2505 Fairfield · Jonesboro, AR 72401

$150,000

3 bd · 1.0 ba · 1,516 sqft · SingleFamily public records · 4 Days on market

Built 1983 9,583 sqft lot Est $130k · 15% 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 +21.8/30.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bath centrally located in Jonesboro. Approximately 1516 square feet of living space.

Key facts

• Tile floors
• Dishwasher
• Microwave

Tags

• CORNER LOT
• TILE FLOORS
• ELECTRIC STOVE
• DISHWASHER
• MICROWAVE
• MATURE SHADE TREES

Property features AI

Finance

• Financial info: Finance options include VA, FHA, conventional loans or cash

Exterior

• Parking: Parking pads
• Utilities: Public water; Public sewer
• Home design: Brick and metal/vinyl siding exterior; Inside city limits; Level, corner lot
• Construction: Architectural shingle roof; Other foundation (see remarks)
• Exterior features: Patio; Partially fenced yard with chain link fencing; Paved road access

Interior

• Kitchen: Free‑standing stove; Electric range; Microwave; Dishwasher; Garbage disposal; Pantry
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Gas water heater; Ceiling fans
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/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 $145k (3.2% below list).
• Recommended offer: $145k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent runs 38% 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 $1k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y ago 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.

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 $145,270 (3.2% 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: 0.97% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $130,376
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2505 Fairfield	0.00mi	3/2.0	1,516 (0%)	0mo	$150,000	$99	96
3500 Fairview Dr	0.11mi	3/1.0	1,296 (-14%)	6mo	$57,500	$44	65
3200 Meador Rd	0.20mi	3/2.0	1,348 (-11%)	4mo	$107,000	$79	65
3806 School St	0.46mi	3/2.0	1,397 (-8%)	4mo	$25,000	$18	58
3511 Kristal Dr	0.20mi	4/2.0 (+1)	1,720 (+14%)	2mo	$75,000	$44	57
2104 Parkside Drive Dr	0.36mi	3/2.0	1,389 (-8%)	10mo	$119,900	$86	56
3123 Fairview Dr	0.24mi	4/3.0 (+1)	1,368 (-10%)	12mo	$183,900	$134	50
2122 Sun Cir	0.35mi	4/2.5 (+1)	1,295 (-15%)	8mo	$117,000	$90	41
3317 Sun Ave	0.29mi	4/1.5 (+1)	1,333 (-12%)	22mo	$100,000	$75	41
3314 Timms St	0.43mi	4/2.0 (+1)	1,295 (-15%)	10mo	$130,000	$100	38

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,550
• Equity at exit: $22,365

10-year hold

• IRR: 4.9%
• Equity multiple: 1.37×
• Total profit: $15,398
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$787
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $233

Break-even live

Break-even rent $1,157

Max offer price $150,000

Occupancy floor 79%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2017 Fairfield Dr Jonesboro, AR	3.0	1.5	1180	$1,250	$1.06	44d	1	0.38mi
3717 Glitterman Dr Jonesboro, AR	4.0	2.0	1544	$1,595	$1.03	44d	1	1.08mi
3622 Hargis Dr Jonesboro, AR	3.0	2.0	1143	$1,495	$1.31	44d	1	1.15mi
3809 Travers Ln Jonesboro, AR	3.0	2.0	1243	$1,550	$1.25	44d	1	1.18mi
3817 Keeneland Dr Jonesboro, AR	3.0	2.0	1355	$1,525	$1.13	44d	1	1.19mi
3840 Travers Ln Jonesboro, AR	3.0	2.0	1243	$1,525	$1.23	44d	1	1.29mi
3719 Stadium Blvd Unit J10 Jonesboro, AR	2.0	1.0	1100	$1,144	$1.04	44d	1	1.45mi
3719 Stadium Blvd Unit E20 Jonesboro, AR	3.0	2.0	1350	$1,294	$0.96	44d	1	1.50mi

Listing history 7 events

1. 2026-05-07
   status Under Contract
2. 2026-05-02
   listed $150,000 New Listing
3. 2023-12-13
   soldstatus $1,095,000
4. 2022-12-16
   soldstatus $300,000
5. 2013-07-31
   soldstatus $50,000 97-char remark

   Show marketing remark (97 chars)

   3 bedroom, 2 bath centrally located in Jonesboro. Approximately 1516 square feet of living space.

6. 2013-06-07
   listed $52,900 97-char remark

   Show marketing remark (97 chars)

   3 bedroom, 2 bath centrally located in Jonesboro. Approximately 1516 square feet of living space.

7. 2006-01-03
   soldstatus $72,000

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$179/yr (+$15/mo · 23.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 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: $17,432
• − Mortgage interest: −$8,402
• − Property taxes: −$781
• − Insurance: −$750
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$4,364
• Taxable income: $346
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $2,718/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

+108.3% since first listed

7 events — show timeline

• 2026-05-07 Pending — CARMLS
• 2026-05-02 Listed $150,000 CARMLS
• 2023-12-13 Sold (Public Records) $1,095,000 Public Records
• 2022-12-16 Sold (Public Records) $300,000 Public Records
• 2013-07-31 Sold (MLS) $50,000 CARMLS
• 2013-06-07 Listed $52,900 CARMLS
• 2006-01-03 Sold (Public Records) $72,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $781 · +0.0% YoY. Source: county tax records.