4002 Sandstone Dr · Jonesboro, AR 72405

$220,000

3 bd · 2.0 ba · 1,686 sqft · SingleFamily public records · 11 Days on market

Built 2005 0.32 ac lot Est $250k · 12% under

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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 +14.0/30.0
• ARV discount +12.8/15.0
• Appreciation +9.7/10.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

A Vaulted ceiling and wall of windows welcome you as you enter the front door. 4002 Sandstone is a fantastic 3BR/2BA family home. Situated in a cul-de-sac with a large front yard, this property has exactly what you're looking for. The sellers have done many upgrades including a new metal roof. The back yard features a swimming pool and large deck perfect for entertaining. Do not miss out on this great opportunity.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 2005

Property features AI

Exterior

• Parking: Detached 2-car garage; 2 covered parking spaces; Open parking available (total 2 spaces)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential property; One level
• Construction: Brick construction
• Exterior features: Driveway; Paved parking; Public water; Public sewer; Natural gas available

Interior

• Kitchen: Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $29 ($354/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 $173k (21.5% below list).
• Recommended offer: $173k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 5 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; solid renter incomes; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $21k 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 $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $150k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $172,608 (21.5% 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. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $249,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 Prospect Farm Ln	0.49mi	3/2.0	1,698 (+1%)	1mo	$246,900	$145	75
4811 Yukon Dr	0.56mi	3/2.0	1,680 (-0%)	1mo	$235,000	$140	72
3708 Aggie Rd	0.32mi	3/2.0	1,560 (-8%)	3mo	$195,000	$125	70
4117 Bobcat Meadow Ln	0.65mi	3/2.0	1,699 (+1%)	1mo	$284,900	$168	68
4835 Yukon Dr	0.58mi	3/2.0	1,652 (-2%)	4mo	$247,000	$150	66
285 Prospect Farms Ln	0.46mi	3/2.0	1,546 (-8%)	3mo	$229,500	$148	62
1009 Cypress Springs Cv	0.67mi	3/2.0	1,788 (+6%)	0mo	$255,000	$143	58
300 Prospect Trl	0.60mi	3/2.0	1,924 (+14%)	1mo	$125,000	$65	48
4769 Wildwood Ln	0.72mi	3/2.0	1,473 (-13%)	1mo	$209,900	$142	44
4145 Lynx	0.73mi	3/2.0	1,887 (+12%)	2mo	$303,900	$161	44
4208 Bobcat Meadow Ln	0.71mi	3/2.0	1,911 (+13%)	2mo	$297,500	$156	43
1008 Cypress Pointe Cv	0.75mi	3/2.0	1,933 (+15%)	5mo	$313,150	$162	37

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: 23.5%
• Equity multiple: 2.83×
• Total profit: $112,920
• Equity at exit: $188,950

10-year hold

• IRR: 21.0%
• Equity multiple: 6.34×
• Total profit: $328,842
• Equity at exit: $398,028

Cash invested: $61,600 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$89 /mo · $1,065/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $29

Break-even live

Break-even rent $1,689

Max offer price $220,000

Occupancy floor 93%

Sensitivity live

Price	-10% $154	-5% $92	+0% $29	+5% $-33	+10% $-95
Rent	-10% $-107	-5% $-39	+0% $29	+5% $98	+10% $166
Rate	-1.0pp $140	-0.5pp $85	base $29	+0.5pp $-28	+1.0pp $-86

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	44d	1	0.34mi
259 Wolf Den Dr Jonesboro, AR	3.0	2.0	1419	$1,550	$1.09	44d	1	0.40mi
3101 Carnaby St Jonesboro, AR	1.0–2.0	1.0–2.0	1167	$1,758	$1.51	44d	9	1.26mi
5408 Mariposa Grove Dr Jonesboro, AR	3.0	2.0	1209	$1,595	$1.32	44d	1	1.27mi
500 N Caraway Rd Jonesboro, AR	2.0–3.0	2.0–3.0	1000	$1,099	$1.10	44d	1	1.49mi

Listing history 10 events

1. 2026-06-19
   days on market $220,000 Active 11 DOM
2. 2026-06-18
   days on market $220,000 Active 10 DOM
3. 2026-06-17
   days on market $220,000 Active 9 DOM
4. 2026-06-16
   days on market $220,000 Active 8 DOM
5. 2026-06-15
   days on market $220,000 Active 7 DOM
6. 2026-06-14
   days on market $220,000 Active 5 DOM
7. 2026-06-13
   days on market $220,000 Active 4 DOM
8. 2026-06-10
   days on market $220,000 Active 2 DOM
9. 2026-06-09
   remarks 694-char remark
10. 2026-06-09
    listed $220,000 Active 1 DOM

ⓘ 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: $1,065 · $89/mo
• Projected year-2 tax: $1,408 · $117/mo
• Expected delta: +$343/yr (+$29/mo · 32.2%)

ⓘ 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: $20,713
• − Mortgage interest: −$12,323
• − Property taxes: −$1,065
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$6,400
• Taxable loss: −$3,489
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $1,191/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

+103.7% since first listed

12 events — show timeline

• 2026-06-09 Listed $220,000 EARA
• 2025-08-31 Rental Removed $1,700 TURBOTENANT
• 2025-08-10 Price Changed $1,700 TURBOTENANT
• 2025-08-03 Listed for Rent $1,900 TURBOTENANT
• 2024-06-12 Price Changed $199,000 NEABOR MLS
• 2024-04-07 Price Changed $210,000 NEABOR MLS
• 2024-01-25 Price Changed $225,000 NEABOR MLS
• 2023-12-27 Listed $235,000 NEABOR MLS
• 2019-11-29 Sold (MLS) $149,900 NEABOR MLS
• 2019-08-09 Listed $149,900 NEABOR MLS
• 2005-06-14 Sold (Public Records) $98,000 Public Records
• 2002-08-06 Sold (Public Records) $108,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,065 · +12.5% YoY. Source: county tax records.