1208 Turner St · Jonesboro, AR 72401

$129,997

3 bd · 2.0 ba · 1,324 sqft · SingleFamily public records · 115 Days on market

6,700 sqft lot Est $155k · 16% under

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Why this score? — see what drove the B- 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 +26.2/30.0
• ARV discount +14.7/15.0
• DSCR +8.9/10.0
• 1% rule +6.0/10.0
• 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

This property is only being sold lease to own option. This 3 bedroom, 1 Bathroom home with 1,324 SqFt and original hardwood flooring. Good sized living room, kitchen, and bedrooms. Large backyard and Large driveway allowing for 4 parking spaces. Additionally there is a large crawl space under the house big enough to stand in. Making it a great space for extra storage if needed. This property is only being sold lease to own option. Reach out to the listing agent for additional information. Appointment only showings.

Key facts

• Large driveway
• Large backyard
• Large crawl space

Tags

• ORIGINAL HARDWOOD FLOORING
• LARGE BACKYARD
• LARGE DRIVEWAY
• LARGE CRAWL SPACE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Vinyl siding
• Exterior features: Front porch; Sloped lot

Interior

• Flooring: Hardwood floors; Laminate floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Electric water heater; Living room fireplace
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Douglas Macarthur Jhs (math 25% / reading 27%, grade F, #159 of 201 statewide, top 80%, 732 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 38% 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 $899 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 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 $98k; 33% 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 $118,297 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $154,908
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1716 Rains St	0.47mi	3/2.0	1,308 (-1%)	4mo	$152,500	$117	72
1307 Turner St	0.07mi	2/2.0 (-1)	1,455 (+10%)	4mo	$70,000	$48	71
808 Steele St	0.14mi	3/1.5	1,204 (-9%)	9mo	$142,500	$118	68
1105 S Madison	0.50mi	2/2.0 (-1)	1,389 (+5%)	1mo	$52,000	$37	63
702 Richmond Ave	0.03mi	2/1.0 (-1)	1,177 (-11%)	16mo	$105,000	$89	58
616 Creath	0.70mi	3/2.0	1,302 (-2%)	9mo	$169,900	$130	58
1424 S Church St	0.41mi	3/2.0	1,480 (+12%)	13mo	$202,000	$136	50
1609 Hillcrest Dr	0.71mi	3/2.0	1,518 (+15%)	3mo	$215,000	$142	40
403 W Strawn Ave	0.52mi	3/2.0	1,515 (+14%)	14mo	$239,900	$158	40
916 Creath	0.72mi	3/2.0	1,505 (+14%)	9mo	$169,900	$113	36
523 W Thomas Ave	0.71mi	3/1.0	1,138 (-14%)	9mo	$123,400	$108	32
417 E Forrest St	0.73mi	3/2.0	1,510 (+14%)	21mo	$60,000	$40	25

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $963
• Equity at exit: $19,383

10-year hold

• IRR: 10.9%
• Equity multiple: 1.87×
• Total profit: $31,743
• Equity at exit: $11,240

Cash invested: $36,399 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,428 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $332

Break-even live

Break-even rent $1,008

Max offer price $129,997

Occupancy floor 72%

Sensitivity live

Price	-10% $406	-5% $369	+0% $332	+5% $295	+10% $258
Rent	-10% $219	-5% $276	+0% $332	+5% $388	+10% $445
Rate	-1.0pp $397	-0.5pp $365	base $332	+0.5pp $298	+1.0pp $264

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: $32,499
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-01
   days on market $129,997 Active 115 DOM
2. 2026-05-31
   days on market $129,997 Active 114 DOM
3. 2026-05-30
   days on market $129,997 Active 113 DOM
4. 2026-02-07
   listed $129,997 Active
5. 2025-10-25
   listed $129,997 Active
6. 2024-04-24
   soldstatus $98,000
7. 2021-10-15
   soldstatus $94,000
8. 2021-08-04
   listed $99,900
9. 2021-04-09
   listed $114,900
10. 2020-08-28
    soldstatus $640,000
11. 2018-10-02
    listed $69,500
12. 2014-10-03
    soldstatus $89,500

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$111/yr (+$9/mo · 15.3%)

ⓘ 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 1/10 Low
• 🌡 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: $17,134
• − Mortgage interest: −$7,282
• − Property taxes: −$721
• − Insurance: −$650
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$3,782
• Taxable income: $1,957
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $3,514/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

+45.2% since first listed

9 events — show timeline

• 2026-02-07 Listed $129,997 NEABOR MLS
• 2025-10-25 Listed $129,997 NEABOR MLS
• 2024-04-24 Sold (Public Records) $98,000 Public Records
• 2021-10-15 Sold (MLS) $94,000 NEABOR MLS
• 2021-08-04 Listed $99,900 NEABOR MLS
• 2021-04-09 Listed $114,900 NEABOR MLS
• 2020-08-28 Sold (Public Records) $640,000 Public Records
• 2018-10-02 Listed $69,500 NEABOR MLS
• 2014-10-03 Sold (Public Records) $89,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $721 · +0.0% YoY. Source: county tax records.