1809 Corbin St · Jacksonville, AR 72076

$105,000

3 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 27 Days on market

Built 1978 6,969 sqft lot Est $131k · 20% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.5/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home or investment opportunity. 3BD 1.5 BA. Single Car Garage. Selling As-is.

Key facts

• Refrigerator
• Fenced-in backyard
• Convenient layout

Tags

• FENCED-IN BACKYARD
• REFRIGERATOR
• CONVENIENT LAYOUT
• DETACHED

Property features AI

Exterior

• Parking: Garage
• Utilities: Public water; Electric via co-op; Natural gas
• Home design: Single-family property
• Construction: Slab foundation
• Exterior features: Brick and frame exterior; Architectural shingle roof; Paved road access; Located in a subdivision

Interior

• Kitchen: Free‑standing stove; Refrigerator included
• Flooring: Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heat (natural gas); Central electric cooling
• Interior features: Vinyl flooring; Formal living room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.0% in Jacksonville — 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 61/100 on livability (#231 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Jacksonville North Pulaski School District (suburban): math 18% / reading 20% proficiency, ranked #211 of 238 in AR (top 89%) — 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: Rents rising (+3.1%/yr); 154 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.15% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.21%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $131,364
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Lehman Dr	0.37mi	3/1.0	1,066 (-0%)	3mo	$90,000	$84	80
133 Lonsdale Cir	0.14mi	3/2.0	995 (-7%)	1mo	$147,000	$148	77
210 Lonsdale Cir	0.20mi	3/1.0	1,128 (+6%)	7mo	$70,000	$62	76
802 Towering Oaks Dr	0.53mi	3/1.5	1,076 (+1%)	2mo	$90,000	$84	70
1305 Ray Rd	0.54mi	3/1.5	1,076 (+1%)	3mo	$139,900	$130	69
600 Sorrells Dr	0.43mi	3/1.5	1,109 (+4%)	4mo	$125,000	$113	68
626 Paul Pl	0.56mi	3/1.5	1,076 (+1%)	4mo	$136,499	$127	68
622 Stevenson St	0.54mi	3/1.0	1,050 (-2%)	7mo	$68,000	$65	66
1404 Southeastern Ave	0.20mi	3/1.0	940 (-12%)	7mo	$62,500	$66	65
1235 Wright St	0.62mi	3/1.5	1,062 (-1%)	7mo	$131,000	$123	62
1304 Captain Cv	0.60mi	3/1.0	1,010 (-5%)	9mo	$150,000	$149	56
1017 Stevenson Cv	0.42mi	3/2.0	1,209 (+13%)	8mo	$165,000	$136	48

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $543
• Equity at exit: $15,656

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $23,284
• Equity at exit: $9,078

Cash invested: $29,400 (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 72076

• Home prices YoY: -30.3%
• Rents YoY: 3.1%
• Active inventory: 154
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$551
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $275

Break-even live

Break-even rent $855

Max offer price $105,000

Occupancy floor 72%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Lehman Dr Jacksonville, AR	3.0	1.5	1344	$1,200	$0.89	14d	1	0.10mi
708 Lehman Dr Jacksonville, AR	3.0	1.5	1075	$1,150	$1.07	14d	1	0.30mi
609 Sorrells Dr Jacksonville, AR	3.0	1.0	1133	$1,195	$1.05	14d	1	0.38mi
1409 Southern St Jacksonville, AR	3.0	1.0	1050	$1,050	$1.00	43d	1	0.42mi
1811 Neely St Unit 1811 Jacksonville, AR	3.0	1.0	996	$825	$0.83	43d	1	0.48mi
1301 Liberty Dr Jacksonville, AR	3.0	2.0	1014	$1,295	$1.28	14d	1	0.51mi
1112 Ray Rd Jacksonville, AR	3.0	1.0	1166	$895	$0.77	43d	1	0.60mi
950 Military Rd Jacksonville, AR	1.0–3.0	1.0–2.0	867	$1,015	$1.17	14d	13	0.61mi
1115 Ray Rd Jacksonville, AR	4.0	1.5	1495	$1,495	$1.00	14d	1	0.61mi
66 Wright Cir Jacksonville, AR	3.0	2.0	1246	$1,595	$1.28	23d	1	0.61mi
212 Wright Cv Jacksonville, AR	3.0	1.5	1326	$1,350	$1.02	23d	1	0.63mi
218 S J P Wright Loop Rd Unit 6 Jacksonville, AR	2.0	2.0	760	$850	$1.12	21d	1	0.63mi
58 Wright Cir Jacksonville, AR	4.0	2.5	1468	$1,450	$0.99	14d	1	0.63mi
1501 Angie Ct Jacksonville, AR	3.0	2.0	1296	$1,595	$1.23	21d	1	0.73mi
873 Jane Dr Jacksonville, AR	2.0	1.0	971	$1,050	$1.08	43d	1	0.79mi
241 Pearl St Jacksonville, AR	2.0	1.0	700	$943	$1.35	23d	1	0.82mi
633 Smart St Jacksonville, AR	3.0	1.5	936	$995	$1.06	23d	1	0.82mi
89 Belair Loop Jacksonville, AR	3.0	2.0	1093	$1,450	$1.33	21d	1	0.89mi
172 Roosevelt Rd Jacksonville, AR	2.0	1.0	1000	$800	$0.80	21d	1	0.91mi
144 Pike Ave Jacksonville, AR	2.0	1.0	1050	$800	$0.76	44d	1	0.93mi
131 Galloway Cir Jacksonville, AR	3.0	1.0	912	$895	$0.98	43d	1	0.95mi
107 Pike Ave Jacksonville, AR	3.0	1.0	1092	$995	$0.91	43d	1	0.96mi
4 Georgeann Cir Jacksonville, AR	3.0	1.5	1479	$1,250	$0.85	14d	1	0.99mi
130 Joiner Ave Jacksonville, AR	4.0	2.0	1223	$1,550	$1.27	21d	1	1.02mi
197 Roosevelt Rd Jacksonville, AR	3.0	1.0	1300	$1,195	$0.92	18d	1	1.07mi
105 Victory Cir Jacksonville, AR	4.0	2.0	1157	$1,550	$1.34	43d	1	1.15mi
103 Overland Trl Jacksonville, AR	3.0	1.5	960	$1,195	$1.24	18d	1	1.18mi
308 N Oak St Jacksonville, AR	2.0	1.0	788	$800	$1.02	14d	1	1.22mi
428 N Oak St Jacksonville, AR	3.0	1.5	996	$1,325	$1.33	43d	1	1.24mi
124 Karen Cv Jacksonville, AR	4.0	1.5	1000	$1,050	$1.05	43d	1	1.25mi
622 S Oak St Unit 620 Jacksonville, AR	2.0	1.5	1015	$725	$0.71	23d	1	1.36mi
714 S Spring St Unit 718 Jacksonville, AR	2.0	2.0	1000	$1,150	$1.15	23d	1	1.40mi

Listing history 21 events

1. 2026-06-16
   statusdays on market $105,000 Under Contract 27 DOM
2. 2026-06-15
   days on market $105,000 Active 26 DOM
3. 2026-06-14
   days on market $105,000 Active 24 DOM
4. 2026-06-13
   days on market $105,000 Active 23 DOM
5. 2026-06-10
   days on market $105,000 Active 21 DOM
6. 2026-06-09
   days on market $105,000 Active 20 DOM
7. 2026-06-08
   days on market $105,000 Active 19 DOM
8. 2026-06-07
   days on market $105,000 Active 18 DOM
9. 2026-06-05
   days on market $105,000 Active 15 DOM
10. 2026-06-03
    days on market $105,000 Active 14 DOM
11. 2026-06-02
    days on market $105,000 Active 13 DOM
12. 2026-06-01
    days on market $105,000 Active 12 DOM
13. 2026-05-31
    days on market $105,000 Active 11 DOM
14. 2026-05-31
    days on market $105,000 Active 10 DOM
15. 2026-05-20
    listed $105,000 New Listing
16. 2024-09-23
    soldstatus $94,500
17. 2024-09-18
    status Under Contract 91-char remark

    Show marketing remark (91 chars)

    Great starter home or investment opportunity. 3BD 1.5 BA. Single Car Garage. Selling As-is.

18. 2024-09-17
    soldstatus $94,500 Sold 91-char remark

    Show marketing remark (91 chars)

    Great starter home or investment opportunity. 3BD 1.5 BA. Single Car Garage. Selling As-is.

19. 2024-08-14
    historical Take Backups 91-char remark

    Show marketing remark (91 chars)

    Great starter home or investment opportunity. 3BD 1.5 BA. Single Car Garage. Selling As-is.

20. 2024-08-13
    listed $90,000 New Listing 91-char remark

    Show marketing remark (91 chars)

    Great starter home or investment opportunity. 3BD 1.5 BA. Single Car Garage. Selling As-is.

21. 2022-06-22
    price $850

ⓘ 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: $971 · $81/mo
• Projected year-2 tax: $971 · $81/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $14,428
• − Mortgage interest: −$5,882
• − Property taxes: −$971
• − Insurance: −$525
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,055
• Taxable income: $1,687
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $2,890/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: Jacksonville North Pulaski School District
• NCES district ID: 0500419
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $50,869
• Composite: 17.16/100
• National rank: #9110
• State rank: #211 of 238 in AR

Livability — Jacksonville

• Score: 61/100
• State rank: #231
• US rank: #17378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, AR
• County: Pulaski County · 372,764 people
• City population: 38,437
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 38,437
• Household income: $54,379
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1733.0

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Black 38% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.51%
• Current HPI: 201.6405
• Rent YoY: ▲ 3.07%
• Metro: Little Rock-North Little Rock-Conway, 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

+16.7% since first listed

7 events — show timeline

• 2026-05-20 Listed $105,000 CARMLS
• 2024-09-23 Sold (Public Records) $94,500 Public Records
• 2024-09-18 Pending — CARMLS
• 2024-09-17 Sold (MLS) $94,500 CARMLS
• 2024-08-14 Contingent — CARMLS
• 2024-08-13 Listed $90,000 CARMLS
• 2022-06-22 Price Changed $850 RENT.

Property tax history

+4.3%/yr

Latest (2025): $971 · +14.3% YoY. Source: county tax records.