi

Listing history 36 events

1. 2026-06-22
   days on market $89,900 Active 213 DOM
2. 2026-06-19
   days on market $89,900 Active 211 DOM
3. 2026-06-18
   days on market $89,900 Active 210 DOM
4. 2026-06-17
   days on market $89,900 Active 209 DOM
5. 2026-06-16
   days on market $89,900 Active 208 DOM
6. 2026-06-15
   days on market $89,900 Active 207 DOM
7. 2026-06-14
   days on market $89,900 Active 205 DOM
8. 2026-06-13
   days on market $89,900 Active 204 DOM
9. 2026-06-10
   days on market $89,900 Active 202 DOM
10. 2026-06-09
    days on market $89,900 Active 201 DOM
11. 2026-06-08
    days on market $89,900 Active 200 DOM
12. 2026-06-07
    days on market $89,900 Active 199 DOM
13. 2026-06-05
    days on market $89,900 Active 196 DOM
14. 2026-06-02
    days on market $89,900 Active 194 DOM
15. 2026-06-01
    days on market $89,900 Active 193 DOM
16. 2026-01-09
    price $89,900
17. 2025-11-16
    listed $95,000 Active
18. 2025-07-21
    historical $995
19. 2025-07-02
    price $995
20. 2025-05-31
    price $1,100
21. 2025-05-01
    listed $1,200
22. 2025-04-14
    price $119,900
23. 2025-04-08
    listed $125,000 Active
24. 2024-07-15
    price $157,000
25. 2024-06-26
    status Active
26. 2024-06-23
    listed $165,000 Active
27. 2021-01-13
    soldstatus $47,500
28. 2020-12-22
    soldstatus $47,500
29. 2020-12-22
    soldstatus $47,500
30. 2020-04-20
    historical
31. 2020-04-17
    listed $52,900
32. 2020-04-17
    listed $52,900
33. 2020-02-13
    listed $63,000
34. 2020-02-13
    listed $63,000
35. 2019-05-31
    listed $57,000
36. 2005-10-04
    soldstatus $30,000

ⓘ 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: $578 · $48/mo
• Projected year-2 tax: $578 · $48/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,241
• − Mortgage interest: −$5,036
• − Property taxes: −$578
• − Insurance: −$450
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$2,615
• Taxable income: $4,963
• Est. tax owed @ 24.0%: −$1,191
• After-tax cash flow: $4,954/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: Jonesboro School District
• NCES district ID: 0508280
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $34,347
• Composite: 23.06/100
• National rank: #7967
• State rank: #169 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): 42,602
• Household income: $45,329
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 2606.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 26% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -108.25%
• Current HPI: 208.2079
• Rent YoY: ▲ 3.64%
• 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

+199.7% since first listed

21 events — show timeline

• 2026-01-09 Price Changed $89,900 NEABOR MLS
• 2025-11-16 Listed $95,000 NEABOR MLS
• 2025-07-21 Rental Removed $995 APPFOLIO
• 2025-07-02 Price Changed $995 APPFOLIO
• 2025-05-31 Price Changed $1,100 APPFOLIO
• 2025-05-01 Listed for Rent $1,200 APPFOLIO
• 2025-04-14 Price Changed $119,900 NEABOR MLS
• 2025-04-08 Listed $125,000 NEABOR MLS
• 2024-07-15 Price Changed $157,000 NEABOR MLS
• 2024-06-26 Relisted — NEABOR MLS
• 2024-06-23 Listed $165,000 NEABOR MLS
• 2021-01-13 Sold (Public Records) $47,500 Public Records
• 2020-12-22 Sold (MLS) $47,500 CARMLS
• 2020-12-22 Sold (MLS) $47,500 NEABOR MLS
• 2020-04-20 Listing Removed — CARMLS
• 2020-04-17 Listed $52,900 CARMLS
• 2020-04-17 Listed $52,900 NEABOR MLS
• 2020-02-13 Listed $63,000 CARMLS
• 2020-02-13 Listed $63,000 NEABOR MLS
• 2019-05-31 Listed $57,000 NEABOR MLS
• 2005-10-04 Sold (Public Records) $30,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $578 · +0.0% YoY. Source: county tax records.