4622 Richardson Dr · Jonesboro, AR 72404

$102,800

3 bd · 2.0 ba · 1,480 sqft · SingleFamily public records · 72 Days on market

Built 1997 0.70 ac lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2-bath home offers solid potential for renovation and customization. The house features a new roof and recent heating and air systems, giving you a strong start on major mechanical updates. Interior and exterior repairs are needed, making it a great opportunity for investors, flippers, or buyers looking to add value through improvements. With the right vision, this property can be transformed into a comfortable home or profitable project.

Key facts

• New roof
• 0.7 acre lot
• 2 parking spots

Tags

• NEW ROOF
• RECENT HEATING AND AIR SYSTEMS
• INTERIOR AND EXTERIOR REPAIRS

Property features AI

Finance

• Other: Approx. living area 1,480; Approx. lot acreage 0.7 acres; Lot size source: Tax records; Will not subdivide

Exterior

• Parking: 2-car parking
• Utilities: Square footage source: Other (see remarks)
• Home design: Single-family property (see remarks for details)
• Construction: Foundation: Other (see remarks)
• Exterior features: Exterior: Other (see remarks); Roof: Other (see remarks); Road surface: Other (see remarks); Lot described as: Other (see remarks); Inside city limits

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Floors: Other (see remarks); Central electric cooling; Central electric heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $97k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: schools D, crime F, amenities 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.
• Market conditions: Rents flat; 309 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $711 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,632 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.48% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.77%
• DSCR: 2.10
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $207,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4728 Revere St	0.21mi	3/2.0	1,446 (-2%)	4mo	$196,500	$136	83
4712 Copley Dr	0.26mi	3/2.0	1,446 (-2%)	5mo	$199,250	$138	80
4708 Copley Dr	0.25mi	4/2.0 (+1)	1,496 (+1%)	6mo	$209,700	$140	77
4732 Revere St	0.22mi	3/2.0	1,355 (-8%)	4mo	$197,895	$146	72
4720 Copley Dr	0.27mi	3/2.0	1,355 (-8%)	4mo	$192,100	$142	70
4704 Copley Dr	0.24mi	3/2.0	1,355 (-8%)	6mo	$200,000	$148	70
4730 Lonoke Ln	0.34mi	3/2.0	1,623 (+10%)	1mo	$231,700	$143	67
4724 Copley Dr	0.28mi	4/2.0 (+1)	1,613 (+9%)	6mo	$215,650	$134	62
3524 Beacon St	0.10mi	2/2.0 (-1)	1,260 (-15%)	6mo	$157,000	$125	61
3712 Lexee Dr	0.24mi	3/2.0	1,687 (+14%)	6mo	$203,000	$120	60
5216 Dale Dr	0.72mi	3/2.0	1,573 (+6%)	1mo	$245,000	$156	55
4733 Bosworth St	0.24mi	4/2.0 (+1)	1,699 (+15%)	5mo	$204,785	$121	55

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.34×
• Total profit: $9,870
• Equity at exit: $15,328

10-year hold

• IRR: 16.1%
• Equity multiple: 2.18×
• Total profit: $33,949
• Equity at exit: $8,888

Cash invested: $28,784 (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 72404

• Home prices YoY: -14.5%
• Rents YoY: 0.7%
• Active inventory: 309
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$539
• Tax from tax record: −$25 /mo · $296/yr
• Insurance: −$43
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $469

Break-even live

Break-even rent $926

Max offer price $102,800

Occupancy floor 64%

Sensitivity live

Price	-10% $527	-5% $498	+0% $469	+5% $440	+10% $411
Rent	-10% $349	-5% $409	+0% $469	+5% $529	+10% $589
Rate	-1.0pp $521	-0.5pp $495	base $469	+0.5pp $442	+1.0pp $415

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: $25,700
• Closing costs: $3,084
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4619 Jeri Cv Jonesboro, AR	3.0	2.0	1412	$1,495	$1.06	44d	1	0.07mi
3840 Travers Ln Jonesboro, AR	3.0	2.0	1243	$1,525	$1.23	44d	1	0.76mi
3817 Keeneland Dr Jonesboro, AR	3.0	2.0	1355	$1,525	$1.13	44d	1	0.80mi
3809 Travers Ln Jonesboro, AR	3.0	2.0	1243	$1,550	$1.25	44d	1	0.83mi
3717 Glitterman Dr Jonesboro, AR	4.0	2.0	1544	$1,595	$1.03	44d	1	0.88mi
3622 Hargis Dr Jonesboro, AR	3.0	2.0	1143	$1,495	$1.31	44d	1	0.88mi
3719 Stadium Blvd Unit J10 Jonesboro, AR	2.0	1.0	1100	$1,144	$1.04	44d	1	0.93mi
3305 Richardson Dr Jonesboro, AR	2.0	1.0–1.5	900	$775	$0.86	44d	1	0.94mi
3719 Stadium Blvd Unit E20 Jonesboro, AR	3.0	2.0	1350	$1,294	$0.96	44d	1	0.97mi
5516 Harrisburg Rd Unit A Jonesboro, AR	2.0	1.0	980	$795	$0.81	44d	1	1.08mi
4619 S Caraway Rd Jonesboro, AR	2.0	1.0	1012	$1,150	$1.14	44d	1	1.09mi
6 Willow Creek Ln Jonesboro, AR	1.0–3.0	1.0–2.0	925	$1,458	$1.58	44d	24	1.17mi
1424 Links Dr Jonesboro, AR	1.0–2.0	1.0–2.0	771	$860	$1.11	44d	1	1.45mi

Listing history 3 events

1. 2026-04-23
   status Under Contract
2. 2026-02-11
   price $102,800
3. 2026-02-02
   listed $102,900 New Listing

ⓘ 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: $296 · $25/mo
• Projected year-2 tax: $658 · $55/mo
• Expected delta: +$362/yr (+$30/mo · 122.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $18,240
• − Mortgage interest: −$5,758
• − Property taxes: −$296
• − Insurance: −$2,016
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$2,991
• Taxable income: $4,260
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $4,606/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): 29,968
• Household income: $70,269
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 869.0

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 (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 3% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 95% English-only · Spanish 3% Chinese 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: ▼ -35.22%
• Current HPI: 208.3772
• Rent YoY: ▲ 0.74%
• 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

-0.1% since first listed

3 events — show timeline

• 2026-04-23 Pending — CARMLS
• 2026-02-11 Price Changed $102,800 CARMLS
• 2026-02-02 Listed $102,900 CARMLS

Property tax history

-4.0%/yr

Latest (2025): $296 · -5.3% YoY. Source: county tax records.