4064 Gabriel Ct · Jonesboro, AR 72405

$249,900

4 bd · 2.0 ba · 1,724 sqft · SingleFamily public records · 233 Days on market

Built 2016 7,840 sqft lot $145/sqft · 21% below area Est $316k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Appreciation +9.7/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.9/10.0

Listing remarks MLS

This move-in ready 4 bedroom, 2 bathroom home has 1,724 SqFt and sits on 0.18+/- of an acre. Additional features include a fenced in backyard, a 10x12 back patio, a covered front porch, and a 2-car garage. Inside you'll find a large living room, plenty of cabinets in the kitchen plus a pantry, and natural lighting throughout. Conveniently located near NEA Hospital and Arkansas State. Call to set a showing today!!

Key facts

• Covered front porch
• Natural lighting
• Fenced in backyard

Tags

• FENCED IN BACKYARD
• BACK PATIO
• COVERED FRONT PORCH
• NATURAL LIGHTING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-77 ($-930/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (26.8% below list).
• Recommended offer: $183k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 4 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; solid renter incomes; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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.
• Current owner paid $165k; list at $250k implies a 51% 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 $182,848 (26.8% 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 233 days. Have you received any prior offers? Is the seller open to a 27% 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. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 11.4

CMA / ARV

• ARV (median comp): $316,343
• List price: $249,900
• Delta: -21.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4117 Bobcat Meadow Ln	0.42mi	3/2.0 (-1)	1,699 (-2%)	1mo	$284,900	$168	72
1009 Cypress Springs Cv	0.45mi	3/2.0 (-1)	1,788 (+4%)	0mo	$255,000	$143	68
4307 Cypress Springs Rd	0.54mi	3/2.0 (-1)	1,680 (-3%)	1mo	$255,000	$152	65
280 Prospect Farm Ln	0.58mi	3/2.0 (-1)	1,698 (-2%)	1mo	$246,900	$145	64
4837 Edgemont Dr	0.65mi	4/2.0	1,819 (+6%)	2mo	$294,990	$162	59
4811 Yukon Dr	0.69mi	3/2.0 (-1)	1,680 (-3%)	1mo	$235,000	$140	58
4145 Lynx	0.49mi	3/2.0 (-1)	1,887 (+10%)	2mo	$303,900	$161	55
4208 Bobcat Meadow Ln	0.47mi	3/2.0 (-1)	1,911 (+11%)	2mo	$297,500	$156	54
712 Edgemont Cir	0.75mi	3/2.0 (-1)	1,672 (-3%)	2mo	$283,990	$170	53
300 Prospect Trl	0.66mi	3/2.0 (-1)	1,924 (+12%)	1mo	$125,000	$65	44
4829 Edgemont Dr	0.62mi	3/2.0 (-1)	1,510 (-12%)	2mo	$256,000	$170	43
4769 Wildwood Ln	0.66mi	3/2.0 (-1)	1,473 (-15%)	1mo	$209,900	$142	39

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: 22.1%
• Equity multiple: 2.73×
• Total profit: $121,199
• Equity at exit: $214,631

10-year hold

• IRR: 19.9%
• Equity multiple: 6.12×
• Total profit: $358,286
• Equity at exit: $452,124

Cash invested: $69,972 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,828 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-77

Break-even live

Break-even rent $1,927

Max offer price $236,212

Occupancy floor 99%

Sensitivity live

Price	-10% $64	-5% $-7	+0% $-77	+5% $-148	+10% $-219
Rent	-10% $-222	-5% $-150	+0% $-77	+5% $-5	+10% $67
Rate	-1.0pp $48	-0.5pp $-14	base $-77	+0.5pp $-142	+1.0pp $-208

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.38mi
259 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,550	$1.09	45d	1	0.51mi
5408 Mariposa Grove Dr Jonesboro, AR	3.0	2.0	1209	$1,595	$1.32	45d	1	1.35mi
500 N Caraway Rd Jonesboro, AR	2.0–3.0	2.0–3.0	1000	$1,099	$1.10	45d	1	1.50mi

Listing history 35 events

1. 2026-06-21
   days on market $249,900 Active 233 DOM
2. 2026-06-19
   days on market $249,900 Active 231 DOM
3. 2026-06-18
   days on market $249,900 Active 230 DOM
4. 2026-06-17
   days on market $249,900 Active 229 DOM
5. 2026-06-16
   days on market $249,900 Active 228 DOM
6. 2026-06-15
   days on market $249,900 Active 227 DOM
7. 2026-06-14
   days on market $249,900 Active 225 DOM
8. 2026-06-13
   days on market $249,900 Active 224 DOM
9. 2026-06-10
   days on market $249,900 Active 222 DOM
10. 2026-06-09
    days on market $249,900 Active 221 DOM
11. 2026-06-08
    days on market $249,900 Active 220 DOM
12. 2026-06-07
    days on market $249,900 Active 219 DOM
13. 2026-06-05
    days on market $249,900 Active 216 DOM
14. 2026-06-03
    days on market $249,900 Active 215 DOM
15. 2026-06-02
    days on market $249,900 Active 214 DOM
16. 2026-06-01
    days on market $249,900 Active 213 DOM
17. 2026-05-31
    days on market $249,900 Active 212 DOM
18. 2026-05-30
    days on market $249,900 Active 211 DOM
19. 2025-10-31
    listed $249,900 Active 416-char remark

    Show marketing remark (416 chars)

    This move-in ready 4 bedroom, 2 bathroom home has 1,724 SqFt and sits on 0.18+/- of an acre. Additional features include a fenced in backyard, a 10x12 back patio, a covered front porch, and a 2-car garage. Inside you'll find a large living room, plenty of cabinets in the kitchen plus a pantry, and natural lighting throughout. Conveniently located near NEA Hospital and Arkansas State. Call to set a showing today!!

20. 2025-10-31
    historical

    Show marketing remark (416 chars)

    This move-in ready 4 bedroom, 2 bathroom home has 1,724 SqFt and sits on 0.18+/- of an acre. Additional features include a fenced in backyard, a 10x12 back patio, a covered front porch, and a 2-car garage. Inside you'll find a large living room, plenty of cabinets in the kitchen plus a pantry, and natural lighting throughout. Conveniently located near NEA Hospital and Arkansas State. Call to set a showing today!!

21. 2025-10-31
    listed $249,900 New Listing

    Show marketing remark (416 chars)

    This move-in ready 4 bedroom, 2 bathroom home has 1,724 SqFt and sits on 0.18+/- of an acre. Additional features include a fenced in backyard, a 10x12 back patio, a covered front porch, and a 2-car garage. Inside you'll find a large living room, plenty of cabinets in the kitchen plus a pantry, and natural lighting throughout. Conveniently located near NEA Hospital and Arkansas State. Call to set a showing today!!

22. 2025-08-14
    price $249,900
23. 2025-08-14
    price $249,900
24. 2025-06-30
    listed $259,900 Active
25. 2025-06-30
    listed $259,900 New Listing
26. 2019-08-12
    soldstatus $165,000
27. 2019-08-09
    soldstatus $165,000
28. 2019-03-25
    listed $169,900
29. 2018-01-09
    soldstatus $268,876
30. 2017-12-28
    soldstatus $903,037
31. 2017-09-15
    listed $162,900
32. 2017-08-09
    soldstatus $153,750
33. 2017-06-02
    soldstatus $147,900
34. 2017-06-02
    soldstatus $147,900
35. 2016-06-27
    listed $147,900

ⓘ 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: $1,288 · $107/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: +$311/yr (+$26/mo · 24.1%)

ⓘ 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 3/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,942
• − Mortgage interest: −$13,998
• − Property taxes: −$1,288
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$7,270
• Taxable loss: −$5,375
• Est. tax savings @ 24.0%: +$1,290
• After-tax cash flow: $360/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

+69.0% since first listed

17 events — show timeline

• 2025-10-31 Listed $249,900 NEABOR MLS
• 2025-10-31 Listed $249,900 CARMLS
• 2025-10-31 Listing Removed — CARMLS
• 2025-08-14 Price Changed $249,900 CARMLS
• 2025-08-14 Price Changed $249,900 NEABOR MLS
• 2025-06-30 Listed $259,900 NEABOR MLS
• 2025-06-30 Listed $259,900 CARMLS
• 2019-08-12 Sold (Public Records) $165,000 Public Records
• 2019-08-09 Sold (MLS) $165,000 NEABOR MLS
• 2019-03-25 Listed $169,900 NEABOR MLS
• 2018-01-09 Sold (Public Records) $268,876 Public Records
• 2017-12-28 Sold (Public Records) $903,037 Public Records
• 2017-09-15 Listed $162,900 NEABOR MLS
• 2017-08-09 Sold (Public Records) $153,750 Public Records
• 2017-06-02 Sold (Public Records) $147,900 Public Records
• 2017-06-02 Sold (MLS) $147,900 NEABOR MLS
• 2016-06-27 Listed $147,900 NEABOR MLS

Property tax history

+31.9%/yr

Latest (2025): $1,288 · +12.9% YoY. Source: county tax records.