2104 Hampton · Jonesboro, AR 72401

$117,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 54 Days on market

8,712 sqft lot Est $100k · 17% over ↓ 8% since listing

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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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +5.6/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Great investment property featuring 3 bedrooms, 1 bath, laundry room, single garage, metal roof, and on a corner lot! The home has character and beautiful hardwood floors. This one is in walking distance of the Jonesboro High School, dining, and shopping. Take a tour and add this one to your portfolio!

Key facts

• Dining and shopping
• Metal roof
• Laundry room

Tags

• LAUNDRY ROOM
• METAL ROOF
• CORNER LOT
• WALKING DISTANCE TO SCHOOL
• DINING AND SHOPPING
• DETACHED

Property features AI

Finance

• Other: Lot size approximately 0.2 acres (dimensions: 67 x 1220 x 67 x 120); Located in Ridgecrest subdivision, Jonesboro, Craighead County
• Financial info: Annual taxes reported
• HOA & community: Association/Condo fee: see remarks

Exterior

• Parking: Attached garage for 1 car
• Utilities: Public sewer; Public water; Municipal electric service (includes Entergy)
• Home design: Single-family property (type not explicitly stated); Inside city limits
• Construction: Metal/Vinyl siding; Metal roof; Crawl space foundation; Built area approximately 1,153 (source: other/see remarks)
• Exterior features: Level, corner lot; Paved road access; No area amenities listed

Interior

• Kitchen: Free-standing stove; Dishwasher
• Bedrooms: Bedroom count not specified
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric cooling
• Interior features: Walk-in closet(s); Walk-in shower
• Laundry & utility: Laundry room; Den/Family room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 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; 2 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 33% 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 $809 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 $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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: 1.06% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.89%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $100,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Owens Ave	0.36mi	3/1.0	913 (-2%)	7mo	$63,750	$70	73
507 Ridgecrest St	0.29mi	3/1.0	973 (+4%)	14mo	$104,000	$107	68
407 Parkview St	0.07mi	3/1.0	1,044 (+12%)	12mo	$108,000	$103	67
1817 Wood St	0.46mi	2/1.0 (-1)	964 (+3%)	13mo	$83,000	$86	58
2206 Glenwood Dr	0.14mi	2/1.0 (-1)	1,054 (+13%)	12mo	$116,900	$111	58
1722 Wofford St	0.48mi	3/1.0	993 (+6%)	12mo	$130,000	$131	57
419 Ridgecrest St	0.19mi	2/1.0 (-1)	1,069 (+14%)	12mo	$110,000	$103	53
1607 Wood St	0.49mi	3/2.0	988 (+6%)	14mo	$110,000	$111	52
720 Locust Dr	0.49mi	3/1.0	1,000 (+7%)	20mo	$135,000	$135	49
747 Marcom	0.65mi	3/1.0	900 (-4%)	19mo	$85,000	$94	47
747 Locust	0.68mi	3/1.0	1,035 (+11%)	18mo	$139,900	$135	36
524 W Strawn	0.71mi	2/1.0 (-1)	1,057 (+13%)	18mo	$83,000	$79	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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,013
• Equity at exit: $17,445

10-year hold

• IRR: 9.4%
• Equity multiple: 1.74×
• Total profit: $24,399
• Equity at exit: $10,116

Cash invested: $32,760 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $270

Break-even live

Break-even rent $893

Max offer price $117,000

Occupancy floor 73%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1751 W Nettleton Ave Jonesboro, AR	2.0–3.0	1.0–1.5	1000	$995	$0.99	43d	1	1.14mi
3700 Kristi Lake Dr Jonesboro, AR	1.0–2.0	1.0	610	$730	$1.20	43d	1	1.43mi

Listing history 4 events

1. 2026-05-15
   status Under Contract
2. 2026-04-18
   price $117,000
3. 2026-04-17
   price $117,000
4. 2026-03-20
   listed $127,000 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: $519 · $43/mo
• Projected year-2 tax: $749 · $62/mo
• Expected delta: +$230/yr (+$19/mo · 44.2%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 21 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: $14,817
• − Mortgage interest: −$6,554
• − Property taxes: −$519
• − Insurance: −$585
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$3,404
• Taxable income: $1,385
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $2,907/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

-7.9% since first listed

4 events — show timeline

• 2026-05-15 Pending — CARMLS
• 2026-04-18 Price Changed $117,000 CARMLS
• 2026-04-17 Price Changed $117,000 NEABOR MLS
• 2026-03-20 Listed $127,000 CARMLS

Property tax history

+6.1%/yr

Latest (2025): $519 · +0.0% YoY. Source: county tax records.