1814 Neely St · Jacksonville, AR 72076

$128,000

4 bd · 1.5 ba · 1,904 sqft · SingleFamily public records · 28 Days on market

Built 1973 Est $171k · 25% under

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Why this score? — see what drove the B 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.0/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful home that has been well loved & kept w/ easy access to town, LFAFB & freeway! Plenty of room for the entire family w/ 4 bedrooms/1.5 baths- separate dining room & THREE living areas! Interior has been freshly painted and many other updates over past few years to include windows, roof, & water heater. Amazing exterior includes vinyl siding, gutters, fenced back yard, 2 storage buildings that match home, & an awesome deck! Seller is providing 1 year 3rd party home warranty thru First American.

Key facts

• Nice deck
• Den area
• Detached

Tags

• DEN AREA
• NICE DECK
• ESTABLISHED SUBDIVISION
• DETACHED

Property features AI

Finance

• Financial info: Potential financing: HUD/REO TBD

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Brick and frame combination exterior; Level lot; Inside city limits
• Construction: Slab foundation; Composition roof
• Exterior features: Deck; Fully fenced yard; Paved road access

Interior

• Kitchen: Kitchen equipment (see remarks)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heat; Central cooling
• Interior features: Other interior features (see remarks); Sheetrock walls/ceilings; Fireplace (see remarks)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $126k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 5.0% in Jacksonville — 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 61/100 on livability (#231 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Jacksonville North Pulaski School District (suburban): math 18% / reading 20% proficiency, ranked #211 of 238 in AR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 154 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($54k/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 $885 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.
• Current owner paid $79k; list at $128k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,080 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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: 1.20% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $171,360
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Sorrells Dr	0.22mi	3/2.0 (-1)	1,684 (-12%)	17mo	$125,000	$74	49
647 Stevenson St	0.48mi	4/1.5	1,750 (-8%)	22mo	$156,900	$90	46
1005 Towering Oaks Dr	0.59mi	3/2.0 (-1)	1,633 (-14%)	12mo	$172,500	$106	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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $4,223
• Equity at exit: $19,085

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $36,094
• Equity at exit: $11,067

Cash invested: $35,840 (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 72076

• Home prices YoY: -30.3%
• Rents YoY: 3.1%
• Active inventory: 154
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$671
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $390

Break-even live

Break-even rent $1,045

Max offer price $128,000

Occupancy floor 70%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66 Wright Cir Jacksonville, AR	3.0	2.0	1246	$1,595	$1.28	23d	1	0.31mi
58 Wright Cir Jacksonville, AR	4.0	2.5	1468	$1,450	$0.99	14d	1	0.32mi
1501 Angie Ct Jacksonville, AR	3.0	2.0	1296	$1,595	$1.23	21d	1	0.37mi
212 Wright Cv Jacksonville, AR	3.0	1.5	1326	$1,350	$1.02	23d	1	0.37mi
1101 Lehman Dr Jacksonville, AR	3.0	1.5	1344	$1,200	$0.89	14d	1	0.40mi
300 Redbud Ct Jacksonville, AR	4.0	2.0	1559	$1,995	$1.28	23d	1	0.62mi
302 Redbud Ct Jacksonville, AR	4.0	2.0	1559	$1,995	$1.28	23d	1	0.62mi
1115 Ray Rd Jacksonville, AR	4.0	1.5	1495	$1,495	$1.00	14d	1	0.64mi
215 N Elm St Unit 215 Jacksonville, AR	3.0	2.5	1600	$1,475	$0.92	23d	1	1.03mi
197 Roosevelt Rd Jacksonville, AR	3.0	1.0	1300	$1,195	$0.92	19d	1	1.05mi
4 Georgeann Cir Jacksonville, AR	3.0	1.5	1479	$1,250	$0.85	14d	1	1.23mi
1024 Colonial Dr Jacksonville, AR	3.0	2.0	1640	$1,400	$0.85	23d	1	1.37mi
203 Winchester Trl Jacksonville, AR	3.0	1.5	2232	$1,295	$0.58	23d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $128,000 Active 28 DOM
2. 2026-06-17
   days on market $128,000 Active 27 DOM
3. 2026-06-16
   days on market $128,000 Active 26 DOM
4. 2026-06-15
   days on market $128,000 Active 25 DOM
5. 2026-06-14
   days on market $128,000 Active 23 DOM
6. 2026-06-13
   days on market $128,000 Active 22 DOM
7. 2026-06-10
   days on market $128,000 Active 20 DOM
8. 2026-06-09
   days on market $128,000 Active 19 DOM
9. 2026-06-08
   days on market $128,000 Active 18 DOM
10. 2026-06-07
    days on market $128,000 Active 17 DOM
11. 2026-06-05
    days on market $128,000 Active 14 DOM
12. 2026-06-03
    days on market $128,000 Active 13 DOM
13. 2026-06-02
    days on market $128,000 Active 12 DOM
14. 2026-06-01
    days on market $128,000 Active 11 DOM
15. 2026-05-31
    days on market $128,000 Active 10 DOM
16. 2026-05-31
    days on market $128,000 Active 9 DOM
17. 2026-05-21
    listed $128,000 New Listing
18. 2016-07-29
    soldstatus $79,000
19. 2016-07-20
    status Under Contract 537-char remark

    Show marketing remark (537 chars)

    Wonderful home that has been well loved & kept w/ easy access to town, LFAFB & freeway! Plenty of room for the entire family w/ 4 bedrooms/1.5 baths- separate dining room & THREE living areas! Interior has been freshly painted and many other updates over past few years to include windows, roof, & water heater. Amazing exterior includes vinyl siding, gutters, fenced back yard, 2 storage buildings that match home, & an awesome deck! Seller is providing 1 year 3rd party home warranty thru First American.

20. 2016-07-19
    soldstatus $79,000 Sold 537-char remark

    Show marketing remark (537 chars)

    Wonderful home that has been well loved & kept w/ easy access to town, LFAFB & freeway! Plenty of room for the entire family w/ 4 bedrooms/1.5 baths- separate dining room & THREE living areas! Interior has been freshly painted and many other updates over past few years to include windows, roof, & water heater. Amazing exterior includes vinyl siding, gutters, fenced back yard, 2 storage buildings that match home, & an awesome deck! Seller is providing 1 year 3rd party home warranty thru First American.

21. 2016-04-07
    historical Take Backups 537-char remark

    Show marketing remark (537 chars)

    Wonderful home that has been well loved & kept w/ easy access to town, LFAFB & freeway! Plenty of room for the entire family w/ 4 bedrooms/1.5 baths- separate dining room & THREE living areas! Interior has been freshly painted and many other updates over past few years to include windows, roof, & water heater. Amazing exterior includes vinyl siding, gutters, fenced back yard, 2 storage buildings that match home, & an awesome deck! Seller is providing 1 year 3rd party home warranty thru First American.

22. 2016-04-05
    price $79,900 537-char remark

    Show marketing remark (537 chars)

    Wonderful home that has been well loved & kept w/ easy access to town, LFAFB & freeway! Plenty of room for the entire family w/ 4 bedrooms/1.5 baths- separate dining room & THREE living areas! Interior has been freshly painted and many other updates over past few years to include windows, roof, & water heater. Amazing exterior includes vinyl siding, gutters, fenced back yard, 2 storage buildings that match home, & an awesome deck! Seller is providing 1 year 3rd party home warranty thru First American.

23. 2015-12-03
    price $84,900 537-char remark

    Show marketing remark (537 chars)

    Wonderful home that has been well loved & kept w/ easy access to town, LFAFB & freeway! Plenty of room for the entire family w/ 4 bedrooms/1.5 baths- separate dining room & THREE living areas! Interior has been freshly painted and many other updates over past few years to include windows, roof, & water heater. Amazing exterior includes vinyl siding, gutters, fenced back yard, 2 storage buildings that match home, & an awesome deck! Seller is providing 1 year 3rd party home warranty thru First American.

24. 2015-10-16
    listed $89,900 New Listing 537-char remark

    Show marketing remark (537 chars)

    Wonderful home that has been well loved & kept w/ easy access to town, LFAFB & freeway! Plenty of room for the entire family w/ 4 bedrooms/1.5 baths- separate dining room & THREE living areas! Interior has been freshly painted and many other updates over past few years to include windows, roof, & water heater. Amazing exterior includes vinyl siding, gutters, fenced back yard, 2 storage buildings that match home, & an awesome deck! Seller is providing 1 year 3rd party home warranty thru First American.

ⓘ 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: $1,212 · $101/mo
• Projected year-2 tax: $1,212 · $101/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,472
• − Mortgage interest: −$7,170
• − Property taxes: −$1,212
• − Insurance: −$640
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$3,724
• Taxable income: $2,771
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $4,021/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: Jacksonville North Pulaski School District
• NCES district ID: 0500419
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $50,869
• Composite: 17.16/100
• National rank: #9110
• State rank: #211 of 238 in AR

Livability — Jacksonville

• Score: 61/100
• State rank: #231
• US rank: #17378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, AR
• County: Pulaski County · 372,764 people
• City population: 38,437
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 38,437
• Household income: $54,379
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1733.0

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Black 38% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.51%
• Current HPI: 201.6405
• Rent YoY: ▲ 3.07%
• Metro: Little Rock-North Little Rock-Conway, 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

+42.4% since first listed

8 events — show timeline

• 2026-05-21 Listed $128,000 CARMLS
• 2016-07-29 Sold (Public Records) $79,000 Public Records
• 2016-07-20 Pending — CARMLS
• 2016-07-19 Sold (MLS) $79,000 CARMLS
• 2016-04-07 Contingent — CARMLS
• 2016-04-05 Price Changed $79,900 CARMLS
• 2015-12-03 Price Changed $84,900 CARMLS
• 2015-10-16 Listed $89,900 CARMLS

Property tax history

+3.0%/yr

Latest (2025): $1,212 · +4.3% YoY. Source: county tax records.