641 Warner Ave · Jonesboro, AR 72401

$169,900

4 bd · 2.0 ba · 2,002 sqft · SingleFamily public records · 41 Days on market

6,098 sqft lot Est $178k · at est.

---

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 +20.4/30.0
• ARV discount +9.6/15.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 3-bath single-family home offering over 2,000 sq ft of functional living space designed for comfort and flexibility. The well-balanced layout provides multiple living areas, generous bedroom separation, and practical flow suited for a variety of household needs, including work-from-home or multi-generational living. The home sits on a manageable lot, offering low-maintenance outdoor space while still providing privacy and usability. With its size and configuration, the property supports both strong rental appeal and long-term owner-occupancy potential. Currently tenant-occupied, this home provides immediate income opportunity while maintaining flexibility for future use. Whether kept as a long-term investment or transitioned into a personal residence, it delivers stability, utility, and long-term value in an established residential setting.

Key facts

• Detached
• 6,098 sq ft lot
• Listed 41 days

Tags

• MULTIPLE LIVING AREAS
• GENEROUS BEDROOM SEPARATION
• LOW-MAINTENANCE OUTDOOR SPACE
• IMMEDIATE INCOME OPPORTUNITY
• DETACHED

Property features AI

Finance

• Other: Annual taxes listed (see listing for amount)
• Financial info: Potential financing: cash or other (see remarks)

Exterior

• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Metal/Vinyl siding exterior; Approx. 2,002 total square feet; Lot approximately 43 x 145 (about 0.14 acre); Paved road access
• Construction: Architectural shingle roof; Crawl space foundation
• Exterior features: Patio; Porch; Level lot; Inside city limits

Interior

• Kitchen: Built-in stove; Electric range; Microwave; Dishwasher; Refrigerator included
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Dryer connection (electric); Electric water heater; Ceiling fans; Sheet rock walls and ceilings
• Laundry & utility: Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $220 ($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 $157k (7.7% below list).
• Recommended offer: $157k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• 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.
• Zoned schools: Kindergarten Center (503 students, 100% FRL); Annie Camp Jr. High School (math 22% / reading 34%, grade F, #150 of 201 statewide, top 76%, 784 students, 100% FRL); The Academies At Jonesboro High School (math 16% / reading 27%, grade F, #225 of 292 statewide, top 78%, 1,386 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 295 active listings in the ZIP; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 41% 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 $5k 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 41 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 13 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 $53k; list at $170k implies a 221% gain — meaningful room to come down on a strong offer.

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 $156,745 (7.7% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 8% 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 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?
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: 0.92% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $178,178
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
735 W Oak Ave	0.14mi	4/2.0	1,985 (-1%)	2mo	$56,000	$28	91
1217 Olive St	0.27mi	3/2.0 (-1)	1,920 (-4%)	5mo	$106,000	$55	71
503 Vine	0.30mi	4/2.0	1,875 (-6%)	6mo	$199,900	$107	70
621 W Thomas Ave	0.52mi	3/2.0 (-1)	2,035 (+2%)	2mo	$182,000	$89	66
915 W Monroe Ave W	0.37mi	3/1.5 (-1)	1,894 (-5%)	8mo	$112,500	$59	60
420 W Cherry Ave W	0.21mi	4/2.0	2,300 (+15%)	9mo	$150,000	$65	58
1307 Haven	0.39mi	3/2.5 (-1)	2,040 (+2%)	24mo	$239,900	$118	52
1313 Nettleton Cir	0.56mi	3/2.0 (-1)	2,223 (+11%)	0mo	$227,000	$102	50
1225 S Culberhouse	0.31mi	4/2.0	2,224 (+11%)	22mo	$64,000	$29	48
711 Poplar	0.28mi	3/2.0 (-1)	2,232 (+12%)	18mo	$195,000	$87	47
734 W Washington Ave	0.29mi	3/2.0 (-1)	1,732 (-14%)	18mo	$179,500	$104	44
1209 Holly St	0.67mi	3/2.0 (-1)	1,801 (-10%)	12mo	$161,500	$90	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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-12,585
• Equity at exit: $25,333

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $11,001
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $220

Break-even live

Break-even rent $1,289

Max offer price $169,900

Occupancy floor 81%

Sensitivity live

Price	-10% $316	-5% $268	+0% $220	+5% $172	+10% $124
Rent	-10% $96	-5% $158	+0% $220	+5% $282	+10% $344
Rate	-1.0pp $305	-0.5pp $263	base $220	+0.5pp $176	+1.0pp $131

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-04-13
   listed $169,900 Active 872-char remark

   Show marketing remark (872 chars)

   Spacious 4-bedroom, 3-bath single-family home offering over 2,000 sq ft of functional living space designed for comfort and flexibility. The well-balanced layout provides multiple living areas, generous bedroom separation, and practical flow suited for a variety of household needs, including work-from-home or multi-generational living. The home sits on a manageable lot, offering low-maintenance outdoor space while still providing privacy and usability. With its size and configuration, the property supports both strong rental appeal and long-term owner-occupancy potential. Currently tenant-occupied, this home provides immediate income opportunity while maintaining flexibility for future use. Whether kept as a long-term investment or transitioned into a personal residence, it delivers stability, utility, and long-term value in an established residential setting.

2. 2026-04-13
   listed $169,900 New Listing

   Show marketing remark (872 chars)

   Spacious 4-bedroom, 3-bath single-family home offering over 2,000 sq ft of functional living space designed for comfort and flexibility. The well-balanced layout provides multiple living areas, generous bedroom separation, and practical flow suited for a variety of household needs, including work-from-home or multi-generational living. The home sits on a manageable lot, offering low-maintenance outdoor space while still providing privacy and usability. With its size and configuration, the property supports both strong rental appeal and long-term owner-occupancy potential. Currently tenant-occupied, this home provides immediate income opportunity while maintaining flexibility for future use. Whether kept as a long-term investment or transitioned into a personal residence, it delivers stability, utility, and long-term value in an established residential setting.

3. 2025-10-22
   historical $1,600
4. 2025-10-09
   listed $1,600
5. 2024-12-09
   historical
6. 2024-08-29
   listed $180,000 Active
7. 2024-08-29
   listed $180,000 New Listing
8. 2024-08-29
   historical
9. 2024-05-21
   listed $180,000 Active
10. 2024-05-21
    listed $180,000 New Listing
11. 2023-08-29
    historical
12. 2023-08-21
    historical
13. 2023-08-09
    historical
14. 2023-06-06
    price $205,900
15. 2023-06-05
    price $205,900
16. 2023-05-16
    price $209,900
17. 2023-05-06
    price $209,900
18. 2023-04-17
    listed $214,900 Active
19. 2023-04-17
    listed $214,900 New Listing
20. 2022-03-04
    soldstatus $53,000
21. 2022-03-01
    soldstatus $53,000
22. 2022-01-07
    listed $79,900
23. 2021-11-30
    soldstatus $51,000
24. 2021-10-27
    listed $51,000
25. 2021-07-30
    soldstatus $40,000
26. 2021-07-07
    listed $40,000
27. 2016-02-19
    soldstatus $25,000
28. 2015-09-28
    listed $27,500

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,087 · $91/mo
• Expected delta: +$407/yr (+$34/mo · 59.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°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: $18,809
• − Mortgage interest: −$9,517
• − Property taxes: −$680
• − Insurance: −$850
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,943
• Taxable loss: −$189
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $2,684/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

+517.8% since first listed

28 events — show timeline

• 2026-04-13 Listed $169,900 NEABOR MLS
• 2026-04-13 Listed $169,900 CARMLS
• 2025-10-22 Rental Removed $1,600 APPFOLIO
• 2025-10-09 Listed for Rent $1,600 APPFOLIO
• 2024-12-09 Listing Removed — CARMLS
• 2024-08-29 Listing Removed — CARMLS
• 2024-08-29 Listed $180,000 CARMLS
• 2024-08-29 Listed $180,000 NEABOR MLS
• 2024-05-21 Listed $180,000 CARMLS
• 2024-05-21 Listed $180,000 NEABOR MLS
• 2023-08-29 Rental Removed — APPFOLIO
• 2023-08-21 Listing Removed — CARMLS
• 2023-08-09 Delisted — NEABOR MLS
• 2023-06-06 Price Changed $205,900 CARMLS
• 2023-06-05 Price Changed $205,900 NEABOR MLS
• 2023-05-16 Price Changed $209,900 CARMLS
• 2023-05-06 Price Changed $209,900 NEABOR MLS
• 2023-04-17 Listed $214,900 CARMLS
• 2023-04-17 Listed $214,900 NEABOR MLS
• 2022-03-04 Sold (Public Records) $53,000 Public Records
• 2022-03-01 Sold (MLS) $53,000 NEABOR MLS
• 2022-01-07 Listed $79,900 NEABOR MLS
• 2021-11-30 Sold (MLS) $51,000 NEABOR MLS
• 2021-10-27 Listed $51,000 NEABOR MLS
• 2021-07-30 Sold (MLS) $40,000 NEABOR MLS
• 2021-07-07 Listed $40,000 NEABOR MLS
• 2016-02-19 Sold (MLS) $25,000 NEABOR MLS
• 2015-09-28 Listed $27,500 NEABOR MLS

Property tax history

+4.1%/yr

Latest (2025): $680 · +0.0% YoY. Source: county tax records.