1709 Heather Ridge Dr · Jonesboro, AR 72401

$140,000

3 bd · 2.0 ba · 1,118 sqft · SingleFamily public records · 38 Days on market

Est $120k · 17% over

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Why this score? — see what drove the D 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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous 3 bedroom 2 bath home on a dead-end street within walking distance to the school. Features include vaulted ceilings, stainless steel appliances, lots of natural light, neutral grey color scheme, and updates throughout! This one won't last long! Call to show. Most showings will have to be scheduled after 6:00pm.

Key facts

• Close to schools
• Close to dining
• Convenient location

Tags

• COMFORTABLE LIVING SPACE
• CONVENIENT LOCATION
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO SCHOOLS
• CLOSE TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/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 $132k (5.9% below list).
• Recommended offer: $132k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: schools D, crime F, amenities 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.
• Market conditions: Rents rising (+3.6%/yr); 295 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 35% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $108k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $131,685 (5.9% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 6% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $119,626
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1711 Wembleton Dr	0.07mi	3/2.0	1,216 (+9%)	3mo	$171,150	$141	80
1411 W Jefferson Ave	0.40mi	3/2.0	1,103 (-1%)	1mo	$125,000	$113	78
1700 Heather Ridge Dr	0.05mi	2/2.5 (-1)	1,198 (+7%)	1mo	$125,000	$104	78
1005 Chestnut St	0.46mi	3/1.0	1,155 (+3%)	1mo	$177,000	$153	68
903 W Matthews Ave	0.73mi	3/2.0	1,138 (+2%)	4mo	$169,900	$149	59
1500 W College	0.48mi	3/1.0	1,025 (-8%)	3mo	$110,000	$107	58
1012 Walnut St	0.64mi	3/1.0	1,044 (-7%)	2mo	$65,000	$62	53
1207 Holly St	0.38mi	2/1.0 (-1)	989 (-12%)	2mo	$76,000	$77	53
1824 W College	0.47mi	3/1.5	1,270 (+14%)	1mo	$128,000	$101	53
1402 Smoot Dr	0.59mi	3/2.0	1,275 (+14%)	4mo	$158,000	$124	46
1308 W Huntington Ave	0.68mi	4/1.0 (+1)	1,226 (+10%)	2mo	$83,333	$68	42
1302 W Huntington Ave	0.69mi	2/1.0 (-1)	1,284 (+15%)	2mo	$83,333	$65	32

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-9,733
• Equity at exit: $20,874

10-year hold

• IRR: 3.6%
• Equity multiple: 1.27×
• Total profit: $10,507
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $191

Break-even live

Break-even rent $1,075

Max offer price $140,000

Occupancy floor 81%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	$995	$0.99	43d	1	0.30mi

Listing history 26 events

1. 2026-06-19
   days on market $140,000 Active 38 DOM
2. 2026-06-18
   days on market $140,000 Active 37 DOM
3. 2026-06-17
   days on market $140,000 Active 36 DOM
4. 2026-06-16
   days on market $140,000 Active 35 DOM
5. 2026-06-15
   days on market $140,000 Active 34 DOM
6. 2026-06-14
   days on market $140,000 Active 32 DOM
7. 2026-06-13
   days on market $140,000 Active 31 DOM
8. 2026-06-10
   days on market $140,000 Active 29 DOM
9. 2026-06-09
   days on market $140,000 Active 28 DOM
10. 2026-06-08
    days on market $140,000 Active 27 DOM
11. 2026-06-07
    days on market $140,000 Active 26 DOM
12. 2026-06-05
    days on market $140,000 Active 23 DOM
13. 2026-06-02
    days on market $140,000 Active 21 DOM
14. 2026-06-01
    days on market $140,000 Active 20 DOM
15. 2026-05-31
    days on market $140,000 Active 19 DOM
16. 2026-05-30
    days on market $140,000 Active 18 DOM
17. 2026-05-12
    listed $140,000 Active
18. 2026-03-31
    soldstatus $108,000
19. 2021-04-13
    soldstatus $112,000
20. 2021-04-12
    soldstatus $112,000 321-char remark

    Show marketing remark (321 chars)

    Gorgeous 3 bedroom 2 bath home on a dead-end street within walking distance to the school. Features include vaulted ceilings, stainless steel appliances, lots of natural light, neutral grey color scheme, and updates throughout! This one won't last long! Call to show. Most showings will have to be scheduled after 6:00pm.

21. 2020-10-18
    listed $110,000 321-char remark

    Show marketing remark (321 chars)

    Gorgeous 3 bedroom 2 bath home on a dead-end street within walking distance to the school. Features include vaulted ceilings, stainless steel appliances, lots of natural light, neutral grey color scheme, and updates throughout! This one won't last long! Call to show. Most showings will have to be scheduled after 6:00pm.

22. 2018-08-07
    soldstatus $60,000
23. 2018-08-03
    soldstatus $60,000 1285-char remark

    Show marketing remark (1285 chars)

    Needs some work but oh what great potential! 3 bedrooms, 2 baths. Vaulted living room, separate laundry room, 1 car garage. HUD case #031-391180. Agents /purchasers refer to www. Chronossolutions.com & HUDHomestore.com for info on buying and bidding on HUD homes. HUD-owned homes are sold AS-IS. Buyers cannot enter property without a licensed agent. No Seller Property Disclosure to be provided. Effective June 1, 2018 the Denver Home Ownership Center (DHOC) is now offering the FHA $100 Down Sales Incentive for all HUD REO offers accepted from June 1, 2018 through June 30, 2018. AGENTS MUST SEE HUDHomestore.com for Addendums & documents such as the PCR and Disclosure Addendum. Seller will bring past due taxes up to date and will prorate current year taxes but they will not pay any other type of closing costs including title search, title policy, their own closing fee, etc however owner occupant buyers can request up to 3% to be paid by HUD. Further, HUD will pay no closing costs at all when an investor is the buyer, and in the event where an investor is acting as their own broker, no commission and/or closing costs will be paid by HUD. Repair escrow, when applicable, is to be determined by the underwriting mortgagee, per HUD Handbook 4000.1 and ML 2015-17.

24. 2018-06-05
    listed $57,900 1285-char remark

    Show marketing remark (1285 chars)

    Needs some work but oh what great potential! 3 bedrooms, 2 baths. Vaulted living room, separate laundry room, 1 car garage. HUD case #031-391180. Agents /purchasers refer to www. Chronossolutions.com & HUDHomestore.com for info on buying and bidding on HUD homes. HUD-owned homes are sold AS-IS. Buyers cannot enter property without a licensed agent. No Seller Property Disclosure to be provided. Effective June 1, 2018 the Denver Home Ownership Center (DHOC) is now offering the FHA $100 Down Sales Incentive for all HUD REO offers accepted from June 1, 2018 through June 30, 2018. AGENTS MUST SEE HUDHomestore.com for Addendums & documents such as the PCR and Disclosure Addendum. Seller will bring past due taxes up to date and will prorate current year taxes but they will not pay any other type of closing costs including title search, title policy, their own closing fee, etc however owner occupant buyers can request up to 3% to be paid by HUD. Further, HUD will pay no closing costs at all when an investor is the buyer, and in the event where an investor is acting as their own broker, no commission and/or closing costs will be paid by HUD. Repair escrow, when applicable, is to be determined by the underwriting mortgagee, per HUD Handbook 4000.1 and ML 2015-17.

25. 2008-02-12
    soldstatus $83,000
26. 2004-03-08
    soldstatus $72,000

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $896 · $75/mo
• Expected delta: +$212/yr (+$18/mo · 31.0%)

ⓘ 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: $15,802
• − Mortgage interest: −$7,842
• − Property taxes: −$684
• − Insurance: −$700
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$4,073
• Taxable loss: −$25
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $2,296/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

+94.4% since first listed

10 events — show timeline

• 2026-05-12 Listed $140,000 FSBO.com
• 2026-03-31 Sold (Public Records) $108,000 Public Records
• 2021-04-13 Sold (Public Records) $112,000 Public Records
• 2021-04-12 Sold (MLS) $112,000 NEABOR MLS
• 2020-10-18 Listed $110,000 NEABOR MLS
• 2018-08-07 Sold (Public Records) $60,000 Public Records
• 2018-08-03 Sold (MLS) $60,000 NEABOR MLS
• 2018-06-05 Listed $57,900 NEABOR MLS
• 2008-02-12 Sold (Public Records) $83,000 Public Records
• 2004-03-08 Sold (Public Records) $72,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $684 · +0.0% YoY. Source: county tax records.