2300 Jaybee Dr · Jonesboro, AR 72404

$214,500

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 17 Days on market

Built 1996 0.75 ac lot Est $170k · 26% over

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Why this score? — see what drove the F 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 +13.4/30.0
• Schools +5.2/10.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

One-level 3 bedroom, 2 bath home situated on a spacious 0.75-acre lot in the established Clearview Subdivision in Southwest Jonesboro. This property features a fully fenced backyard with a large gate for convenient boat or RV storage, plus a 10x20 workshop/storage shed. Inside, you'll find LVT flooring throughout, a large 8x13 laundry room, open-concept living and dining area, and a custom tiled walk-in shower in the primary suite. The property also includes a 2-car garage/shop with added parking space for extra vehicles and toys! Additional updates include a newer roof, hot water heater, and expanded Laundry area/mud room. The oversized patio and backyard are ideal for entertaining, pets,

Key facts

• Large gate
• Oversized patio
• 0.75 acre lot

Tags

• FULLY FENCED BACKYARD
• LARGE GATE
• WORKSHOP STORAGE SHED
• CUSTOM TILED WALK-IN SHOWER
• OVERSIZED PATIO

Property features AI

Exterior

• Parking: Garage with automatic door opener
• Utilities: Electric service via cooperative; Fiber internet available
• Home design: Single-family property
• Construction: Slab foundation; Architectural shingle roof
• Exterior features: Brick and metal/vinyl siding exterior; Paved road access; Level lot in a subdivision; 0.75 acre lot (inside city limits)

Interior

• Kitchen: Free-standing stove
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Luxury vinyl flooring; Workshop/Craft room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $3 ($41/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 $161k (25.1% below list).
• Recommended offer: $161k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Valley View School District (rural): math 55% / reading 60% proficiency, ranked #4 of 238 in AR (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Valley View Intermediate School (math 61% / reading 58%, grade B-, #38 of 454 statewide, top 9%, 893 students, 30% FRL); Valley View Junior High School (math 54% / reading 65%, grade B, #12 of 201 statewide, top 6%, 712 students, 25% FRL); Valley View High School (math 32% / reading 52%, grade F, #38 of 292 statewide, top 14%, 631 students, 22% FRL).
• Market conditions: Rents flat; 309 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 17 days — a 2% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $214k implies a 65% 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 $160,626 (25.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.75% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $170,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5706 Boone St	0.45mi	2/2.0 (-1)	1,114 (+1%)	10mo	$167,922	$151	64
5601 Young Dr	0.59mi	2/2.0 (-1)	1,114 (+1%)	8mo	$160,000	$144	60
5700 Boone St	0.43mi	3/2.0	1,248 (+13%)	4mo	$190,750	$153	55
5703 Pope St	0.43mi	3/2.0	1,248 (+13%)	6mo	$199,800	$160	53
5703 Boone St	0.45mi	3/2.0	1,248 (+13%)	6mo	$192,000	$154	52
5603 Young Dr	0.59mi	3/2.0	1,012 (-8%)	13mo	$178,000	$176	48
5707 Boone St	0.47mi	3/2.0	1,248 (+13%)	11mo	$190,000	$152	48
5605 Young Dr	0.59mi	3/2.0	1,217 (+10%)	10mo	$175,000	$144	47
5708 Boone St	0.46mi	3/2.0	1,248 (+13%)	15mo	$205,000	$164	44
5806 Pope St	0.53mi	3/2.0	1,248 (+13%)	14mo	$195,000	$156	42
5705 Young Dr	0.59mi	3/2.0	1,248 (+13%)	10mo	$184,162	$148	42
5703 Young Dr	0.60mi	3/2.0	1,248 (+13%)	12mo	$194,877	$156	40

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.36×
• Total profit: $-38,222
• Equity at exit: $31,983

10-year hold

• IRR: -15.3%
• Equity multiple: 0.21×
• Total profit: $-47,454
• Equity at exit: $18,546

Cash invested: $60,060 (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 72404

• Home prices YoY: -14.5%
• Rents YoY: 0.7%
• Active inventory: 309
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$1,125
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $3

Break-even live

Break-even rent $1,602

Max offer price $214,500

Occupancy floor 95%

Sensitivity live

Price	-10% $125	-5% $64	+0% $3	+5% $-57	+10% $-118
Rent	-10% $-123	-5% $-60	+0% $3	+5% $67	+10% $130
Rate	-1.0pp $111	-0.5pp $58	base $3	+0.5pp $-52	+1.0pp $-109

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: $53,625
• Closing costs: $6,435
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5707 Pope St Jonesboro, AR	4.0	2.0	1459	$1,750	$1.20	45d	1	0.47mi

Listing history 12 events

1. 2026-06-05
   days on market $214,500 Active 17 DOM
2. 2026-06-03
   days on market $214,500 Active 16 DOM
3. 2026-06-02
   days on market $214,500 Active 15 DOM
4. 2026-06-01
   days on market $214,500 Active 14 DOM
5. 2026-05-31
   days on market $214,500 Active 13 DOM
6. 2026-05-30
   days on market $214,500 Active 12 DOM
7. 2026-05-22
   price $214,500
8. 2026-05-22
   price $214,500 968-char remark
9. 2026-05-18
   listed $229,000 Active 968-char remark
10. 2026-05-18
    listed $229,000 New Listing
11. 2018-07-03
    soldstatus $130,000
12. 2003-07-02
    soldstatus $78,000

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $1,373 · $114/mo
• Expected delta: +$757/yr (+$63/mo · 123.0%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,275
• − Mortgage interest: −$12,015
• − Property taxes: −$616
• − Insurance: −$1,072
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$6,240
• Taxable loss: −$3,752
• Est. tax savings @ 24.0%: +$901
• After-tax cash flow: $941/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: Valley View School District
• NCES district ID: 0513380
• Math proficiency: 55% ▼ -11.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $79,148
• Composite: 51.78/100
• National rank: #1672
• State rank: #4 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): 29,968
• Household income: $70,269
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 869.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 3% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 95% English-only · Spanish 3% Chinese 1%

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: ▼ -35.22%
• Current HPI: 208.3772
• Rent YoY: ▲ 0.74%
• 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

+175.0% since first listed

7 events — show timeline

• 2026-06-07 Listing Removed — CARMLS
• 2026-05-22 Price Changed $214,500 CARMLS
• 2026-05-22 Price Changed $214,500 NEABOR MLS
• 2026-05-18 Listed $229,000 NEABOR MLS
• 2026-05-18 Listed $229,000 CARMLS
• 2018-07-03 Sold (Public Records) $130,000 Public Records
• 2003-07-02 Sold (Public Records) $78,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $616 · -14.0% YoY. Source: county tax records.