908 Warner Ave · Jonesboro, AR 72401

$750,000

None bd · 110.0 ba · 4,193 sqft · MultiFamily · 129 Days on market

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 11 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

For Sale - West End 11 unit multi-family! Perfect income producing property for an investor. Complex has been renovated and is fully occupied. Call today for more information!

Key facts

• Strong rental market
• Listed 129 days

Tags

• MULTIFAMILY OPPORTUNITY
• ALL ELECTRIC PROPERTY
• VALUE ADD OPPORTUNITY
• STRONG RENTAL MARKET

Property features AI

Finance

• Other: Listed by Century 21 Portfolio (Agent: Chris Collinsworth)
• Financial info: Annual tax amount reported as $1,995
• HOA & community: No HOA or community details provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utility details not provided
• Home design: Multi-family residential income property (Apartments)
• Construction: Brick construction
• Exterior features: No additional exterior feature details provided

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom details not provided
• Flooring: Flooring details not provided
• Bathrooms: Bathroom details not provided
• Heating & cooling: Heating and cooling details not provided
• Interior features: No interior feature details available
• Laundry & utility: Laundry or utility details not provided

What this means for you Summary

Snapshot

• This is a 2×1bd/1.0ba + 8×2bd/1.0ba + 1×3bd/2.0ba units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive. Per door: $288/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $750k).
• Recommended offer: $660k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: Annie Camp Jr. High School (math 22% / reading 34%, grade F, #150 of 201 statewide, top 76%, 784 students, 100% FRL); 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; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• At $10,565/mo this rent would consume 280% of the median local household income ($45k/yr) (locally 2606% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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 $210k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $635k; 18% 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 $660,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.08%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $461,230
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Vine St	0.23mi	6/7.5	4,046 (-4%)	2mo	$443,800	$110	62
621 Krewson St	0.51mi	16/—	4,300 (+3%)	13mo	$420,000	$98	61

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: 10.4%
• Equity multiple: 1.41×
• Total profit: $86,944
• Equity at exit: $111,827

10-year hold

• IRR: 20.0%
• Equity multiple: 2.73×
• Total profit: $364,244
• Equity at exit: $64,846

Cash invested: $210,000 (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: 71.3×

Monthly cashflow live

• Estimated rent: $10,565 medium
• Mortgage (P&I): −$3,933
• Tax est. 1.5%: −$938 /mo · $11,250/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,219
• Net cashflow: $3,163

Break-even live

Break-even rent $6,561

Max offer price $750,000

Occupancy floor 65%

Sensitivity live

Price	-10% $3,682	-5% $3,422	+0% $3,163	+5% $2,904	+10% $2,645
Rent	-10% $2,329	-5% $2,746	+0% $3,163	+5% $3,581	+10% $3,998
Rate	-1.0pp $3,541	-0.5pp $3,354	base $3,163	+0.5pp $2,969	+1.0pp $2,771

11-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,752
▸ 8× units	2	1	$7,696
1× unit	3	2	$1,120
Total (11 units)			$10,565

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   days on market $750,000 Active 129 DOM
2. 2026-05-30
   days on market $750,000 Active 128 DOM
3. 2026-01-22
   listed $750,000 Active
4. 2021-11-17
   soldstatus $635,000 176-char remark

   Show marketing remark (176 chars)

   For Sale - West End 11 unit multi-family! Perfect income producing property for an investor. Complex has been renovated and is fully occupied. Call today for more information!

5. 2021-08-02
   listed $670,000 176-char remark

   Show marketing remark (176 chars)

   For Sale - West End 11 unit multi-family! Perfect income producing property for an investor. Complex has been renovated and is fully occupied. Call today for more information!

6. 2020-04-15
   soldstatus $412,500 179-char remark

   Show marketing remark (179 chars)

   Investment property. This is a 11 unit complex including (2) 1 bedroom, 1 bath units, (8) 2 bedroom, 1 bathroom units and (1) 3 bedroom, 2 bath unit. Property is to be Sold AS-IS.

7. 2019-12-20
   listed $500,000 179-char remark

   Show marketing remark (179 chars)

   Investment property. This is a 11 unit complex including (2) 1 bedroom, 1 bath units, (8) 2 bedroom, 1 bathroom units and (1) 3 bedroom, 2 bath unit. Property is to be Sold AS-IS.

8. 2019-03-09
   listed $500,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% 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 4/10 Moderate 8% 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: $126,780
• − Mortgage interest: −$42,012
• − Property taxes: −$11,250
• − Insurance: −$3,750
• − Repairs & maintenance: −$10,142
• − Management: −$10,142
• − Depreciation: −$21,818
• Taxable income: $27,665
• Est. tax owed @ 24.0%: −$6,640
• After-tax cash flow: $31,320/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

+50.0% since first listed

6 events — show timeline

• 2026-01-22 Listed $750,000 NEABOR MLS
• 2021-11-17 Sold (MLS) $635,000 NEABOR MLS
• 2021-08-02 Listed $670,000 NEABOR MLS
• 2020-04-15 Sold (MLS) $412,500 NEABOR MLS
• 2019-12-20 Listed $500,000 NEABOR MLS
• 2019-03-09 Listed $500,000 NEABOR MLS