910 Ray Rd · Jacksonville, AR 72076

$110,000

5 bd · 3.0 ba · 3,133 sqft · SingleFamily public records · 69 Days on market

Built 1960 1.00 ac lot $35/sqft · 54% below area Est $189k · 42% under ↓ 50% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity. This 5-bedroom, 3-bath single level home nestled on a full acre in a well established neighborhood is priced to sell. The home also features an approx. 900 sq. ft. shop, perfect for any hobby. The main home has a flexible floor plan and presents limitless options for a new owner. Whether your seeking a private single-family residence, a multi-family residence, this property gives investors multiple options for generating passive income. The additional lot has a separate parcel number. Properties like this, with land, shop space, and versatility are rare. Don't miss your chance to invest in your future passive income earnings. Property is being sold as is. Agents see confidential remarks.

Key facts

• 1 acre lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 5.0% in Jacksonville — 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 61/100 on livability (#231 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Jacksonville North Pulaski School District (suburban): math 18% / reading 20% proficiency, ranked #211 of 238 in AR (top 89%) — 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: Rents rising (+3.1%/yr); 155 active listings in the ZIP; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($54k/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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.47%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (median comp): $188,657
• List price: $110,000
• Delta: -41.69%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.67×
• Total profit: $20,693
• Equity at exit: $16,401

10-year hold

• IRR: 25.3%
• Equity multiple: 3.21×
• Total profit: $68,019
• Equity at exit: $9,511

Cash invested: $30,800 (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 72076

• Home prices YoY: -30.3%
• Rents YoY: 3.1%
• Active inventory: 155
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,717 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $603

Break-even live

Break-even rent $954

Max offer price $110,000

Occupancy floor 60%

Sensitivity live

Price	-10% $665	-5% $634	+0% $603	+5% $571	+10% $540
Rent	-10% $467	-5% $535	+0% $603	+5% $670	+10% $738
Rate	-1.0pp $658	-0.5pp $630	base $603	+0.5pp $574	+1.0pp $545

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-07
   days on market $110,000 Active 69 DOM
2. 2026-06-05
   days on market $110,000 Active 66 DOM
3. 2026-06-03
   days on market $110,000 Active 65 DOM
4. 2026-06-02
   days on market $110,000 Active 64 DOM
5. 2026-06-01
   days on market $110,000 Active 63 DOM
6. 2026-05-31
   days on market $110,000 Active 62 DOM
7. 2026-05-31
   days on market $110,000 Active 61 DOM
8. 2026-05-01
   price $110,000 720-char remark

   Show marketing remark (720 chars)

   Investment opportunity. This 5-bedroom, 3-bath single level home nestled on a full acre in a well established neighborhood is priced to sell. The home also features an approx. 900 sq. ft. shop, perfect for any hobby. The main home has a flexible floor plan and presents limitless options for a new owner. Whether your seeking a private single-family residence, a multi-family residence, this property gives investors multiple options for generating passive income. The additional lot has a separate parcel number. Properties like this, with land, shop space, and versatility are rare. Don't miss your chance to invest in your future passive income earnings. Property is being sold as is. Agents see confidential remarks.

9. 2026-04-25
   status Back on Market 720-char remark

   Show marketing remark (720 chars)

   Investment opportunity. This 5-bedroom, 3-bath single level home nestled on a full acre in a well established neighborhood is priced to sell. The home also features an approx. 900 sq. ft. shop, perfect for any hobby. The main home has a flexible floor plan and presents limitless options for a new owner. Whether your seeking a private single-family residence, a multi-family residence, this property gives investors multiple options for generating passive income. The additional lot has a separate parcel number. Properties like this, with land, shop space, and versatility are rare. Don't miss your chance to invest in your future passive income earnings. Property is being sold as is. Agents see confidential remarks.

10. 2026-04-10
    historical Take Backups 720-char remark

    Show marketing remark (720 chars)

    Investment opportunity. This 5-bedroom, 3-bath single level home nestled on a full acre in a well established neighborhood is priced to sell. The home also features an approx. 900 sq. ft. shop, perfect for any hobby. The main home has a flexible floor plan and presents limitless options for a new owner. Whether your seeking a private single-family residence, a multi-family residence, this property gives investors multiple options for generating passive income. The additional lot has a separate parcel number. Properties like this, with land, shop space, and versatility are rare. Don't miss your chance to invest in your future passive income earnings. Property is being sold as is. Agents see confidential remarks.

11. 2026-04-10
    status Under Contract 720-char remark

    Show marketing remark (720 chars)

    Investment opportunity. This 5-bedroom, 3-bath single level home nestled on a full acre in a well established neighborhood is priced to sell. The home also features an approx. 900 sq. ft. shop, perfect for any hobby. The main home has a flexible floor plan and presents limitless options for a new owner. Whether your seeking a private single-family residence, a multi-family residence, this property gives investors multiple options for generating passive income. The additional lot has a separate parcel number. Properties like this, with land, shop space, and versatility are rare. Don't miss your chance to invest in your future passive income earnings. Property is being sold as is. Agents see confidential remarks.

12. 2026-03-30
    listed $125,000 New Listing 720-char remark

    Show marketing remark (720 chars)

    Investment opportunity. This 5-bedroom, 3-bath single level home nestled on a full acre in a well established neighborhood is priced to sell. The home also features an approx. 900 sq. ft. shop, perfect for any hobby. The main home has a flexible floor plan and presents limitless options for a new owner. Whether your seeking a private single-family residence, a multi-family residence, this property gives investors multiple options for generating passive income. The additional lot has a separate parcel number. Properties like this, with land, shop space, and versatility are rare. Don't miss your chance to invest in your future passive income earnings. Property is being sold as is. Agents see confidential remarks.

13. 2026-02-18
    historical
14. 2025-12-04
    price $175,000
15. 2025-10-27
    price $190,000
16. 2025-10-27
    status Price Change
17. 2025-10-27
    historical
18. 2025-06-02
    price $210,000
19. 2025-04-26
    listed $220,000 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: $1,571 · $131/mo
• Projected year-2 tax: $1,571 · $131/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,599
• − Mortgage interest: −$6,162
• − Property taxes: −$1,571
• − Insurance: −$550
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$3,200
• Taxable income: $5,821
• Est. tax owed @ 24.0%: −$1,397
• After-tax cash flow: $5,833/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: Jacksonville North Pulaski School District
• NCES district ID: 0500419
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $50,869
• Composite: 17.16/100
• National rank: #9110
• State rank: #211 of 238 in AR

Livability — Jacksonville

• Score: 61/100
• State rank: #231
• US rank: #17378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, AR
• County: Pulaski County · 372,764 people
• City population: 38,437
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 38,437
• Household income: $54,379
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1733.0

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Black 38% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.51%
• Current HPI: 201.6405
• Rent YoY: ▲ 3.07%
• Metro: Little Rock-North Little Rock-Conway, 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

-50.0% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $110,000 CARMLS
• 2026-04-25 Relisted — CARMLS
• 2026-04-10 Contingent — CARMLS
• 2026-04-10 Pending — CARMLS
• 2026-03-30 Listed $125,000 CARMLS
• 2026-02-18 Listing Removed — CARMLS
• 2025-12-04 Price Changed $175,000 CARMLS
• 2025-10-27 Price Changed $190,000 CARMLS
• 2025-10-27 Relisted — CARMLS
• 2025-10-27 Listing Removed — CARMLS
• 2025-06-02 Price Changed $210,000 CARMLS
• 2025-04-26 Listed $220,000 CARMLS

Property tax history

+7.4%/yr

Latest (2025): $1,571 · +7.7% YoY. Source: county tax records.