Rc Fulton II Plan · Jonesboro, AR 72404

$212,900

3 bd · 2.0 ba · 1,288 sqft · SingleFamily · 125 Days on market

Excellent condition ↓ 2% since listing

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Condition / age +5.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story home design combines comfort and style. At the center of the home is a welcoming living room and a peninsula-style kitchen that can double up as a dining space. A rear door leads out to the covered patio. Framing this main living area are the two secondary bedrooms and the owner's suite equipped with an attached bathroom and walk-in closet.

Key facts

• Walk-in closet
• Covered patio
• Owner's suite

Tags

• PENINSULA-STYLE KITCHEN
• COVERED PATIO
• OWNER'S SUITE
• WALK-IN CLOSET

🏗️ New construction. The $212,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $221,900.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $213k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (13.8% below list).
• Recommended offer: $184k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: crime F, amenities F, commute F.
• Valley View School District (rural): math 55% / reading 60% proficiency, ranked #4 of 238 in AR (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Valley View Intermediate School (math 61% / reading 58%, grade B-, #38 of 454 statewide, top 9%, 893 students, 30% FRL); Valley View Junior High School (math 54% / reading 65%, grade B, #12 of 201 statewide, top 6%, 712 students, 25% FRL); Valley View High School (math 32% / reading 52%, grade F, #38 of 292 statewide, top 14%, 631 students, 22% FRL).
• Market conditions: Rents flat; 309 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 31% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 125 days — a 12% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

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 $183,554 (13.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $221,900
• List price: $212,900
• Delta: -4.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5313 Orchard Pass Pass	0.02mi	3/2.0	1,288 (0%)	0mo	$215,900	$168	99
5237 Orchard Pass Pass	0.02mi	3/2.0	1,288 (0%)	1mo	$208,100	$162	98
5317 Orchard Pass Pass	0.02mi	3/2.0	1,355 (+5%)	0mo	$220,900	$163	90
5241 Orchard Pass Pass	0.02mi	3/2.0	1,355 (+5%)	1mo	$212,000	$156	89
5304 Orchard Pass Pass	0.03mi	3/2.0	1,355 (+5%)	1mo	$214,900	$159	89
5238 Orchard Pass Pass	0.03mi	3/2.0	1,355 (+5%)	1mo	$216,900	$160	89
5316 Orchard Pass Pass	0.03mi	3/2.0	1,143 (-11%)	0mo	$206,900	$181	80
6022 Prairie Mdw	0.29mi	3/2.0	1,288 (0%)	17mo	$200,000	$155	73
5242 Orchard Pass Pass	0.03mi	4/2.0 (+1)	1,470 (+14%)	2mo	$217,000	$148	68
6000 Beaver Creek Ln	0.26mi	3/2.0	1,480 (+15%)	16mo	$225,500	$152	50
6040 Prairie Meadow Dr	0.42mi	3/2.0	1,469 (+14%)	13mo	$208,000	$142	46
6057 Beaver Creek Ln	0.53mi	3/2.0	1,469 (+14%)	7mo	$222,000	$151	46

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.27×
• Total profit: $-45,325
• Equity at exit: $33,086

10-year hold

• IRR: -21.6%
• Equity multiple: -0.00×
• Total profit: $-62,205
• Equity at exit: $19,186

Cash invested: $62,132 (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 72404

• Home prices YoY: -14.5%
• Rents YoY: 0.7%
• Active inventory: 309
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,836 medium
• Mortgage (P&I): −$1,164
• Tax est. 1.5%: −$277 /mo · $3,328/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-83

Break-even live

Break-even rent $1,941

Max offer price $209,828

Occupancy floor 100%

Sensitivity live

Price	-10% $70	-5% $-7	+0% $-83	+5% $-160	+10% $-237
Rent	-10% $-228	-5% $-156	+0% $-83	+5% $-11	+10% $62
Rate	-1.0pp $28	-0.5pp $-27	base $-83	+0.5pp $-141	+1.0pp $-199

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: $55,475
• Closing costs: $6,657
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5242 Orchard Pass Jonesboro, AR	4.0	1.0	1500	$1,700	$1.13	45d	1	0.03mi
3632 Leafy Pass Jonesboro, AR	3.0	2.0	1662	$1,750	$1.05	45d	1	0.14mi

Listing history 20 events

1. 2026-06-21
   days on market $212,900 Active 125 DOM
2. 2026-06-19
   days on market $212,900 Active 123 DOM
3. 2026-06-18
   days on market $212,900 Active 122 DOM
4. 2026-06-17
   days on market $212,900 Active 121 DOM
5. 2026-06-16
   days on market $212,900 Active 120 DOM
6. 2026-06-15
   days on market $212,900 Active 119 DOM
7. 2026-06-14
   days on market $212,900 Active 117 DOM
8. 2026-06-13
   days on market $212,900 Active 116 DOM
9. 2026-06-10
   days on market $212,900 Active 114 DOM
10. 2026-06-09
    days on market $212,900 Active 113 DOM
11. 2026-06-08
    days on market $212,900 Active 112 DOM
12. 2026-06-07
    days on market $212,900 Active 111 DOM
13. 2026-06-05
    days on market $212,900 Active 108 DOM
14. 2026-06-03
    days on market $212,900 Active 107 DOM
15. 2026-06-02
    days on market $212,900 Active 106 DOM
16. 2026-06-01
    days on market $212,900 Active 105 DOM
17. 2026-05-31
    days on market $212,900 Active 104 DOM
18. 2026-05-30
    days on market $212,900 Active 103 DOM
19. 2026-02-28
    price $212,900 364-char remark

    Show marketing remark (364 chars)

    This new single-story home design combines comfort and style. At the center of the home is a welcoming living room and a peninsula-style kitchen that can double up as a dining space. A rear door leads out to the covered patio. Framing this main living area are the two secondary bedrooms and the owner's suite equipped with an attached bathroom and walk-in closet.

20. 2026-02-16
    listed $217,900 Active 364-char remark

    Show marketing remark (364 chars)

    This new single-story home design combines comfort and style. At the center of the home is a welcoming living room and a peninsula-style kitchen that can double up as a dining space. A rear door leads out to the covered patio. Framing this main living area are the two secondary bedrooms and the owner's suite equipped with an attached bathroom and walk-in closet.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,026
• − Mortgage interest: −$12,430
• − Property taxes: −$3,328
• − Insurance: −$1,110
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$6,455
• Taxable loss: −$4,821
• Est. tax savings @ 24.0%: +$1,157
• After-tax cash flow: $156/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.

Condition & rehab AI · 3 photos

Excellent 100/100 None rehab

This new single-story home is in excellent condition with no visible repairs or maintenance needed. It offers a good ROI with updates that can further enhance its resale and rental value.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Lighting — Upgrading lighting fixtures can improve the home's ambiance and safety
• Both Smart home integration — Adding smart home features can increase convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Lighting — Upgrading lighting fixtures can improve the home's ambiance and safety ↑
• Both Smart home integration — Adding smart home features can increase convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Valley View School District
• NCES district ID: 0513380
• Math proficiency: 55% ▼ -11.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $79,148
• Composite: 51.78/100
• National rank: #1672
• State rank: #4 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): 29,968
• Household income: $70,269
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 869.0

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 (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 3% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 95% English-only · Spanish 3% Chinese 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: ▼ -35.22%
• Current HPI: 208.3772
• Rent YoY: ▲ 0.74%
• 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

-2.3% since first listed

2 events — show timeline

• 2026-02-28 Price Changed $212,900 Zillow
• 2026-02-16 Listed $217,900 Zillow