4303 Stonebrook Dr · Jonesboro, AR 72404

$164,900

3 bd · 1.5 ba · 1,073 sqft · SingleFamily public records · 34 Days on market

8,398 sqft lot Est $145k · 14% 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 +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1.5-bath home nestled on a spacious wooded lot! This well-maintained property offers great curb appeal with a welcoming covered front porch, attached 1-car garage, and mature shade trees providing privacy and a peaceful setting. A wood privacy fence adds extra seclusion and space for pets, play, or outdoor entertaining. Inside, you'll find a functional layout perfect for comfortable everyday living, featuring generous living spaces, ample natural light, and plenty of potential to make it your own. Conveniently located with easy access to schools, shopping, and dining, this home is ideal for first-time buyers, downsizers, or investors. Don't miss this opportunity to own a

Key facts

• Covered front porch
• Ample natural light
• Spacious wooded lot

Tags

• COVERED FRONT PORCH
• WOOD PRIVACY FENCE
• SPACIOUS WOODED LOT
• MATURE SHADE TREES
• GENEROUS LIVING SPACES
• AMPLE NATURAL LIGHT

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Front porch; Wood fencing; Outbuilding

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet; Ceramic tile; Concrete
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Living room fireplace; Disposal; Gas water heater
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $46 ($547/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 $136k (17.8% below list).
• Recommended offer: $136k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• 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.
• Zoned schools: Fox Meadow Elementary (483 students, 100% FRL); Nettleton Junior High School (math 21% / reading 31%, grade F, #159 of 201 statewide, top 80%, 546 students, 100% FRL); Nettleton High School (math 11% / reading 27%, grade F, #248 of 292 statewide, top 86%, 981 students, 68% FRL) — zoned schools average 89% FRL vs 56% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 309 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 34 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $84k; list at $165k implies a 96% 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 $135,519 (17.8% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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?
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: 0.82% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $144,855
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4411 Stonebrook Dr	0.14mi	3/1.5	1,069 (-0%)	12mo	$154,800	$145	83
2610 Oakbrook Dr	0.15mi	3/1.5	1,138 (+6%)	11mo	$159,000	$140	74
2412 Bonnie Jean Pl	0.11mi	3/2.0	1,110 (+3%)	16mo	$137,000	$123	74
4400 Stonebrook	0.07mi	3/1.5	960 (-10%)	12mo	$120,000	$125	69
2512 Bonnie Jean Pl	0.13mi	2/1.0 (-1)	1,016 (-5%)	16mo	$119,500	$118	65
4410 Southbrook Dr	0.14mi	3/1.5	960 (-10%)	14mo	$130,000	$135	64
2513 Brooke Mcqueen	0.23mi	3/2.0	1,166 (+9%)	13mo	$135,000	$116	62
3905 Kents Pl	0.28mi	2/1.0 (-1)	946 (-12%)	1mo	$107,000	$113	59
4400 Foxwood Cv	0.17mi	3/1.5	936 (-13%)	15mo	$130,000	$139	58
2512 Brooke Mcqueen Pl	0.26mi	2/2.0 (-1)	1,215 (+13%)	3mo	$160,000	$132	57
2018 Fox Meadow Ln	0.34mi	3/2.0	1,176 (+10%)	14mo	$159,900	$136	54
4702 Big Johns Place Pl	0.57mi	2/1.0 (-1)	987 (-8%)	6mo	$139,900	$142	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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.42×
• Total profit: $-26,879
• Equity at exit: $24,587

10-year hold

• IRR: -12.9%
• Equity multiple: 0.31×
• Total profit: $-31,687
• Equity at exit: $14,258

Cash invested: $46,172 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$865
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $46

Break-even live

Break-even rent $1,297

Max offer price $164,900

Occupancy floor 92%

Sensitivity live

Price	-10% $139	-5% $92	+0% $46	+5% $-1	+10% $-48
Rent	-10% $-61	-5% $-8	+0% $46	+5% $99	+10% $153
Rate	-1.0pp $129	-0.5pp $88	base $46	+0.5pp $3	+1.0pp $-41

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3719 Stadium Blvd Unit E20 Jonesboro, AR	3.0	2.0	1350	$1,294	$0.96	45d	1	0.30mi
3719 Stadium Blvd Unit J10 Jonesboro, AR	2.0	1.0	1100	$1,144	$1.04	45d	1	0.35mi
6 Willow Creek Ln Jonesboro, AR	1.0–3.0	1.0–2.0	925	$1,458	$1.58	45d	24	0.47mi
1424 Links Dr Jonesboro, AR	1.0–2.0	1.0–2.0	771	$860	$1.11	45d	1	0.49mi
4619 S Caraway Rd Jonesboro, AR	2.0	1.0	1012	$1,150	$1.14	45d	1	0.54mi
959 Links Dr Jonesboro, AR	1.0–2.0	1.0–2.0	818	$1,030	$1.26	45d	1	0.67mi
4236 Fonda Jo Dr Unit 173 Jonesboro, AR	2.0	2.5	1450	$1,275	$0.88	45d	1	0.74mi
4217 Fonda Jo Dr Unit 230 Jonesboro, AR	2.0	2.5	1450	$1,275	$0.88	45d	1	0.76mi
4221 Fonda Jo Dr Unit 228 Jonesboro, AR	2.0	2.5	1450	$1,275	$0.88	45d	1	0.79mi
4310 Makala Ln Jonesboro, AR	2.0	1.5–2.5	1175	$1,075	$0.91	45d	1	0.79mi
954 E Craighead Forest Rd Unit 116 Jonesboro, AR	2.0	1.5	1000	$1,000	$1.00	45d	1	0.80mi
4237 Blair Cv Unit 201 Jonesboro, AR	2.0	2.5	1450	$1,275	$0.88	45d	1	0.84mi
4298 Dena Jo Dr Unit 158 Jonesboro, AR	2.0	2.5	1450	$1,275	$0.88	45d	1	0.87mi
930 E Craighead Forest Rd Unit G Jonesboro, AR	3.0	2.5	1350	$1,450	$1.07	45d	1	0.87mi
4296 Dena Jo Dr Unit 153 Jonesboro, AR	2.0	2.5	1450	$1,275	$0.88	45d	1	0.88mi
926 E Craighead Forest Rd Unit K Jonesboro, AR	2.0	2.5	1350	$1,200	$0.89	45d	1	0.90mi
908 E Craighead Forest Rd Apt 93 Jonesboro, AR	3.0	2.5	1350	$1,450	$1.07	45d	1	1.00mi
3305 Richardson Dr Jonesboro, AR	2.0	1.0–1.5	900	$775	$0.86	45d	1	1.02mi
4619 Jeri Cv Jonesboro, AR	3.0	2.0	1412	$1,495	$1.06	45d	1	1.03mi
3817 Keeneland Dr Jonesboro, AR	3.0	2.0	1355	$1,525	$1.13	45d	1	1.18mi
3809 Travers Ln Jonesboro, AR	3.0	2.0	1243	$1,550	$1.25	45d	1	1.24mi
3840 Travers Ln Jonesboro, AR	3.0	2.0	1243	$1,525	$1.23	45d	1	1.25mi
705 June Dr Apt A Jonesboro, AR	2.0	1.0	1000	$845	$0.84	45d	1	1.25mi
3622 Hargis Dr Jonesboro, AR	3.0	2.0	1143	$1,495	$1.31	45d	1	1.29mi
703 Gladiolus Dr Jonesboro, AR	1.0–2.0	1.0	610	$730	$1.20	45d	1	1.39mi
5516 Harrisburg Rd Unit A Jonesboro, AR	2.0	1.0	980	$795	$0.81	45d	1	1.43mi
2213 Spence Cir Unit 2 Jonesboro, AR	2.0	1.5	1000	$1,000	$1.00	45d	1	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $164,900 Active 34 DOM
2. 2026-06-19
   days on market $164,900 Active 32 DOM
3. 2026-06-18
   days on market $164,900 Active 31 DOM
4. 2026-06-17
   days on market $164,900 Active 30 DOM
5. 2026-06-16
   days on market $164,900 Active 29 DOM
6. 2026-06-15
   days on market $164,900 Active 28 DOM
7. 2026-06-14
   days on market $164,900 Active 26 DOM
8. 2026-06-13
   days on market $164,900 Active 25 DOM
9. 2026-06-10
   days on market $164,900 Active 23 DOM
10. 2026-06-09
    days on market $164,900 Active 22 DOM
11. 2026-06-08
    days on market $164,900 Active 21 DOM
12. 2026-06-07
    days on market $164,900 Active 20 DOM
13. 2026-06-05
    days on market $164,900 Active 17 DOM
14. 2026-06-03
    days on market $164,900 Active 16 DOM
15. 2026-06-02
    days on market $164,900 Active 15 DOM
16. 2026-06-01
    days on market $164,900 Active 14 DOM
17. 2026-05-31
    days on market $164,900 Active 13 DOM
18. 2026-05-30
    days on market $164,900 Active 12 DOM
19. 2026-05-18
    listed $164,900 Active
20. 2026-05-18
    listed $164,900 New Listing
21. 2009-07-28
    soldstatus $84,000
22. 2004-03-23
    soldstatus $80,000

ⓘ 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: $1,098 · $92/mo
• Projected year-2 tax: $1,098 · $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 2/10 Low
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,262
• − Mortgage interest: −$9,237
• − Property taxes: −$1,098
• − Insurance: −$824
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$4,797
• Taxable loss: −$2,297
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $1,099/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): 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

+106.1% since first listed

4 events — show timeline

• 2026-05-18 Listed $164,900 NEABOR MLS
• 2026-05-18 Listed $164,900 CARMLS
• 2009-07-28 Sold (Public Records) $84,000 Public Records
• 2004-03-23 Sold (Public Records) $80,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,098 · +10.3% YoY. Source: county tax records.