109 Jason St · England, AR 72046

$98,000

3 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 50 Days on market

Built 1975 9,147 sqft lot $86/sqft · 14% above area Est $86k · 14% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +1.1/15.0

Listing remarks MLS

This home has been newly and nicely remodeled. Located near schools and restaurants. Your family roots can be planted here. BOMK at no fault to the seller.

Key facts

• Near schools
• Near restaurants
• Detached

Tags

• NEWLY REMODELED
• NEAR SCHOOLS
• NEAR RESTAURANTS
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#96 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime D-, amenities F.
• England School District (town): math 27% / reading 28% proficiency, ranked #170 of 238 in AR (top 71%) — 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: 50 active listings in the ZIP; 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($678 loan paydown + $10k appreciation (10.0% local appreciation)).
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 50 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $35k; list at $98k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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 D 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: 1.56% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.18%
• DSCR: 2.21
• GRM: 5.3

CMA / ARV

• ARV (median comp): $85,753
• List price: $98,000
• Delta: 14.28%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Jason St	0.00mi	3/1.5	1,142 (0%)	1mo	$100,000	$88	97
104 James St	0.08mi	3/1.0	1,180 (+3%)	14mo	$85,000	$72	79
217 SE 3rd	0.56mi	3/1.0	1,164 (+2%)	9mo	$75,000	$64	64
202 S Washington	0.30mi	4/2.0 (+1)	1,152 (+1%)	17mo	$117,000	$102	61
603 SE 2nd St	0.43mi	4/1.0 (+1)	1,189 (+4%)	20mo	$45,000	$38	52
217 NW 3rd St	0.50mi	2/1.0 (-1)	1,309 (+15%)	9mo	$40,000	$31	40

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.8%
• Equity multiple: 4.39×
• Total profit: $92,926
• Equity at exit: $88,286

10-year hold

• IRR: 38.8%
• Equity multiple: 9.84×
• Total profit: $242,461
• Equity at exit: $190,392

Cash invested: $27,440 (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 72046

• Home prices YoY: 20.0%
• Active inventory: 50
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $621

Break-even live

Break-even rent $745

Max offer price $98,000

Occupancy floor 54%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-07
   status Under Contract 155-char remark

   Show marketing remark (155 chars)

   This home has been newly and nicely remodeled. Located near schools and restaurants. Your family roots can be planted here. BOMK at no fault to the seller.

2. 2026-04-27
   status Back on Market 155-char remark

   Show marketing remark (155 chars)

   This home has been newly and nicely remodeled. Located near schools and restaurants. Your family roots can be planted here. BOMK at no fault to the seller.

3. 2026-04-10
   historical Take Backups 155-char remark

   Show marketing remark (155 chars)

   This home has been newly and nicely remodeled. Located near schools and restaurants. Your family roots can be planted here. BOMK at no fault to the seller.

4. 2026-03-17
   listed $98,000 New Listing 155-char remark

   Show marketing remark (155 chars)

   This home has been newly and nicely remodeled. Located near schools and restaurants. Your family roots can be planted here. BOMK at no fault to the seller.

5. 2024-02-05
   soldstatus $35,000 Sold 259-char remark

   Show marketing remark (259 chars)

   This great home would make a great rental or try your hand at flipping a house. Needs some TLC but located near schools and restaurants. Mineral rights do not convey and home is to be sold as is. There is not a SPD on this property. Call for more information.

6. 2023-12-27
   status Under Contract 259-char remark

   Show marketing remark (259 chars)

   This great home would make a great rental or try your hand at flipping a house. Needs some TLC but located near schools and restaurants. Mineral rights do not convey and home is to be sold as is. There is not a SPD on this property. Call for more information.

7. 2023-08-18
   historical Take Backups 259-char remark

   Show marketing remark (259 chars)

   This great home would make a great rental or try your hand at flipping a house. Needs some TLC but located near schools and restaurants. Mineral rights do not convey and home is to be sold as is. There is not a SPD on this property. Call for more information.

8. 2023-08-10
   price $55,000 259-char remark

   Show marketing remark (259 chars)

   This great home would make a great rental or try your hand at flipping a house. Needs some TLC but located near schools and restaurants. Mineral rights do not convey and home is to be sold as is. There is not a SPD on this property. Call for more information.

9. 2023-08-03
   listed $65,000 New Listing 259-char remark

   Show marketing remark (259 chars)

   This great home would make a great rental or try your hand at flipping a house. Needs some TLC but located near schools and restaurants. Mineral rights do not convey and home is to be sold as is. There is not a SPD on this property. Call for more information.

10. 2000-09-20
    soldstatus $40,000

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $627 · $52/mo
• Expected delta: +$218/yr (+$18/mo · 53.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $18,385
• − Mortgage interest: −$5,490
• − Property taxes: −$409
• − Insurance: −$490
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$2,851
• Taxable income: $6,204
• Est. tax owed @ 24.0%: −$1,489
• After-tax cash flow: $5,969/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: England School District
• NCES district ID: 0505850
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $36,807
• Composite: 22.87/100
• National rank: #8006
• State rank: #170 of 238 in AR

Livability — England

• Score: 67/100
• State rank: #96
• US rank: #10256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: England, AR
• Population (ZIP): 4,128

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 20% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Serbian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▲ 33.41%
• Current HPI: 200.75
• Rent YoY: —
• Metro: —
• 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

+145.0% since first listed

10 events — show timeline

• 2026-05-07 Pending — CARMLS
• 2026-04-27 Relisted — CARMLS
• 2026-04-10 Contingent — CARMLS
• 2026-03-17 Listed $98,000 CARMLS
• 2024-02-05 Sold (MLS) $35,000 CARMLS
• 2023-12-27 Pending — CARMLS
• 2023-08-18 Contingent — CARMLS
• 2023-08-10 Price Changed $55,000 CARMLS
• 2023-08-03 Listed $65,000 CARMLS
• 2000-09-20 Sold (Public Records) $40,000 Public Records

Property tax history

+15.1%/yr

Latest (2025): $409 · +0.0% YoY. Source: county tax records.