1609 Granger · Jonesboro, AR 72401

$139,900

4 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 102 Days on market

9,147 sqft lot Est $140k · at est.

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Why this score? — see what drove the C 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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• 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

Listing remarks MLS

Attention Investors this Renovated 4-bedroom, 1-bath home offers a spacious living room and generously sized bedrooms. This home features new windows, updated flooring, a new HVAC system, stylish kitchen cabinets, and a beautifully updated bathroom just to name a few of the improvements. A durable metal roof adds peace of mind, and the new deck off the primary bedroom creates the perfect spot to enjoy the backyard. Potential Rent of over $1,400 monthly based on fair market rent in the area.

Key facts

• New plumbing
• All-new appliances
• New lvp flooring

Tags

• NEW WINDOWS
• NEW HVAC SYSTEM
• NEW LVP FLOORING
• NEW PLUMBING
• ALL-NEW APPLIANCES

Property features AI

Finance

• Financial info: Financing options: VA, FHA, Conventional, Cash, In-house financing

Exterior

• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Inside city limits
• Construction: Metal/vinyl siding; Metal roof; Other foundation (see remarks); Built on tax-recorded 0.21-acre lot
• Exterior features: Deck; Porch; Level lot; Paved road access

Interior

• Kitchen: Electric range; Dishwasher
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Ceiling fans
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• 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.
• Market conditions: Rents rising (+3.6%/yr); 295 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).
• This rent runs 39% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 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 $74k; list at $140k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.05% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.34%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $139,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1322 N Patrick St	0.20mi	3/1.0 (-1)	1,274 (+1%)	9mo	$127,500	$100	77
1013 Peggy Dr	0.30mi	3/1.5 (-1)	1,200 (-5%)	2mo	$174,900	$146	69
1121 Sandino Dr	0.55mi	3/2.0 (-1)	1,275 (+1%)	3mo	$160,000	$125	61
1602 Tonya B	0.30mi	3/1.0 (-1)	1,100 (-13%)	1mo	$62,500	$57	59
1602 Tonya Unit A	0.30mi	3/2.0 (-1)	1,100 (-13%)	1mo	$62,500	$57	55
1602 Tonya Dr	0.30mi	3/2.0 (-1)	1,100 (-13%)	1mo	$62,500	$57	55
918 B Mays Rd	0.63mi	3/2.0 (-1)	1,300 (+3%)	3mo	$193,900	$149	54
215 Pine St	0.71mi	3/1.5 (-1)	1,355 (+8%)	2mo	$89,900	$66	46
1608 N Easy St	0.71mi	3/2.0 (-1)	1,223 (-3%)	8mo	$120,000	$98	46
2110 N Patrick	0.45mi	3/2.0 (-1)	1,092 (-13%)	7mo	$160,000	$147	42
1501 Dana Debbie St	0.67mi	4/2.0	1,440 (+14%)	7mo	$159,900	$111	35
201 Jennifer St	0.70mi	3/2.0 (-1)	1,427 (+13%)	6mo	$160,000	$112	32

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-296
• Equity at exit: $20,860

10-year hold

• IRR: 10.0%
• Equity multiple: 1.79×
• Total profit: $31,098
• Equity at exit: $12,096

Cash invested: $39,172 (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 72401

• Home prices YoY: -34.2%
• Rents YoY: 3.6%
• Active inventory: 295
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$31 /mo · $366/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $337

Break-even live

Break-even rent $1,041

Max offer price $139,900

Occupancy floor 72%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 N Caraway Rd Jonesboro, AR	2.0–3.0	2.0–3.0	1000	$1,099	$1.10	43d	1	1.27mi

Listing history 22 events

1. 2026-06-07
   statusdays on market $139,900 Under Contract 102 DOM
2. 2026-06-05
   days on market $139,900 Active 101 DOM
3. 2026-06-02
   days on market $139,900 Active 99 DOM
4. 2026-06-01
   days on market $139,900 Active 98 DOM
5. 2026-05-31
   days on market $139,900 Active 97 DOM
6. 2026-05-30
   days on market $139,900 Active 96 DOM
7. 2026-02-23
   listed $139,900 New Listing

   Show marketing remark (495 chars)

   Attention Investors this Renovated 4-bedroom, 1-bath home offers a spacious living room and generously sized bedrooms. This home features new windows, updated flooring, a new HVAC system, stylish kitchen cabinets, and a beautifully updated bathroom just to name a few of the improvements. A durable metal roof adds peace of mind, and the new deck off the primary bedroom creates the perfect spot to enjoy the backyard. Potential Rent of over $1,400 monthly based on fair market rent in the area.

8. 2026-02-23
   listed $139,900 Active 495-char remark

   Show marketing remark (495 chars)

   Attention Investors this Renovated 4-bedroom, 1-bath home offers a spacious living room and generously sized bedrooms. This home features new windows, updated flooring, a new HVAC system, stylish kitchen cabinets, and a beautifully updated bathroom just to name a few of the improvements. A durable metal roof adds peace of mind, and the new deck off the primary bedroom creates the perfect spot to enjoy the backyard. Potential Rent of over $1,400 monthly based on fair market rent in the area.

9. 2026-02-13
   historical
10. 2025-12-05
    price $145,000
11. 2025-12-04
    price $145,000
12. 2025-10-16
    listed $149,000 New Listing
13. 2025-10-16
    listed $149,000 Active
14. 2025-10-15
    historical
15. 2025-09-20
    price $149,000
16. 2025-09-19
    price $149,000
17. 2025-08-25
    price $155,000
18. 2025-08-25
    price $155,000
19. 2025-07-21
    listed $159,900 New Listing
20. 2025-07-21
    listed $159,900 Active
21. 2012-10-04
    soldstatus $74,000
22. 2012-10-04
    soldstatus $74,000

ⓘ 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: $366 · $31/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$529/yr (+$44/mo · 144.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 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: $17,618
• − Mortgage interest: −$7,837
• − Property taxes: −$366
• − Insurance: −$700
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$4,070
• Taxable income: $1,827
• Est. tax owed @ 24.0%: −$439
• After-tax cash flow: $3,610/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

+89.1% since first listed

16 events — show timeline

• 2026-02-23 Listed $139,900 NEABOR MLS
• 2026-02-23 Listed $139,900 CARMLS
• 2026-02-13 Listing Removed — CARMLS
• 2025-12-05 Price Changed $145,000 CARMLS
• 2025-12-04 Price Changed $145,000 NEABOR MLS
• 2025-10-16 Listed $149,000 NEABOR MLS
• 2025-10-16 Listed $149,000 CARMLS
• 2025-10-15 Listing Removed — CARMLS
• 2025-09-20 Price Changed $149,000 CARMLS
• 2025-09-19 Price Changed $149,000 NEABOR MLS
• 2025-08-25 Price Changed $155,000 CARMLS
• 2025-08-25 Price Changed $155,000 NEABOR MLS
• 2025-07-21 Listed $159,900 NEABOR MLS
• 2025-07-21 Listed $159,900 CARMLS
• 2012-10-04 Sold (Public Records) $74,000 Public Records
• 2012-10-04 Sold (Public Records) $74,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $366 · +0.0% YoY. Source: county tax records.