1016 Rosemond Ave · Jonesboro, AR 72401

$167,500

3 bd · 2.5 ba · 1,460 sqft · SingleFamily public records · 38 Days on market

0.26 ac lot Est $158k · 6% over ↓ 3% since listing

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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 +14.6/30.0
• ARV discount +4.7/15.0
• DSCR +4.5/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

1016 Rosemond is new to the market! Located across the street from Jonesboro Magnet School Health, Wellness and Environmental Studies. This home has 3 bedrooms, 1 full bath and a half bath. 2 living areas, dining area, kitchen, 2 car carport with storage room and a fenced back yard with tons of shade. This home has been taken great care of and ready for new owners. Would also be a great rental property. Call for more information or to schedule a tour.

Key facts

• Storage room
• Fenced back yard
• 2 living areas

Tags

• FENCED BACK YARD
• 2 LIVING AREAS
• STORAGE ROOM

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Patio; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Ceramic tile; Laminate; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Fireplace in the living room; Dishwasher; Refrigerator; Gas water heater
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $40 ($476/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (18.9% below list).
• Recommended offer: $136k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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); 295 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 $1k of loan paydown is wiped out by about $5k 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 38 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $135,861 (18.9% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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: 0.81% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $157,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Rosemond Ave	0.07mi	3/2.0	1,432 (-2%)	3mo	$185,000	$129	89
1617 Ethel St	0.27mi	3/2.0	1,560 (+7%)	3mo	$169,000	$108	72
1804 Brookhaven Rd	0.24mi	3/2.0	1,355 (-7%)	4mo	$110,000	$81	72
1817 Greenwood St	0.14mi	3/2.0	1,619 (+11%)	2mo	$110,000	$68	72
2305 Anne	0.40mi	4/2.0 (+1)	1,504 (+3%)	5mo	$145,000	$96	65
901 Valley Dr	0.65mi	3/1.5	1,452 (-0%)	1mo	$167,000	$115	64
1305 Holly St	0.37mi	3/2.0	1,618 (+11%)	1mo	$164,900	$102	62
1110 Wilmar Cir	0.47mi	4/2.0 (+1)	1,583 (+8%)	4mo	$174,900	$110	54
1109 Owens Ave	0.45mi	3/2.0	1,654 (+13%)	2mo	$165,000	$100	53
1824 W College	0.57mi	3/1.5	1,270 (-13%)	1mo	$128,000	$101	47
703 Valley Dr	0.60mi	2/1.0 (-1)	1,308 (-10%)	0mo	$174,000	$133	43
2506 S Culberhouse St	0.70mi	3/2.0	1,275 (-13%)	2mo	$178,900	$140	43

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-23,793
• Equity at exit: $24,975

10-year hold

• IRR: -4.4%
• Equity multiple: 0.70×
• Total profit: $-14,034
• Equity at exit: $14,482

Cash invested: $46,900 (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: 295
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$85 /mo · $1,026/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $40

Break-even live

Break-even rent $1,308

Max offer price $167,500

Occupancy floor 92%

Sensitivity live

Price	-10% $134	-5% $87	+0% $40	+5% $-8	+10% $-55
Rent	-10% $-68	-5% $-14	+0% $40	+5% $93	+10% $147
Rate	-1.0pp $124	-0.5pp $82	base $40	+0.5pp $-4	+1.0pp $-48

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: $41,875
• Closing costs: $5,025
• 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	44d	1	0.43mi

Listing history 20 events

1. 2026-06-19
   days on market $167,500 Active 38 DOM
2. 2026-06-18
   days on market $167,500 Active 37 DOM
3. 2026-06-17
   days on market $167,500 Active 36 DOM
4. 2026-06-16
   days on market $167,500 Active 35 DOM
5. 2026-06-15
   days on market $167,500 Active 34 DOM
6. 2026-06-14
   days on market $167,500 Active 32 DOM
7. 2026-06-13
   days on market $167,500 Active 31 DOM
8. 2026-06-10
   days on market $167,500 Active 29 DOM
9. 2026-06-09
   days on market $167,500 Active 28 DOM
10. 2026-06-08
    days on market $167,500 Active 27 DOM
11. 2026-06-07
    days on market $167,500 Active 26 DOM
12. 2026-06-05
    days on market $167,500 Active 23 DOM
13. 2026-06-02
    days on market $167,500 Active 21 DOM
14. 2026-06-01
    days on market $167,500 Active 20 DOM
15. 2026-05-31
    days on market $167,500 Active 19 DOM
16. 2026-05-30
    days on market $167,500 Active 18 DOM
17. 2026-05-12
    listed $167,500 Active
18. 2026-04-19
    price $167,500
19. 2025-12-19
    price $169,999
20. 2025-11-10
    listed $173,000 Active

ⓘ 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: $1,026 · $85/mo
• Projected year-2 tax: $1,072 · $89/mo
• Expected delta: +$46/yr (+$4/mo · 4.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 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: $16,303
• − Mortgage interest: −$9,383
• − Property taxes: −$1,026
• − Insurance: −$838
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$4,873
• Taxable loss: −$2,424
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $1,057/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

-3.2% since first listed

4 events — show timeline

• 2026-05-12 Listed $167,500 NEABOR MLS
• 2026-04-19 Price Changed $167,500 NEABOR MLS
• 2025-12-19 Price Changed $169,999 NEABOR MLS
• 2025-11-10 Listed $173,000 NEABOR MLS

Property tax history

+2.4%/yr

Latest (2025): $1,026 · +0.0% YoY. Source: county tax records.