1710 Hibiscus · Jonesboro, AR 72405

$225,000

3 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 54 Days on market

0.29 ac lot $163/sqft · 15% above area Est $196k · 15% over

---

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 +14.8/30.0
• Appreciation +9.7/10.0
• DSCR +4.5/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.8/15.0

Listing remarks MLS

Discover this move-in-ready 3-bedroom, 2-bath home at 1710 Hibiscus in Jonesboro, Arkansas, offering high-end finishes for this price point. This single-level home features approximately 1,382 square feet of heated and cooled living space, a 2-car attached garage, and a low-maintenance brick and vinyl exterior. Inside, you will find a comfortable layout with a spacious living area featuring a fireplace, a formal dining space, and updates throughout including stainless steel appliances, newer LVP flooring, and ceramic tile. The primary suite includes a tiled shower, and the home is equipped with central heat and air. Outside, enjoy a patio and fenced backyard in a quiet neighborhood setting. Conveniently located near NEA Baptist Hospital, shopping, and other local amenities, this property is offered at $225,000.

Key facts

• 0.29 acre lot
• 2 garage spots
• Listed 54 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $61 ($735/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 $184k (18.2% below list).
• Recommended offer: $184k (18.2% 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.
• Nettleton School District (urban): math 21% / reading 24% proficiency, ranked #199 of 238 in AR (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Nettleton Junior High School (math 21% / reading 31%, grade F, #159 of 201 statewide, top 80%, 546 students, 100% FRL); Nettleton High School (math 11% / reading 27%, grade F, #248 of 292 statewide, top 86%, 981 students, 68% FRL) — zoned schools average 84% FRL vs 56% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 150 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $21k appreciation (9.4% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; list at $225k implies a 341% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,070 (18.2% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (median comp): $195,977
• List price: $225,000
• Delta: 14.81%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4501 Montego Bay Cv	0.22mi	3/2.5	1,397 (+1%)	4mo	$179,900	$129	82
1312 Crepe Myrtle Dr	0.28mi	3/2.0	1,431 (+4%)	0mo	$179,000	$125	81
1108 Gregory Ct	0.39mi	3/2.0	1,420 (+3%)	2mo	$219,000	$154	76
1508 Crepe Myrtle Dr	0.15mi	3/2.0	1,230 (-11%)	0mo	$179,000	$146	74
4516 Jamaica Pl	0.16mi	3/2.0	1,583 (+14%)	2mo	$135,000	$85	67
741 Brody Ct	0.50mi	3/2.0	1,288 (-7%)	0mo	$215,000	$167	65
745 Brody Ct	0.48mi	3/2.0	1,288 (-7%)	2mo	$203,500	$158	64
1509 Hemingway Cir	0.24mi	3/2.0	1,561 (+13%)	4mo	$214,000	$137	64
5409 Reed Dr	0.65mi	3/2.0	1,302 (-6%)	1mo	$203,500	$156	60
5409 Reed Dr	0.65mi	3/2.0	1,302 (-6%)	1mo	$203,500	$156	60
5404 Brody Dr	0.60mi	4/2.5 (+1)	1,429 (+3%)	1mo	$237,000	$166	58
4829 Edgemont Dr	0.59mi	3/2.0	1,510 (+9%)	2mo	$256,000	$170	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.86×
• Total profit: $117,483
• Equity at exit: $193,245

10-year hold

• IRR: 21.3%
• Equity multiple: 6.41×
• Total profit: $340,677
• Equity at exit: $407,074

Cash invested: $63,000 (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 72405

• Home prices YoY: 3.5%
• Active inventory: 150
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $61

Break-even live

Break-even rent $1,763

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $189	-5% $125	+0% $61	+5% $-2	+10% $-66
Rent	-10% $-84	-5% $-11	+0% $61	+5% $134	+10% $207
Rate	-1.0pp $175	-0.5pp $118	base $61	+0.5pp $3	+1.0pp $-56

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
337 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,600	$1.13	45d	1	1.07mi
259 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,550	$1.09	45d	1	1.24mi

Listing history 4 events

1. 2026-05-19
   status Under Contract 822-char remark

   Show marketing remark (822 chars)

   Discover this move-in-ready 3-bedroom, 2-bath home at 1710 Hibiscus in Jonesboro, Arkansas, offering high-end finishes for this price point. This single-level home features approximately 1,382 square feet of heated and cooled living space, a 2-car attached garage, and a low-maintenance brick and vinyl exterior. Inside, you will find a comfortable layout with a spacious living area featuring a fireplace, a formal dining space, and updates throughout including stainless steel appliances, newer LVP flooring, and ceramic tile. The primary suite includes a tiled shower, and the home is equipped with central heat and air. Outside, enjoy a patio and fenced backyard in a quiet neighborhood setting. Conveniently located near NEA Baptist Hospital, shopping, and other local amenities, this property is offered at $225,000.

2. 2026-03-25
   listed $225,000 New Listing 822-char remark

   Show marketing remark (822 chars)

   Discover this move-in-ready 3-bedroom, 2-bath home at 1710 Hibiscus in Jonesboro, Arkansas, offering high-end finishes for this price point. This single-level home features approximately 1,382 square feet of heated and cooled living space, a 2-car attached garage, and a low-maintenance brick and vinyl exterior. Inside, you will find a comfortable layout with a spacious living area featuring a fireplace, a formal dining space, and updates throughout including stainless steel appliances, newer LVP flooring, and ceramic tile. The primary suite includes a tiled shower, and the home is equipped with central heat and air. Outside, enjoy a patio and fenced backyard in a quiet neighborhood setting. Conveniently located near NEA Baptist Hospital, shopping, and other local amenities, this property is offered at $225,000.

3. 2006-11-21
   soldstatus $51,000
4. 1997-09-25
   soldstatus $83,000

ⓘ 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: $1,431 · $119/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$9/yr (+$1/mo · 0.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 22 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: $22,088
• − Mortgage interest: −$12,603
• − Property taxes: −$1,431
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$6,545
• Taxable loss: −$3,151
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $1,491/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: Nettleton School District
• NCES district ID: 0510440
• Math proficiency: 21% ▼ -16.00%
• Reading proficiency: 24% ▼ -12.00%
• Median HH income: $39,754
• Composite: 19.0/100
• National rank: #8846
• State rank: #199 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): 18,675
• Household income: $92,440
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 443.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 10% Black 9% Hispanic / Latino 3% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Arabic 1%

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: ▲ 9.42%
• Current HPI: 277.37
• Rent YoY: —
• 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

+171.1% since first listed

4 events — show timeline

• 2026-05-19 Pending — CARMLS
• 2026-03-25 Listed $225,000 CARMLS
• 2006-11-21 Sold (Public Records) $51,000 Public Records
• 1997-09-25 Sold (Public Records) $83,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,431 · +10.3% YoY. Source: county tax records.