2212 Crescendo Dr · Jonesboro, AR 72401

$155,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 93 Days on market

Built 1982 Est $108k · 44% over

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Why this score? — see what drove the F 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 +11.8/30.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1 bath home located in Jonesboro! This well-maintained property features new carpet in all bedrooms and a spacious, open living room that's perfect for relaxing or entertaining. The home offers central heat and air, along with major updates including a newer roof, HVAC system, and water heaterall within the last 10 years for added peace of mind. Step outside to enjoy a large backyard complete with a privacy fence and a shop, ideal for storage, hobbies, or a workspace. This cute and affordable home is perfect for first-time buyers, or anyone looking for comfort and value.

Key facts

• New carpet
• Central heat and air
• Newer roof

Tags

• NEW CARPET
• CENTRAL HEAT AND AIR
• NEWER ROOF
• HVAC SYSTEM
• WATER HEATER
• LARGE BACKYARD

Property features AI

Finance

• HOA & community: No fee community amenity

Exterior

• Parking: Carport for 4+ cars
• Utilities: Public sewer; Public water
• Home design: Metal/vinyl siding; 3-tab shingle roof; Slab foundation
• Construction: Metal/Vinyl siding construction; Slab foundation; 3-tab shingle roof
• Exterior features: Patio; Porch; Outside storage area; Shop; Wood fence; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Refrigerator stays
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet, vinyl, and tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-43 ($-522/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (16.1% below list).
• Recommended offer: $130k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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) — 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; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 34% 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 93 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $155k implies a 150% gain — meaningful room to come down on a strong offer.

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 $130,086 (16.1% 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. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $107,616
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1621 French St	0.46mi	3/1.0	889 (-2%)	7mo	$106,000	$119	68
209 W Easy St	0.63mi	3/1.5	925 (+1%)	11mo	$80,000	$86	57
214 David Cv	0.46mi	3/1.0	1,015 (+11%)	15mo	$120,000	$118	47
1002 Darlene Dr	0.65mi	3/1.0	1,032 (+13%)	2mo	$111,000	$108	46
1608 Granger Dr	0.71mi	2/1.0 (-1)	877 (-4%)	14mo	$135,000	$154	44
202 Cedar St	0.70mi	2/1.0 (-1)	832 (-9%)	16mo	$80,000	$96	35
204 Cedar St	0.70mi	2/1.0 (-1)	832 (-9%)	16mo	$80,000	$96	35
1701 N Patrick	0.54mi	2/1.0 (-1)	775 (-15%)	12mo	$132,000	$170	34

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-27,023
• Equity at exit: $23,111

10-year hold

• IRR: -8.4%
• Equity multiple: 0.46×
• Total profit: $-23,513
• Equity at exit: $13,402

Cash invested: $43,400 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-43

Break-even live

Break-even rent $1,356

Max offer price $148,708

Occupancy floor 98%

Sensitivity live

Price	-10% $64	-5% $10	+0% $-43	+5% $-97	+10% $-151
Rent	-10% $-146	-5% $-95	+0% $-43	+5% $8	+10% $59
Rate	-1.0pp $35	-0.5pp $-4	base $-43	+0.5pp $-84	+1.0pp $-125

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $155,000 Active 93 DOM
2. 2026-06-19
   days on market $155,000 Active 91 DOM
3. 2026-06-18
   days on market $155,000 Active 90 DOM
4. 2026-06-17
   days on market $155,000 Active 89 DOM
5. 2026-06-16
   days on market $155,000 Active 88 DOM
6. 2026-06-15
   days on market $155,000 Active 87 DOM
7. 2026-06-14
   days on market $155,000 Active 85 DOM
8. 2026-06-13
   days on market $155,000 Active 84 DOM
9. 2026-06-10
   days on market $155,000 Active 82 DOM
10. 2026-06-09
    days on market $155,000 Active 81 DOM
11. 2026-06-08
    days on market $155,000 Active 80 DOM
12. 2026-06-07
    days on market $155,000 Active 79 DOM
13. 2026-06-05
    days on market $155,000 Active 76 DOM
14. 2026-06-02
    days on market $155,000 Active 74 DOM
15. 2026-06-01
    days on market $155,000 Active 73 DOM
16. 2026-05-31
    days on market $155,000 Active 72 DOM
17. 2026-05-30
    days on market $155,000 Active 71 DOM
18. 2026-05-20
    price $155,000

    Show marketing remark (597 chars)

    Charming 3-bedroom, 1 bath home located in Jonesboro! This well-maintained property features new carpet in all bedrooms and a spacious, open living room that's perfect for relaxing or entertaining. The home offers central heat and air, along with major updates including a newer roof, HVAC system, and water heaterall within the last 10 years for added peace of mind. Step outside to enjoy a large backyard complete with a privacy fence and a shop, ideal for storage, hobbies, or a workspace. This cute and affordable home is perfect for first-time buyers, or anyone looking for comfort and value.

19. 2026-05-20
    price $155,000 597-char remark

    Show marketing remark (597 chars)

    Charming 3-bedroom, 1 bath home located in Jonesboro! This well-maintained property features new carpet in all bedrooms and a spacious, open living room that's perfect for relaxing or entertaining. The home offers central heat and air, along with major updates including a newer roof, HVAC system, and water heaterall within the last 10 years for added peace of mind. Step outside to enjoy a large backyard complete with a privacy fence and a shop, ideal for storage, hobbies, or a workspace. This cute and affordable home is perfect for first-time buyers, or anyone looking for comfort and value.

20. 2026-04-15
    price $159,900
21. 2026-04-14
    price $159,900 597-char remark

    Show marketing remark (597 chars)

    Charming 3-bedroom, 1 bath home located in Jonesboro! This well-maintained property features new carpet in all bedrooms and a spacious, open living room that's perfect for relaxing or entertaining. The home offers central heat and air, along with major updates including a newer roof, HVAC system, and water heaterall within the last 10 years for added peace of mind. Step outside to enjoy a large backyard complete with a privacy fence and a shop, ideal for storage, hobbies, or a workspace. This cute and affordable home is perfect for first-time buyers, or anyone looking for comfort and value.

22. 2026-03-20
    listed $165,000 New Listing

    Show marketing remark (597 chars)

    Charming 3-bedroom, 1 bath home located in Jonesboro! This well-maintained property features new carpet in all bedrooms and a spacious, open living room that's perfect for relaxing or entertaining. The home offers central heat and air, along with major updates including a newer roof, HVAC system, and water heaterall within the last 10 years for added peace of mind. Step outside to enjoy a large backyard complete with a privacy fence and a shop, ideal for storage, hobbies, or a workspace. This cute and affordable home is perfect for first-time buyers, or anyone looking for comfort and value.

23. 2026-03-20
    listed $165,000 Active 597-char remark

    Show marketing remark (597 chars)

    Charming 3-bedroom, 1 bath home located in Jonesboro! This well-maintained property features new carpet in all bedrooms and a spacious, open living room that's perfect for relaxing or entertaining. The home offers central heat and air, along with major updates including a newer roof, HVAC system, and water heaterall within the last 10 years for added peace of mind. Step outside to enjoy a large backyard complete with a privacy fence and a shop, ideal for storage, hobbies, or a workspace. This cute and affordable home is perfect for first-time buyers, or anyone looking for comfort and value.

24. 2005-09-16
    soldstatus $62,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,610
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$4,509
• Taxable loss: −$3,179
• Est. tax savings @ 24.0%: +$763
• After-tax cash flow: $241/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

+150.0% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $155,000 CARMLS
• 2026-05-20 Price Changed $155,000 NEABOR MLS
• 2026-04-15 Price Changed $159,900 CARMLS
• 2026-04-14 Price Changed $159,900 NEABOR MLS
• 2026-03-20 Listed $165,000 NEABOR MLS
• 2026-03-20 Listed $165,000 CARMLS
• 2005-09-16 Sold (Public Records) $62,000 Public Records

Property tax history

-11.2%/yr

Latest (2024): $32 · -62.0% YoY. Source: county tax records.