5517 Beech Grv · Jonesboro, AR 72401

$195,000

3 bd · 2.0 ba · 1,334 sqft · SingleFamily public records · 13 Days on market

Built 2023 7,840 sqft lot Est $199k · 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 +13.9/30.0
• ARV discount +8.4/15.0
• DSCR +4.2/10.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Armstrong II plan is a thoughtfully designed one-story home that offers a blend of comfort, functionality, and aesthetic appeal. This one-story home features an open floor plan with 3 bedrooms, 2 bathrooms, a living area, a walk-through laundry room from the garage, and a fully equipped kitchen with ample counterspace and eat-in dining area. This layout allows for easy movement and interaction among family members and guests. Learn more about this home today! POA is a yearly fee. Includes a 2-10 Home Warranty!

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Other: Lot roughly 60 x 133 (approximately 0.18 acre)

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Public water
• Home design: Single-family property (assumed); Entry level: see remarks
• Construction: Slab foundation; 3-tab shingle roof
• Exterior features: Brick and metal/vinyl siding exterior; Paved road access

Interior

• Kitchen: Electric range; Dishwasher; Disposal
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet, vinyl, and laminate flooring; Other rooms (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $20 ($240/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 $152k (22.2% below list).
• Recommended offer: $152k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Brookland School District (suburban): math 45% / reading 39% proficiency, ranked #47 of 238 in AR (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brookland Elementary School (875 students, 32% FRL); Brookland Junior High School (math 36% / reading 46%, grade F, #83 of 201 statewide, top 44%, 718 students, 26% FRL); Brookland High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 589 students, 27% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 301 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 40% 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 $6k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Recommended offer $151,628 (22.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $198,766
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5517 Pacific Rd	0.12mi	3/2.0	1,173 (-12%)	3mo	$174,900	$149	72
5727 Brookshire Dr	0.46mi	3/2.0	1,460 (+9%)	0mo	$220,000	$151	62
5621 Morgan Dr	0.48mi	3/2.0	1,460 (+9%)	6mo	$217,540	$149	56
5628 Morgan Dr	0.52mi	3/2.0	1,460 (+9%)	7mo	$217,540	$149	54
5629 Morgan Dr	0.49mi	3/2.0	1,532 (+15%)	2mo	$231,270	$151	51
5617 Morgan Dr	0.48mi	3/2.0	1,510 (+13%)	6mo	$224,990	$149	51
5622 Morgan Dr	0.52mi	3/2.0	1,510 (+13%)	6mo	$224,990	$149	49
5200 Prospector	0.69mi	4/2.0 (+1)	1,439 (+8%)	2mo	$235,000	$163	48
5700 Morgan Dr	0.53mi	3/2.0	1,532 (+15%)	4mo	$225,000	$147	47
5709 Morgan Dr	0.50mi	3/2.0	1,532 (+15%)	8mo	$228,268	$149	45
5109 Prospector Dr	0.69mi	3/2.0	1,484 (+11%)	9mo	$215,000	$145	41
5405 Yukon Dr	0.71mi	4/2.0 (+1)	1,481 (+11%)	8mo	$230,700	$156	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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-29,426
• Equity at exit: $29,075

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-20,232
• Equity at exit: $16,860

Cash invested: $54,600 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $20

Break-even live

Break-even rent $1,491

Max offer price $195,000

Occupancy floor 94%

Sensitivity live

Price	-10% $130	-5% $75	+0% $20	+5% $-35	+10% $-90
Rent	-10% $-100	-5% $-40	+0% $20	+5% $80	+10% $140
Rate	-1.0pp $118	-0.5pp $70	base $20	+0.5pp $-31	+1.0pp $-82

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5408 Mariposa Grove Dr Jonesboro, AR	3.0	2.0	1209	$1,595	$1.32	45d	1	0.10mi
259 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,550	$1.09	45d	1	0.94mi
337 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,600	$1.13	45d	1	1.02mi
1504 Kathleen St Unit 6403 Jonesboro, AR	2.0	1.0	875	$975	$1.11	45d	1	1.03mi
1504 Kathleen St Unit 2703 Jonesboro, AR	2.0	1.5	1000	$1,025	$1.02	45d	1	1.03mi
4850 E Highland Dr Unit HPA 419 Jonesboro, AR	2.0	1.0	1000	$1,300	$1.30	45d	1	1.17mi
2008 Cotton St Unit 7 Jonesboro, AR	2.0	1.0	875	$925	$1.06	45d	1	1.49mi

Listing history 11 events

1. 2026-06-21
   days on market $195,000 Active 13 DOM
2. 2026-06-19
   days on market $195,000 Active 11 DOM
3. 2026-06-18
   days on market $195,000 Active 10 DOM
4. 2026-06-17
   days on market $195,000 Active 9 DOM
5. 2026-06-16
   days on market $195,000 Active 8 DOM
6. 2026-06-15
   statusdays on market $195,000 Active 7 DOM
7. 2026-06-14
   days on market $195,000 New Listing 5 DOM
8. 2026-06-13
   days on market $195,000 New Listing 4 DOM
9. 2026-06-10
   days on market $195,000 New Listing 2 DOM
10. 2026-06-09
    remarks 699-char remark
11. 2026-06-09
    listed $195,000 New Listing 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: $889 · $74/mo
• Projected year-2 tax: $1,248 · $104/mo
• Expected delta: +$359/yr (+$30/mo · 40.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,195
• − Mortgage interest: −$10,923
• − Property taxes: −$889
• − Insurance: −$975
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$5,673
• Taxable loss: −$3,175
• Est. tax savings @ 24.0%: +$762
• After-tax cash flow: $1,002/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: Brookland School District
• NCES district ID: 0503640
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $52,226
• Composite: 36.4/100
• National rank: #4678
• State rank: #47 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

+1.2% since first listed

7 events — show timeline

• 2026-06-06 Listed $195,000 CARMLS
• 2024-07-01 Sold (Public Records) $191,650 Public Records
• 2024-06-28 Sold (MLS) $191,650 NEABOR MLS
• 2024-05-10 Delisted — NEABOR MLS
• 2024-03-19 Price Changed $191,650 NEABOR MLS
• 2024-02-15 Relisted — NEABOR MLS
• 2023-12-15 Listed $192,650 NEABOR MLS

Property tax history

+156.3%/yr

Latest (2025): $889 · +557.1% YoY. Source: county tax records.