4105 Jessica Ln Ln · Jonesboro, AR 72405

$160,000

4 bd · 2.0 ba · 2,032 sqft · SingleFamily public records · 61 Days on market

Built 1990 7,840 sqft lot $79/sqft · 33% below area Est $240k · 33% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• 1% rule +7.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Countrywood traditional brick ranch home w/ 4 bedrooms and 3 bathrooms. Fenced backyard. Convenient location. Garage conversion to an extra living room, bedroom and bathroom w/ separate entrance. Vaulted main living room w/ fireplace. Updated bathroom vanity with stone top. Lots of fun, bright colors throughout! Kitchen has eating bar overlooking a separate dining room. All personal belongings will be out of home by close.

Key facts

• Separate entrance
• Garage conversion
• Fenced backyard

Tags

• FENCED BACKYARD
• GARAGE CONVERSION
• SEPARATE ENTRANCE
• VAULTED MAIN LIVING ROOM
• FIREPLACE
• UPDATED BATHROOM VANITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• Nettleton School District (urban): math 21% / reading 24% proficiency, ranked #199 of 238 in AR (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 152 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (9.4% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; list at $160k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.27% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.39%
• DSCR: 1.73
• GRM: 6.5

CMA / ARV

• ARV (median comp): $239,502
• List price: $160,000
• Delta: -33.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4108 Stoke Dr	0.44mi	4/2.5	2,069 (+2%)	1mo	$330,000	$159	74
4212 Stoke Dr	0.44mi	3/2.5 (-1)	2,000 (-2%)	2mo	$265,000	$133	68
4101 Stephanie Ln	0.54mi	5/2.5 (+1)	2,048 (+1%)	1mo	$276,000	$135	65
500 N Airport Rd	0.24mi	4/2.0	1,798 (-12%)	7mo	$268,500	$149	64
300 Prospect Trl	0.49mi	3/2.0 (-1)	1,924 (-5%)	1mo	$125,000	$65	62
3524 Aggie Rd	0.57mi	3/2.0 (-1)	2,156 (+6%)	8mo	$207,000	$96	51
508 Brent	0.57mi	4/2.0	1,784 (-12%)	5mo	$255,000	$143	49
4001 Stoke	0.41mi	4/3.0	2,300 (+13%)	8mo	$345,000	$150	48
4001 Stoke Dr	0.41mi	4/3.0	2,300 (+13%)	8mo	$345,000	$150	48
4145 Bobcat Meadow Ln	0.73mi	3/2.0 (-1)	1,928 (-5%)	7mo	$309,900	$161	47
965 Cypress Pointe	0.74mi	3/2.0 (-1)	1,935 (-5%)	8mo	$313,475	$162	46
1021 Cypress Springs Cv	0.74mi	3/2.0 (-1)	1,750 (-14%)	8mo	$279,900	$160	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 3.67×
• Total profit: $119,763
• Equity at exit: $137,419

10-year hold

• IRR: 30.7%
• Equity multiple: 8.15×
• Total profit: $320,480
• Equity at exit: $289,475

Cash invested: $44,800 (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 72405

• Home prices YoY: 3.5%
• Active inventory: 152
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,038 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$92 /mo · $1,106/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $612

Break-even live

Break-even rent $1,263

Max offer price $160,000

Occupancy floor 65%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
337 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,600	$1.13	43d	1	0.28mi
259 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,550	$1.09	43d	1	0.31mi

Listing history 8 events

1. 2026-05-18
   status Under Contract 426-char remark

   Show marketing remark (426 chars)

   Countrywood traditional brick ranch home w/ 4 bedrooms and 3 bathrooms. Fenced backyard. Convenient location. Garage conversion to an extra living room, bedroom and bathroom w/ separate entrance. Vaulted main living room w/ fireplace. Updated bathroom vanity with stone top. Lots of fun, bright colors throughout! Kitchen has eating bar overlooking a separate dining room. All personal belongings will be out of home by close.

2. 2026-05-03
   historical Take Backups 426-char remark

   Show marketing remark (426 chars)

   Countrywood traditional brick ranch home w/ 4 bedrooms and 3 bathrooms. Fenced backyard. Convenient location. Garage conversion to an extra living room, bedroom and bathroom w/ separate entrance. Vaulted main living room w/ fireplace. Updated bathroom vanity with stone top. Lots of fun, bright colors throughout! Kitchen has eating bar overlooking a separate dining room. All personal belongings will be out of home by close.

3. 2026-04-30
   status Back on Market 426-char remark

   Show marketing remark (426 chars)

   Countrywood traditional brick ranch home w/ 4 bedrooms and 3 bathrooms. Fenced backyard. Convenient location. Garage conversion to an extra living room, bedroom and bathroom w/ separate entrance. Vaulted main living room w/ fireplace. Updated bathroom vanity with stone top. Lots of fun, bright colors throughout! Kitchen has eating bar overlooking a separate dining room. All personal belongings will be out of home by close.

4. 2026-04-23
   historical Take Backups 426-char remark

   Show marketing remark (426 chars)

   Countrywood traditional brick ranch home w/ 4 bedrooms and 3 bathrooms. Fenced backyard. Convenient location. Garage conversion to an extra living room, bedroom and bathroom w/ separate entrance. Vaulted main living room w/ fireplace. Updated bathroom vanity with stone top. Lots of fun, bright colors throughout! Kitchen has eating bar overlooking a separate dining room. All personal belongings will be out of home by close.

5. 2026-04-10
   price $160,000 426-char remark

   Show marketing remark (426 chars)

   Countrywood traditional brick ranch home w/ 4 bedrooms and 3 bathrooms. Fenced backyard. Convenient location. Garage conversion to an extra living room, bedroom and bathroom w/ separate entrance. Vaulted main living room w/ fireplace. Updated bathroom vanity with stone top. Lots of fun, bright colors throughout! Kitchen has eating bar overlooking a separate dining room. All personal belongings will be out of home by close.

6. 2026-03-22
   price $175,000 426-char remark

   Show marketing remark (426 chars)

   Countrywood traditional brick ranch home w/ 4 bedrooms and 3 bathrooms. Fenced backyard. Convenient location. Garage conversion to an extra living room, bedroom and bathroom w/ separate entrance. Vaulted main living room w/ fireplace. Updated bathroom vanity with stone top. Lots of fun, bright colors throughout! Kitchen has eating bar overlooking a separate dining room. All personal belongings will be out of home by close.

7. 2026-03-18
   listed $190,000 New Listing 426-char remark

   Show marketing remark (426 chars)

   Countrywood traditional brick ranch home w/ 4 bedrooms and 3 bathrooms. Fenced backyard. Convenient location. Garage conversion to an extra living room, bedroom and bathroom w/ separate entrance. Vaulted main living room w/ fireplace. Updated bathroom vanity with stone top. Lots of fun, bright colors throughout! Kitchen has eating bar overlooking a separate dining room. All personal belongings will be out of home by close.

8. 2001-07-09
   soldstatus $96,000

ⓘ 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: $1,106 · $92/mo
• Projected year-2 tax: $1,106 · $92/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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 22 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,453
• − Mortgage interest: −$8,962
• − Property taxes: −$1,106
• − Insurance: −$800
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$4,655
• Taxable income: $5,018
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $6,139/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: Nettleton School District
• NCES district ID: 0510440
• Math proficiency: 21% ▼ -16.00%
• Reading proficiency: 24% ▼ -12.00%
• Median HH income: $39,754
• Composite: 19.0/100
• National rank: #8846
• State rank: #199 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): 18,675
• Household income: $92,440
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 443.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Black 9% Hispanic / Latino 3% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Arabic 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: ▲ 9.42%
• Current HPI: 277.37
• Rent YoY: —
• 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

+66.7% since first listed

8 events — show timeline

• 2026-05-18 Pending — CARMLS
• 2026-05-03 Contingent — CARMLS
• 2026-04-30 Relisted — CARMLS
• 2026-04-23 Contingent — CARMLS
• 2026-04-10 Price Changed $160,000 CARMLS
• 2026-03-22 Price Changed $175,000 CARMLS
• 2026-03-18 Listed $190,000 CARMLS
• 2001-07-09 Sold (Public Records) $96,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,106 · +12.5% YoY. Source: county tax records.