85 Fraser Dr · Jacksonville, AR 72076

$151,000

3 bd · 1.5 ba · 1,470 sqft · SingleFamily public records · 44 Days on market

Built 1971 0.50 ac lot $103/sqft · 19% below area Est $188k · 19% under

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Why this score? — see what drove the C- 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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled home with plenty of space, a big beautifully landscaped yard and 2 car garage. New cabinets, floors, French doors, granite countertops, stainless steel appliances. New New New! Come see it today before its gone! Seller is also providing a one year home warranty.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1971

Property features AI

Exterior

• Parking: 2-car garage with automatic door opener
• Utilities: Public water; Septic; Municipal electric (Entergy); Natural gas; Cable TV available; Private telephone service; Insulated windows and doors; Attic vent (turbo)
• Home design: Single-family property; 0.5 acre lot
• Construction: Metal roof; Crawl space foundation
• Exterior features: Brick exterior; Patio; Porch; Level lot; Rural property in a subdivision; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range / surface range; Dishwasher; Refrigerator stays; Ice maker connection
• Flooring: Tile; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central cooling (electric)
• Interior features: Tile and luxury vinyl flooring; Wood-burning site-built fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $151k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/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 $133k (11.7% below list).
• Recommended offer: $133k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.0% in Jacksonville — 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 61/100 on livability (#231 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Jacksonville North Pulaski School District (suburban): math 18% / reading 20% proficiency, ranked #211 of 238 in AR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 154 active listings in the ZIP; 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).

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.
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; 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 $117k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,399 (11.7% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 0.88% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (median comp): $187,514
• List price: $151,000
• Delta: -19.47%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.07% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-17,351
• Equity at exit: $22,515

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-5,793
• Equity at exit: $13,056

Cash invested: $42,280 (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 72076

• Home prices YoY: -30.3%
• Rents YoY: 3.1%
• Active inventory: 154
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$792
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $111

Break-even live

Break-even rent $1,194

Max offer price $151,000

Occupancy floor 87%

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: $37,750
• Closing costs: $4,530
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $151,000 Active 44 DOM
2. 2026-06-17
   days on market $151,000 Active 43 DOM
3. 2026-06-16
   days on market $151,000 Active 42 DOM
4. 2026-06-15
   statusdays on market $151,000 Active 41 DOM
5. 2026-06-14
   days on market $151,000 Price Change 39 DOM
6. 2026-06-13
   days on market $151,000 Price Change 38 DOM
7. 2026-06-10
   days on market $151,000 Price Change 36 DOM
8. 2026-06-09
   days on market $151,000 Price Change 35 DOM
9. 2026-06-09
   pricestatus $151,000 Price Change 34 DOM
10. 2026-06-08
    days on market $161,000 Active 34 DOM
11. 2026-06-07
    days on market $161,000 Active 33 DOM
12. 2026-06-05
    days on market $161,000 Active 30 DOM
13. 2026-06-03
    days on market $161,000 Active 29 DOM
14. 2026-06-02
    days on market $161,000 Active 28 DOM
15. 2026-06-01
    days on market $161,000 Active 27 DOM
16. 2026-05-31
    days on market $161,000 Active 26 DOM
17. 2026-05-31
    days on market $161,000 Active 25 DOM
18. 2026-05-05
    listed $161,000 New Listing 481-char remark
19. 2019-12-04
    soldstatus $117,000
20. 2019-12-02
    soldstatus $117,000 Sold 283-char remark

    Show marketing remark (283 chars)

    Completely remodeled home with plenty of space, a big beautifully landscaped yard and 2 car garage. New cabinets, floors, French doors, granite countertops, stainless steel appliances. New New New! Come see it today before its gone! Seller is also providing a one year home warranty.

21. 2019-10-12
    historical Take Backups 283-char remark

    Show marketing remark (283 chars)

    Completely remodeled home with plenty of space, a big beautifully landscaped yard and 2 car garage. New cabinets, floors, French doors, granite countertops, stainless steel appliances. New New New! Come see it today before its gone! Seller is also providing a one year home warranty.

22. 2019-10-02
    status Back on Market 283-char remark

    Show marketing remark (283 chars)

    Completely remodeled home with plenty of space, a big beautifully landscaped yard and 2 car garage. New cabinets, floors, French doors, granite countertops, stainless steel appliances. New New New! Come see it today before its gone! Seller is also providing a one year home warranty.

23. 2019-09-18
    historical Take Backups 283-char remark

    Show marketing remark (283 chars)

    Completely remodeled home with plenty of space, a big beautifully landscaped yard and 2 car garage. New cabinets, floors, French doors, granite countertops, stainless steel appliances. New New New! Come see it today before its gone! Seller is also providing a one year home warranty.

24. 2019-08-27
    price $119,900 283-char remark

    Show marketing remark (283 chars)

    Completely remodeled home with plenty of space, a big beautifully landscaped yard and 2 car garage. New cabinets, floors, French doors, granite countertops, stainless steel appliances. New New New! Come see it today before its gone! Seller is also providing a one year home warranty.

25. 2019-08-10
    price $123,900 283-char remark

    Show marketing remark (283 chars)

    Completely remodeled home with plenty of space, a big beautifully landscaped yard and 2 car garage. New cabinets, floors, French doors, granite countertops, stainless steel appliances. New New New! Come see it today before its gone! Seller is also providing a one year home warranty.

26. 2019-07-01
    listed $124,900 New Listing 283-char remark

    Show marketing remark (283 chars)

    Completely remodeled home with plenty of space, a big beautifully landscaped yard and 2 car garage. New cabinets, floors, French doors, granite countertops, stainless steel appliances. New New New! Come see it today before its gone! Seller is also providing a one year home warranty.

27. 2019-03-06
    soldstatus $35,000 Sold

    Show marketing remark (387 chars)

    Are you an investor or someone looking to put in some elbow grease to make a place to live? Take a look at this one, it has potential. Property being sold "As is, Where is No Repairs. Seller will not assist with closing cost. No repairs. No Disclosures, owners never lived here. BUYER will be responsible to turn on utilities for inspection. Sell will NOT assist with closing cost.

28. 2019-02-23
    status Under Contract

    Show marketing remark (387 chars)

    Are you an investor or someone looking to put in some elbow grease to make a place to live? Take a look at this one, it has potential. Property being sold "As is, Where is No Repairs. Seller will not assist with closing cost. No repairs. No Disclosures, owners never lived here. BUYER will be responsible to turn on utilities for inspection. Sell will NOT assist with closing cost.

29. 2019-02-21
    listed $37,000 New Listing

    Show marketing remark (387 chars)

    Are you an investor or someone looking to put in some elbow grease to make a place to live? Take a look at this one, it has potential. Property being sold "As is, Where is No Repairs. Seller will not assist with closing cost. No repairs. No Disclosures, owners never lived here. BUYER will be responsible to turn on utilities for inspection. Sell will NOT assist with closing cost.

30. 2015-05-20
    historical
31. 2015-04-01
    listed $45,580

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,058 · $88/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,008
• − Mortgage interest: −$8,458
• − Property taxes: −$1,058
• − Insurance: −$755
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$4,393
• Taxable loss: −$1,217
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $1,623/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: Jacksonville North Pulaski School District
• NCES district ID: 0500419
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $50,869
• Composite: 17.16/100
• National rank: #9110
• State rank: #211 of 238 in AR

Livability — Jacksonville

• Score: 61/100
• State rank: #231
• US rank: #17378

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pulaski County · 372,764 people
• City population: 38,437
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 38,437
• Household income: $54,379
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1733.0

Population outlook (Lonoke County) Hauer SSP2

• Today (2025): 78,072 people
• By 2030: 80,673 · +3.3%
• By 2040: 84,977 · +8.8%
• By 2050: 87,778 · +12.4%
• By 2075: 91,398 · +17.1%
• By 2100: 87,858 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Black 38% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Lonoke

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.8% · Other 2.0%
• 2008→2024 swing: -6.2pp toward R · 2008: -47.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.8 2016: R+53.3 2012: R+50.9 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.51%
• Current HPI: 201.6405
• Rent YoY: ▲ 3.07%
• Metro: Little Rock-North Little Rock-Conway, 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

+231.3% since first listed

15 events — show timeline

• 2026-06-09 Price Changed $151,000 CARMLS
• 2026-05-05 Listed $161,000 CARMLS
• 2019-12-04 Sold (Public Records) $117,000 Public Records
• 2019-12-02 Sold (MLS) $117,000 CARMLS
• 2019-10-12 Contingent — CARMLS
• 2019-10-02 Relisted — CARMLS
• 2019-09-18 Contingent — CARMLS
• 2019-08-27 Price Changed $119,900 CARMLS
• 2019-08-10 Price Changed $123,900 CARMLS
• 2019-07-01 Listed $124,900 CARMLS
• 2019-03-06 Sold (MLS) $35,000 CARMLS
• 2019-02-23 Pending — CARMLS
• 2019-02-21 Listed $37,000 CARMLS
• 2015-05-20 Listing Removed — CARMLS
• 2015-04-01 Listed $45,580 CARMLS

Property tax history

+6.6%/yr

Latest (2025): $1,058 · +0.0% YoY. Source: county tax records.