2202 S Jackson Cv · Russellville, AR 72802

$172,000

3 bd · 1.5 ba · 1,264 sqft · SingleFamily public records · 30 Days on market

Built 1990 6,499 sqft lot Est $158k · 9% 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 +13.3/30.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• ARV discount +3.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

2202 S. Jackson Cove is ready for its new owners! On top of having 3 bedrooms and 2 full bathrooms, this home also offers an additional space that can be used as an additional bedroom, office, or flex space This property features fresh paint, new appliances, a professional clean, and so much more! The fenced in backyard gives you privacy and space for gatherings! Make this your home. Schedule your showing today!

Key facts

• Fenced in backyard
• 6,499 sq ft lot
• Built 1990

Tags

• FENCED IN BACKYARD

Property features AI

Finance

• HOA & community: Monthly association fee; Community near fire station, hospital, schools, and park

Exterior

• Parking: Concrete driveway
• Security: Fire alarm
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Brick construction; Slab foundation; Asphalt shingle roof
• Construction: Brick construction; Asphalt shingle roof; Slab foundation
• Exterior features: Concrete driveway; Cul-de-sac lot; City lot; Near park; Subdivision

Interior

• Kitchen: Dishwasher; Electric cooktop; Range hood
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fan(s); Granite counters; Pantry
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $2 ($18/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 $127k (26.1% below list).
• Recommended offer: $127k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.5% in Russellville — 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 77/100 on livability (#10 in AR, #3,049 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: commute F, employment F.
• Russellville School District (town): math 46% / reading 45% proficiency, ranked #38 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 218 active listings in the ZIP; 55 units permitted in Pope County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Pope County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $172k implies a 91% gain — meaningful room to come down on a strong offer.

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 $127,089 (26.1% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
4. 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.
5. 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.
6. 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: 0.74% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $158,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2207 Timberwood Ln	0.05mi	3/2.0	1,368 (+8%)	0mo	$140,000	$102	82
2210 Timberwood Ln	0.02mi	3/2.0	1,106 (-12%)	6mo	$169,000	$153	71
1301 S Greenwich Ave	0.64mi	3/1.0	1,248 (-1%)	2mo	$162,000	$130	65
1908 S Knoxville Ave	0.19mi	2/1.5 (-1)	1,400 (+11%)	7mo	$125,000	$89	62
401 E 14th St	0.71mi	3/2.0	1,267 (+0%)	6mo	$87,000	$69	59
1307 S Ithaca Ave	0.60mi	3/2.0	1,350 (+7%)	3mo	$168,291	$125	57
1708 S Detroit Ave	0.51mi	3/1.5	1,108 (-12%)	1mo	$150,000	$135	55
1204 S Ithaca Ave	0.68mi	3/1.5	1,157 (-8%)	1mo	$139,900	$121	53
1505 S Boston Pl	0.68mi	4/1.5 (+1)	1,365 (+8%)	1mo	$164,500	$121	49
1209 S Hartford Ave	0.65mi	3/2.0	1,377 (+9%)	8mo	$157,000	$114	46
1306 S Oswego Pl	0.74mi	3/2.0	1,370 (+8%)	8mo	$199,500	$146	43
2004 S Boulder Pl	0.74mi	3/1.5	1,422 (+12%)	7mo	$180,000	$127	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-27,871
• Equity at exit: $25,646

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-24,533
• Equity at exit: $14,871

Cash invested: $48,160 (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 72802

• Home prices YoY: -14.1%
• Active inventory: 218
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$902
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $2

Break-even live

Break-even rent $1,269

Max offer price $172,000

Occupancy floor 95%

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $172,000 Active 30 DOM
2. 2026-06-18
   days on market $172,000 Active 29 DOM
3. 2026-06-17
   days on market $172,000 Active 28 DOM
4. 2026-06-16
   days on market $172,000 Active 27 DOM
5. 2026-06-15
   days on market $172,000 Active 26 DOM
6. 2026-06-14
   days on market $172,000 Active 24 DOM
7. 2026-06-12
   days on market $172,000 Active 23 DOM
8. 2026-06-09
   days on market $172,000 Active 20 DOM
9. 2026-06-08
   days on market $172,000 Active 19 DOM
10. 2026-06-07
    pricedays on market $172,000 Active 18 DOM
11. 2026-06-05
    days on market $177,000 Active 15 DOM
12. 2026-06-02
    days on market $177,000 Active 13 DOM
13. 2026-06-01
    days on market $177,000 Active 12 DOM
14. 2026-05-31
    days on market $177,000 Active 11 DOM
15. 2026-05-30
    days on market $177,000 Active 10 DOM
16. 2026-05-20
    listed $177,000 Active
17. 2023-03-06
    soldstatus $90,000
18. 2007-09-18
    soldstatus $76,000
19. 2005-01-13
    soldstatus $64,000

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $1,101 · $92/mo
• Expected delta: +$755/yr (+$63/mo · 218.0%)

ⓘ 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 ≥113°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $15,251
• − Mortgage interest: −$9,635
• − Property taxes: −$346
• − Insurance: −$860
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$5,004
• Taxable loss: −$3,034
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $746/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: Russellville School District
• NCES district ID: 0512060
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $38,619
• Composite: 37.98/100
• National rank: #4293
• State rank: #38 of 238 in AR

Livability — Russellville

• Score: 77/100
• State rank: #10
• US rank: #3049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Russellville, AR
• County: Pope County · 42,302 people
• City population: 42,302
• Metro: Russellville, AR
• Population (ZIP): 23,283
• Household income: $64,110
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 404.0

Population outlook (Pope County) Hauer SSP2

• Today (2025): 66,303 people
• By 2030: 67,635 · +2.0%
• By 2040: 70,046 · +5.6%
• By 2050: 72,107 · +8.8%
• By 2075: 78,042 · +17.7%
• By 2100: 82,343 · +24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Pope

• 2024 margin: Solid R (+52.2) · D 22.7% · R 74.9% · Other 2.4%
• 2008→2024 swing: -8.9pp toward R · 2008: -43.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.4 2016: R+50.5 2012: R+47.2 2008: R+43.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.02%
• Current HPI: 225.2177
• Rent YoY: —
• Metro: Russellville, 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

+176.6% since first listed

4 events — show timeline

• 2026-05-20 Listed $177,000 NWARMLS
• 2023-03-06 Sold (Public Records) $90,000 Public Records
• 2007-09-18 Sold (Public Records) $76,000 Public Records
• 2005-01-13 Sold (Public Records) $64,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $346 · +38.9% YoY. Source: county tax records.