1608 Colonial · Jonesboro, AR 72401

$142,900

3 bd · 2.0 ba · 1,532 sqft · SingleFamily public records · 21 Days on market

Est $156k · 9% 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 +22.9/30.0
• ARV discount +11.3/15.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• 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

3 bedroom, 2 bath home in Jonesboro/Annie Camp school district. Perfect home for investment or starter home. Stainless steel appliances in kitchen. Fenced backyard.

Key facts

• Listed 21 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $143k).
• Recommended offer: $141k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 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; 1 comparable units currently listed for rent nearby; 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 $988 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

• It's been on market 21 days — a 2% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $120k; 19% 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 $140,756 (1.5% below list)

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: 1.01% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $156,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1817 Greenwood St	0.38mi	3/2.0	1,619 (+6%)	2mo	$110,000	$68	71
1804 Brookhaven Rd	0.21mi	3/2.0	1,355 (-12%)	4mo	$110,000	$81	68
1305 Holly St	0.54mi	3/2.0	1,618 (+6%)	1mo	$164,900	$102	65
2001 Broadmoor Rd	0.05mi	4/2.0 (+1)	1,761 (+15%)	4mo	$135,000	$77	64
1004 Rosemond Ave	0.50mi	3/2.0	1,432 (-6%)	3mo	$185,000	$129	63
1617 Ethel St	0.69mi	3/2.0	1,560 (+2%)	3mo	$169,000	$108	62
1109 Owens Ave	0.51mi	3/2.0	1,654 (+8%)	2mo	$165,000	$100	61
901 Valley Dr	0.63mi	3/1.5	1,452 (-5%)	1mo	$167,000	$115	59
1821 Rich Rd	0.25mi	4/2.0 (+1)	1,750 (+14%)	1mo	$157,500	$90	59
2009 Munos Ln	0.44mi	4/2.0 (+1)	1,674 (+9%)	3mo	$199,900	$119	56
2101 Tanglewood Dr	0.63mi	3/2.0	1,694 (+11%)	1mo	$160,000	$94	52
2011 Timberridge Dr	0.74mi	3/2.0	1,397 (-9%)	2mo	$172,000	$123	50

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-6,346
• Equity at exit: $21,307

10-year hold

• IRR: 6.1%
• Equity multiple: 1.47×
• Total profit: $18,688
• Equity at exit: $12,355

Cash invested: $40,012 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$749
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $250

Break-even live

Break-even rent $1,124

Max offer price $142,900

Occupancy floor 78%

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: $35,725
• Closing costs: $4,287
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3205 Turtle Creek Rd Jonesboro, AR	3.0	2.0	1208	$1,400	$1.16	43d	1	1.24mi

Listing history 7 events

1. 2023-12-12
   soldstatus $120,000 Closed 164-char remark

   Show marketing remark (164 chars)

   3 bedroom, 2 bath home in Jonesboro/Annie Camp school district. Perfect home for investment or starter home. Stainless steel appliances in kitchen. Fenced backyard.

2. 2023-11-20
   status Under Contract
3. 2023-11-15
   price $135,900 164-char remark

   Show marketing remark (164 chars)

   3 bedroom, 2 bath home in Jonesboro/Annie Camp school district. Perfect home for investment or starter home. Stainless steel appliances in kitchen. Fenced backyard.

4. 2023-10-28
   listed $142,900 Active 164-char remark

   Show marketing remark (164 chars)

   3 bedroom, 2 bath home in Jonesboro/Annie Camp school district. Perfect home for investment or starter home. Stainless steel appliances in kitchen. Fenced backyard.

5. 2023-10-28
   listed $142,900 New Listing

   Show marketing remark (164 chars)

   3 bedroom, 2 bath home in Jonesboro/Annie Camp school district. Perfect home for investment or starter home. Stainless steel appliances in kitchen. Fenced backyard.

6. 2009-09-29
   soldstatus $81,000
7. 1990-07-30
   soldstatus $54,000

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $948 · $79/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 4/10 Moderate FEMA zone X · 20% 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: $17,283
• − Mortgage interest: −$8,005
• − Property taxes: −$948
• − Insurance: −$714
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$4,157
• Taxable income: $694
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $2,832/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

+122.2% since first listed

7 events — show timeline

• 2023-12-12 Sold (MLS) $120,000 NEABOR MLS
• 2023-11-20 Pending — CARMLS
• 2023-11-15 Price Changed $135,900 NEABOR MLS
• 2023-10-28 Listed $142,900 NEABOR MLS
• 2023-10-28 Listed $142,900 CARMLS
• 2009-09-29 Sold (Public Records) $81,000 Public Records
• 1990-07-30 Sold (Public Records) $54,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $948 · +0.0% YoY. Source: county tax records.