1818 Georgia Dr · Jonesboro, AR 72401

$99,900

2 bd · 1.5 ba · 1,050 sqft · SingleFamily public records · 39 Days on market

Built 2001 0.33 ac lot Est $126k · 21% under

---

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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.8/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors! Great find in the heart of Jonesboro for under $100,000. Needs work. Renovation has been started but not completed. Primary bedroom has been framed out and a new primary bath has been plummed. Kitchen has been gutted. New roof. Extra-large corner lot. Great potential!

Key facts

• Kitchen gutted
• New roof
• 0.33 acre lot

Tags

• EXTRA-LARGE CORNER LOT
• NEW ROOF
• PRIMARY BEDROOM FRAMED
• NEW PRIMARY BATH PLUMMED
• KITCHEN GUTTED

Property features AI

Finance

• Other: Approximately 0.33 acre lot
• Financial info: Cash and in-house financing available

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Electricity (municipal, Entergy); Natural gas
• Home design: Single-family property; Entry level information not provided; Facing direction not provided
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Brick and metal/vinyl siding exterior; Paved road frontage; Level lot in a subdivision; Inside city limits

Interior

• Kitchen: Gas range
• Flooring: Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Gas water heater; Concrete floors; Central electric cooling; Central gas heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Jonesboro School District (urban): math 28% / reading 28% proficiency, ranked #169 of 238 in AR (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: The Academies At Jonesboro High School (math 16% / reading 27%, grade F, #225 of 292 statewide, top 78%, 1,386 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 295 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $691 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 + 3.6% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 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 $66k; list at $100k implies a 51% 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $126,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 Clayhill	0.08mi	3/1.0 (+1)	1,040 (-1%)	5mo	$124,900	$120	83
1500 W College	0.30mi	3/1.0 (+1)	1,025 (-2%)	3mo	$110,000	$107	73
1501 Brookhaven Rd	0.33mi	3/1.0 (+1)	1,053 (+0%)	11mo	$125,000	$119	68
1808 Georgia	0.04mi	3/1.0 (+1)	1,150 (+10%)	10mo	$149,900	$130	67
1207 Holly St	0.50mi	2/1.0	989 (-6%)	2mo	$76,000	$77	64
1416 Brookhaven Rd	0.36mi	3/2.0 (+1)	1,086 (+3%)	9mo	$149,000	$137	63
1601 Broadmoor Rd	0.22mi	2/2.0	1,173 (+12%)	8mo	$100,000	$85	61
1611 Brooke Cir	0.59mi	2/1.0	981 (-7%)	15mo	$106,000	$108	47
1700 Heather Ridge Dr	0.53mi	2/2.5	1,198 (+14%)	1mo	$125,000	$104	47
902 Hester St	0.57mi	2/1.0	912 (-13%)	6mo	$118,500	$130	44
1005 Chestnut St	0.73mi	3/1.0 (+1)	1,155 (+10%)	1mo	$177,000	$153	41
1607 W Oak St	0.61mi	3/2.0 (+1)	1,158 (+10%)	12mo	$172,000	$149	37

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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-544
• Equity at exit: $14,895

10-year hold

• IRR: 9.7%
• Equity multiple: 1.77×
• Total profit: $21,589
• Equity at exit: $8,638

Cash invested: $27,972 (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 72401

• Home prices YoY: -34.2%
• Rents YoY: 3.6%
• Active inventory: 295
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $235

Break-even live

Break-even rent $779

Max offer price $99,900

Occupancy floor 73%

Sensitivity live

Price	-10% $292	-5% $263	+0% $235	+5% $207	+10% $179
Rent	-10% $150	-5% $193	+0% $235	+5% $278	+10% $320
Rate	-1.0pp $285	-0.5pp $261	base $235	+0.5pp $209	+1.0pp $183

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1751 W Nettleton Ave Jonesboro, AR	2.0–3.0	1.0–1.5	1000	$850	$0.85	44d	1	0.25mi
3205 Turtle Creek Rd Jonesboro, AR	3.0	2.0	1208	$1,400	$1.16	44d	1	1.39mi

Listing history 23 events

1. 2026-06-19
   days on market $99,900 Active 39 DOM
2. 2026-06-18
   days on market $99,900 Active 38 DOM
3. 2026-06-17
   days on market $99,900 Active 37 DOM
4. 2026-06-16
   days on market $99,900 Active 36 DOM
5. 2026-06-15
   days on market $99,900 Active 35 DOM
6. 2026-06-14
   days on market $99,900 Active 33 DOM
7. 2026-06-13
   days on market $99,900 Active 32 DOM
8. 2026-06-10
   days on market $99,900 Active 30 DOM
9. 2026-06-09
   days on market $99,900 Active 29 DOM
10. 2026-06-08
    days on market $99,900 Active 28 DOM
11. 2026-06-07
    days on market $99,900 Active 27 DOM
12. 2026-06-05
    days on market $99,900 Active 24 DOM
13. 2026-06-02
    days on market $99,900 Active 22 DOM
14. 2026-06-01
    days on market $99,900 Active 21 DOM
15. 2026-05-31
    days on market $99,900 Active 20 DOM
16. 2026-05-30
    days on market $99,900 Active 19 DOM
17. 2026-05-07
    listed $99,900 New Listing

    Show marketing remark (289 chars)

    Attention Investors! Great find in the heart of Jonesboro for under $100,000. Needs work. Renovation has been started but not completed. Primary bedroom has been framed out and a new primary bath has been plummed. Kitchen has been gutted. New roof. Extra-large corner lot. Great potential!

18. 2026-05-07
    listed $99,900 Active 289-char remark

    Show marketing remark (289 chars)

    Attention Investors! Great find in the heart of Jonesboro for under $100,000. Needs work. Renovation has been started but not completed. Primary bedroom has been framed out and a new primary bath has been plummed. Kitchen has been gutted. New roof. Extra-large corner lot. Great potential!

19. 2024-01-10
    historical
20. 2023-12-16
    listed $125,000 Active
21. 2023-12-15
    listed $125,000 New Listing
22. 2006-07-13
    soldstatus $66,000
23. 2001-10-30
    soldstatus $48,000

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $639 · $53/mo
• Expected delta: +$42/yr (+$3/mo · 7.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $12,918
• − Mortgage interest: −$5,596
• − Property taxes: −$597
• − Insurance: −$500
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,906
• Taxable income: $1,252
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $2,521/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: Jonesboro School District
• NCES district ID: 0508280
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $34,347
• Composite: 23.06/100
• National rank: #7967
• State rank: #169 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): 42,602
• Household income: $45,329
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 2606.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 26% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -108.25%
• Current HPI: 208.2079
• Rent YoY: ▲ 3.64%
• 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

+108.1% since first listed

7 events — show timeline

• 2026-05-07 Listed $99,900 NEABOR MLS
• 2026-05-07 Listed $99,900 CARMLS
• 2024-01-10 Listing Removed — CARMLS
• 2023-12-16 Listed $125,000 NEABOR MLS
• 2023-12-15 Listed $125,000 CARMLS
• 2006-07-13 Sold (Public Records) $66,000 Public Records
• 2001-10-30 Sold (Public Records) $48,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $597 · +9.0% YoY. Source: county tax records.