604 Jackson Loop · Warren, AR 71671

$115,000

3 bd · 1.5 ba · 1,254 sqft · SingleFamily public records · 53 Days on market

Built 1990 8,276 sqft lot $92/sqft · 63% above area ↓ 18% since listing

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Appreciation +5.7/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Welcome to this spacious and inviting home featuring a beautiful front porch. .. perfect for relaxing and enjoying the spring, summer, and fall seasons. Inside, you'll find a generously sized layout, including a large laundry room with space to add a folding table or extra storage. The primary suite offers ample space for comfort, while the kitchen provides plenty of room for cooking and gathering. This home has been well maintained and offers great bones. .. ready for your personal touch to truly make it your own. Situated on a large corner lot, the property includes a carport and an expansive backyard, ideal for entertaining, outdoor activities, or simply enjoying time with family and fri

Key facts

• Front porch
• Primary suite
• Large laundry room

Tags

• FRONT PORCH
• LARGE LAUNDRY ROOM
• PRIMARY SUITE
• EXPANSIVE BACKYARD
• CORNER LOT

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer
• Home design: One-story residential brick home; Located in Other subdivision
• Construction: Brick construction
• Exterior features: Covered porch

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/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 $110k (4.0% below list).
• Recommended offer: $110k (4.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#69 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Warren School District (town): math 26% / reading 21% proficiency, ranked #198 of 238 in AR (top 83%) — 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: 37 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($795 loan paydown + $2k appreciation (1.5% local appreciation)).
• Bradley County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,376 (4.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 4% 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 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. 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: 0.96% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (median comp): $70,652
• List price: $115,000
• Delta: 62.77%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

1.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.50×
• Total profit: $15,985
• Equity at exit: $42,078

10-year hold

• IRR: 13.0%
• Equity multiple: 2.65×
• Total profit: $53,121
• Equity at exit: $58,166

Cash invested: $32,200 (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 71671

• Home prices YoY: 1.3%
• Active inventory: 37
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $176

Break-even live

Break-even rent $881

Max offer price $115,000

Occupancy floor 79%

Sensitivity live

Price	-10% $241	-5% $209	+0% $176	+5% $144	+10% $111
Rent	-10% $89	-5% $133	+0% $176	+5% $220	+10% $264
Rate	-1.0pp $234	-0.5pp $206	base $176	+0.5pp $147	+1.0pp $116

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $115,000 Active 53 DOM
2. 2026-06-18
   days on market $115,000 Active 52 DOM
3. 2026-06-17
   days on market $115,000 Active 51 DOM
4. 2026-06-16
   days on market $115,000 Active 50 DOM
5. 2026-06-15
   days on market $115,000 Active 49 DOM
6. 2026-06-14
   days on market $115,000 Active 47 DOM
7. 2026-06-12
   days on market $115,000 Active 46 DOM
8. 2026-06-09
   days on market $115,000 Active 43 DOM
9. 2026-06-08
   days on market $115,000 Active 42 DOM
10. 2026-06-07
    days on market $115,000 Active 41 DOM
11. 2026-06-07
    days on market $115,000 Active 40 DOM
12. 2026-06-04
    days on market $115,000 Active 37 DOM
13. 2026-06-02
    days on market $115,000 Active 36 DOM
14. 2026-06-01
    days on market $115,000 Active 35 DOM
15. 2026-05-31
    days on market $115,000 Active 34 DOM
16. 2026-05-31
    days on market $115,000 Active 33 DOM
17. 2026-04-28
    listed $115,000 Active 833-char remark
18. 2024-10-28
    historical
19. 2023-11-01
    status Back on Market
20. 2023-10-11
    status Under Contract
21. 2023-06-30
    price $124,000
22. 2023-02-07
    listed $139,900 New Listing

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$200/yr (+$17/mo · 37.3%)

ⓘ 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 ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,245
• − Mortgage interest: −$6,442
• − Property taxes: −$536
• − Insurance: −$575
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$3,345
• Taxable income: $228
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $2,061/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: Warren School District
• NCES district ID: 0500006
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $32,986
• Composite: 19.22/100
• National rank: #8810
• State rank: #198 of 238 in AR

Livability — Warren

• Score: 69/100
• State rank: #69
• US rank: #8546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warren, AR
• Population (ZIP): 8,788

Population outlook (Bradley County) Hauer SSP2

• Today (2025): 10,347 people
• By 2030: 9,925 · -4.1%
• By 2040: 9,122 · -11.8%
• By 2050: 8,336 · -19.4%
• By 2075: 6,893 · -33.4%
• By 2100: 5,721 · -44.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Black 28% Hispanic / Latino 16% Native American 6% Two or more races 6%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 1% Serbian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Bradley

• 2024 margin: Solid R (+39.0) · D 29.9% · R 69.0% · Other 1.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -14.4pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+30.7 2016: R+23.4 2012: R+18.5 2008: R+14.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.47%
• Current HPI: 114.1937
• Rent YoY: —
• Metro: —
• 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

-17.8% since first listed

6 events — show timeline

• 2026-04-28 Listed $115,000 EARA
• 2024-10-28 Listing Removed — CARMLS
• 2023-11-01 Relisted — CARMLS
• 2023-10-11 Pending — CARMLS
• 2023-06-30 Price Changed $124,000 CARMLS
• 2023-02-07 Listed $139,900 CARMLS

Property tax history

+5.8%/yr

Latest (2025): $536 · +10.0% YoY. Source: county tax records.