4412 Countrybrook Dr · Jonesboro, AR 72404

$135,000

3 bd · 1.5 ba · 1,068 sqft · SingleFamily public records · 3 Days on market

Built 1985 8,276 sqft lot Est $144k · 6% 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 +19.4/30.0
• ARV discount +10.4/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Market 4412 Countrybrook Drive in Jonesboro, AR within the Nettleton School District. Nestled in the established Fox Meadow Village Subdivision is a ranch style home wrapped in brick and hardboard siding, topped w/ architectural shingles, and accented by a covered front porch, one car carport w/ storage room, and wooden privacy fenced backyard. The interior holds 1,068 sf of well laid out living space and features an eat-in kitchen w/ built-in stove, microwave, dishwasher, ample cabinetry, and stainless steel appliances. The home also includes a spacious living room, 3 bedrooms, 1 bathroom w/ a shower/tub combo, and laundry closet. You'll find tile and vinyl flooring throughout, central heat & air, and neutral finishes ready for your personal touch. Enjoy outdoor living in the wooden privacy fenced backyard complete w/ patio space for grilling, relaxing, or entertaining. Conveniently located near Interstate 555 and favorite local amenities. Call today to schedule your tour and make this house your home or next addition to your rental portfolio.

Key facts

• Covered front porch
• One car carport
• Eat-in kitchen

Tags

• NETTLETON SCHOOL DISTRICT
• FOX MEADOW VILLAGE SUBDIVISION
• COVERED FRONT PORCH
• ONE CAR CARPORT
• WOODEN PRIVACY FENCED BACKYARD
• EAT-IN KITCHEN

Property features AI

Finance

• Other: Approx. lot size 0.19 acres; Approx. 1,068 sq. ft. (per tax records); Lot/source information per tax records
• Financial info: Financing accepted: VA, FHA, conventional, cash, in-house financing

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Electric (municipal/Entergy); Natural gas
• Home design: Brick and frame exterior; Inside city limits; Level lot
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Patio; Fully fenced yard with wood fence; Paved road access

Interior

• Kitchen: Built-in stove; Microwave; Dishwasher
• Flooring: Tile; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Dryer connection (electric); Gas water heater; Ceiling fans
• Laundry & utility: Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 7.6% 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.
• 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.
• Zoned schools: Nettleton Steam School (math 33% / reading 26%, grade F, #305 of 454 statewide, top 71%, 324 students, 100% FRL); Nettleton Junior High School (math 21% / reading 31%, grade F, #159 of 201 statewide, top 80%, 546 students, 100% FRL); Nettleton High School (math 11% / reading 27%, grade F, #248 of 292 statewide, top 86%, 981 students, 68% FRL) — zoned schools average 89% FRL vs 56% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 309 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $105k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $135,000

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: 1.02% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $144,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4411 Stonebrook Dr	0.09mi	3/1.5	1,069 (+0%)	12mo	$154,800	$145	86
2610 Oakbrook Dr	0.21mi	3/1.5	1,138 (+7%)	11mo	$159,000	$140	70
4400 Stonebrook	0.10mi	3/1.5	960 (-10%)	12mo	$120,000	$125	69
4410 Southbrook Dr	0.12mi	3/1.5	960 (-10%)	14mo	$130,000	$135	66
2412 Bonnie Jean Pl	0.27mi	3/2.0	1,110 (+4%)	16mo	$137,000	$123	65
2512 Bonnie Jean Pl	0.25mi	2/1.0 (-1)	1,016 (-5%)	16mo	$119,500	$118	60
4400 Foxwood Cv	0.18mi	3/1.5	936 (-12%)	15mo	$130,000	$139	58
2513 Brooke Mcqueen	0.37mi	3/2.0	1,166 (+9%)	13mo	$135,000	$116	55
3905 Kents Pl	0.44mi	2/1.0 (-1)	946 (-11%)	1mo	$107,000	$113	53
4702 Big Johns Place Pl	0.50mi	2/1.0 (-1)	987 (-8%)	6mo	$139,900	$142	52
2018 Fox Meadow Ln	0.41mi	3/2.0	1,176 (+10%)	14mo	$159,900	$136	50
2512 Brooke Mcqueen Pl	0.40mi	2/2.0 (-1)	1,215 (+14%)	3mo	$160,000	$132	49

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: -11.5%
• Equity multiple: 0.59×
• Total profit: $-15,367
• Equity at exit: $20,129

10-year hold

• IRR: -5.9%
• Equity multiple: 0.66×
• Total profit: $-12,971
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $150

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 84%

Sensitivity live

Price	-10% $243	-5% $196	+0% $150	+5% $103	+10% $56
Rent	-10% $41	-5% $96	+0% $150	+5% $204	+10% $258
Rate	-1.0pp $218	-0.5pp $184	base $150	+0.5pp $115	+1.0pp $79

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3719 Stadium Blvd Unit E20 Jonesboro, AR	3.0	2.0	1350	$1,294	$0.96	45d	1	0.40mi
3719 Stadium Blvd Unit J10 Jonesboro, AR	2.0	1.0	1100	$1,144	$1.04	45d	1	0.43mi
6 Willow Creek Ln Jonesboro, AR	1.0–3.0	1.0–2.0	925	$1,458	$1.58	45d	24	0.45mi
4619 S Caraway Rd Jonesboro, AR	2.0	1.0	1012	$1,150	$1.14	45d	1	0.47mi
1424 Links Dr Jonesboro, AR	1.0–2.0	1.0–2.0	771	$860	$1.11	45d	1	0.65mi
4236 Fonda Jo Dr Unit 173 Jonesboro, AR	2.0	2.5	1450	$1,275	$0.88	45d	1	0.81mi
959 Links Dr Jonesboro, AR	1.0–2.0	1.0–2.0	818	$1,030	$1.26	45d	1	0.82mi
4217 Fonda Jo Dr Unit 230 Jonesboro, AR	2.0	2.5	1450	$1,275	$0.88	45d	1	0.83mi
954 E Craighead Forest Rd Unit 116 Jonesboro, AR	2.0	1.5	1000	$1,000	$1.00	45d	1	0.85mi
4221 Fonda Jo Dr Unit 228 Jonesboro, AR	2.0	2.5	1450	$1,275	$0.88	45d	1	0.86mi
4619 Jeri Cv Jonesboro, AR	3.0	2.0	1412	$1,495	$1.06	45d	1	0.88mi
4237 Blair Cv Unit 201 Jonesboro, AR	2.0	2.5	1450	$1,275	$0.88	45d	1	0.90mi
4310 Makala Ln Jonesboro, AR	2.0	1.5–2.5	1175	$1,075	$0.91	45d	1	0.91mi
930 E Craighead Forest Rd Unit G Jonesboro, AR	3.0	2.5	1350	$1,450	$1.07	45d	1	0.93mi
926 E Craighead Forest Rd Unit K Jonesboro, AR	2.0	2.5	1350	$1,200	$0.89	45d	1	0.95mi
4298 Dena Jo Dr Unit 158 Jonesboro, AR	2.0	2.5	1450	$1,275	$0.88	45d	1	0.97mi
4296 Dena Jo Dr Unit 153 Jonesboro, AR	2.0	2.5	1450	$1,275	$0.88	45d	1	0.97mi
3305 Richardson Dr Jonesboro, AR	2.0	1.0–1.5	900	$775	$0.86	45d	1	1.02mi
908 E Craighead Forest Rd Apt 93 Jonesboro, AR	3.0	2.5	1350	$1,450	$1.07	45d	1	1.07mi
3817 Keeneland Dr Jonesboro, AR	3.0	2.0	1355	$1,525	$1.13	45d	1	1.13mi
3840 Travers Ln Jonesboro, AR	3.0	2.0	1243	$1,525	$1.23	45d	1	1.19mi
3809 Travers Ln Jonesboro, AR	3.0	2.0	1243	$1,550	$1.25	45d	1	1.20mi
3622 Hargis Dr Jonesboro, AR	3.0	2.0	1143	$1,495	$1.31	45d	1	1.25mi
5516 Harrisburg Rd Unit A Jonesboro, AR	2.0	1.0	980	$795	$0.81	45d	1	1.26mi
705 June Dr Apt A Jonesboro, AR	2.0	1.0	1000	$845	$0.84	45d	1	1.39mi

Listing history 5 events

1. 2026-06-19
   status $135,000 Under Contract 3 DOM
2. 2026-06-18
   days on market $135,000 New Listing 3 DOM
3. 2026-06-17
   days on market $135,000 New Listing 2 DOM
4. 2026-06-16
   remarks 699-char remark

   Show marketing remark (1077 chars)

   Welcome to Market 4412 Countrybrook Drive in Jonesboro, AR within the Nettleton School District. Nestled in the established Fox Meadow Village Subdivision is a ranch style home wrapped in brick and hardboard siding, topped w/ architectural shingles, and accented by a covered front porch, one car carport w/ storage room, and wooden privacy fenced backyard. The interior holds 1,068 sf of well laid out living space and features an eat-in kitchen w/ built-in stove, microwave, dishwasher, ample cabinetry, and stainless steel appliances. The home also includes a spacious living room, 3 bedrooms, 1 bathroom w/ a shower/tub combo, and laundry closet. You'll find tile and vinyl flooring throughout, central heat & air, and neutral finishes ready for your personal touch. Enjoy outdoor living in the wooden privacy fenced backyard complete w/ patio space for grilling, relaxing, or entertaining. Conveniently located near Interstate 555 and favorite local amenities. Call today to schedule your tour and make this house your home or next addition to your rental portfolio.

5. 2026-06-16
   listed $135,000 New Listing 1 DOM

   Show marketing remark (1077 chars)

   Welcome to Market 4412 Countrybrook Drive in Jonesboro, AR within the Nettleton School District. Nestled in the established Fox Meadow Village Subdivision is a ranch style home wrapped in brick and hardboard siding, topped w/ architectural shingles, and accented by a covered front porch, one car carport w/ storage room, and wooden privacy fenced backyard. The interior holds 1,068 sf of well laid out living space and features an eat-in kitchen w/ built-in stove, microwave, dishwasher, ample cabinetry, and stainless steel appliances. The home also includes a spacious living room, 3 bedrooms, 1 bathroom w/ a shower/tub combo, and laundry closet. You'll find tile and vinyl flooring throughout, central heat & air, and neutral finishes ready for your personal touch. Enjoy outdoor living in the wooden privacy fenced backyard complete w/ patio space for grilling, relaxing, or entertaining. Conveniently located near Interstate 555 and favorite local amenities. Call today to schedule your tour and make this house your home or next addition to your rental portfolio.

ⓘ 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 6/10 Major 7 d/yr ≥108°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: $16,446
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$3,927
• Taxable loss: −$375
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $1,887/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): 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

+80.0% since first listed

9 events — show timeline

• 2026-06-16 Listed $135,000 NEABOR MLS
• 2026-06-15 Listed $135,000 CARMLS
• 2018-06-01 Sold (Public Records) $104,900 Public Records
• 2018-05-31 Sold (MLS) $104,900 NEABOR MLS
• 2018-05-31 Sold (MLS) $104,900 CARMLS
• 2018-02-15 Listed $104,900 NEABOR MLS
• 2018-02-15 Listed $104,900 CARMLS
• 2017-12-20 Sold (Public Records) $53,500 Public Records
• 2017-08-30 Sold (Public Records) $75,000 Public Records

Property tax history

-9.6%/yr

Latest (2025): $185 · -12.7% YoY. Source: county tax records.