1300 S Church Unit N-9 · Jonesboro, AR 72401

$99,000

2 bd · 2.0 ba · 1,000 sqft · Condo · 318 Days on market

Built 1982 Good condition $99/sqft · 18% below area Est $120k · 18% under $225/mo HOA · 21% of rent ↓ 17% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• 1% rule +5.8/10.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Newly remodeled 2BR/2BA Cambridge Court condo with in ground pool. Features include open living area with fireplace, new laminate flooring and private balcony. Kitchen offers updated cabinets, backsplash, and pass-through to living room. Bedrooms are spacious with good closet space; primary bath includes large soaking tub. Neutral paint and modern finishes throughout. Convenient location near shopping and dining.

Key facts

• Large soaking tub
• Updated cabinets
• Private balcony

Tags

• IN GROUND POOL
• OPEN LIVING AREA
• PRIVATE BALCONY
• UPDATED CABINETS
• LARGE SOAKING TUB
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-65 ($-779/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (9.5% below list).
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% vs local median 4.4% in Jonesboro — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Kindergarten Center (503 students, 100% FRL); Annie Camp Jr. High School (math 22% / reading 34%, grade F, #150 of 201 statewide, top 76%, 784 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); 359 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 318 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $87,120 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.87
• GRM: 7.7

CMA / ARV

• ARV (median comp): $120,269
• List price: $99,000
• Delta: -17.68%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Turner St	0.31mi	2/1.0	900 (-10%)	1mo	$103,000	$114	64
2733 Greenbriar Dr Unit B	1.02mi	2/1.0	1,034 (+3%)	0mo	$142,000	$137	55
2733 Greenbriar Dr	1.01mi	2/1.0	1,034 (+3%)	0mo	$142,000	$137	55
1824 Rosemond Ave	1.50mi	3/1.0 (+1)	960 (-4%)	0mo	$117,000	$122	49
2119 Club Cv	1.17mi	2/2.0	1,164 (+16%)	1mo	$159,900	$137	39
2709 Greenbriar Dr	1.02mi	2/2.0	1,216 (+22%)	1mo	$145,000	$119	39
2115 Windwood Cir	1.18mi	2/2.0	1,199 (+20%)	2mo	$185,000	$154	39
1602 Frierson	0.83mi	2/1.5	1,178 (+18%)	1mo	$152,000	$129	37
1604 Auburn	1.19mi	3/2.0 (+1)	1,138 (+14%)	1mo	$115,000	$101	36
822 Hester	1.24mi	2/1.0	856 (-14%)	1mo	$127,400	$149	36
1206 Sims Ave	1.12mi	2/1.0	1,176 (+18%)	0mo	$70,000	$60	36
1805 James St	1.08mi	3/2.0 (+1)	1,186 (+19%)	1mo	$168,000	$142	34

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: -19.8%
• Equity multiple: 0.30×
• Total profit: $-19,330
• Equity at exit: $14,761

10-year hold

• IRR: -10.6%
• Equity multiple: 0.33×
• Total profit: $-18,651
• Equity at exit: $8,560

Cash invested: $27,720 (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: 359
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$225
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-65

Break-even live

Break-even rent $1,151

Max offer price $89,605

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-31	+0% $-65	+5% $-99	+10% $-133
Rent	-10% $-149	-5% $-107	+0% $-65	+5% $-23	+10% $19
Rate	-1.0pp $-15	-0.5pp $-40	base $-65	+0.5pp $-91	+1.0pp $-117

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: $24,750
• Closing costs: $2,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	$850	$0.85	93d	1	1.28mi

Property features AI

Finance

• HOA & community: Monthly association fee of $225

Exterior

• Parking: Assigned parking
• Security: Gated entrance
• Utilities: Public waterPublic sewer
• Home design: Condominium (unit in Cambridge Court)
• Construction: Slab foundation
• Exterior features: Brick and frame exterior3-tab shingle roofPaved road accessLevel lotInside city limitsCommunity swimming pool(s)Community party roomGated entranceMandatory community fee

Interior

• Kitchen: MicrowaveElectric rangeDishwasherRefrigerator includedConvection oven
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heatingCentral electric cooling
• Interior features: Laminate floorsWood-burning fireplace (site-built)

HOA detail $225/mo · $2,700/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $99,000 Active 318 DOM
2. 2026-08-07
   days on market $99,000 Active 317 DOM
3. 2026-08-06
   days on market $99,000 Active 316 DOM
4. 2026-08-05
   days on market $99,000 Active 315 DOM
5. 2026-08-04
   days on market $99,000 Active 314 DOM
6. 2026-08-03
   days on market $99,000 Active 313 DOM
7. 2026-07-31
   days on market $99,000 Active 310 DOM
8. 2026-07-30
   days on market $99,000 Active 309 DOM
9. 2026-07-29
   days on market $99,000 Active 308 DOM
10. 2026-07-27
    days on market $99,000 Active 306 DOM
11. 2026-07-25
    days on market $99,000 Active 304 DOM
12. 2026-07-24
    days on market $99,000 Active 303 DOM
13. 2026-07-23
    days on market $99,000 Active 302 DOM
14. 2026-07-22
    days on market $99,000 Active 301 DOM
15. 2026-07-21
    days on market $99,000 Active 300 DOM
16. 2026-07-18
    days on market $99,000 Active 297 DOM
17. 2026-07-16
    days on market $99,000 Active 295 DOM
18. 2026-07-16
    days on market $99,000 Active 294 DOM
19. 2026-07-14
    days on market $99,000 Active 293 DOM
20. 2026-07-13
    days on market $99,000 Active 292 DOM
21. 2026-07-12
    days on market $99,000 Active 291 DOM
22. 2026-07-11
    days on market $99,000 Active 290 DOM
23. 2026-07-10
    days on market $99,000 Active 289 DOM
24. 2026-07-09
    days on market $99,000 Active 288 DOM
25. 2026-07-08
    days on market $99,000 Active 287 DOM
26. 2026-07-07
    days on market $99,000 Active 286 DOM
27. 2026-07-06
    days on market $99,000 Active 285 DOM
28. 2026-07-05
    days on market $99,000 Active 284 DOM
29. 2026-07-04
    days on market $99,000 Active 283 DOM
30. 2026-07-03
    days on market $99,000 Active 282 DOM
31. 2026-07-02
    days on market $99,000 Active 281 DOM
32. 2026-07-01
    days on market $99,000 Active 280 DOM
33. 2026-06-30
    days on market $99,000 Active 279 DOM
34. 2026-06-29
    days on market $99,000 Active 278 DOM
35. 2026-06-28
    days on market $99,000 Active 277 DOM
36. 2026-06-28
    days on market $99,000 Active 276 DOM
37. 2026-06-27
    days on market $99,000 Active 275 DOM
38. 2026-06-26
    days on market $99,000 Active 274 DOM
39. 2026-06-23
    days on market $99,000 Active 271 DOM
40. 2026-06-22
    days on market $99,000 Active 270 DOM
41. 2026-06-19
    days on market $99,000 Active 268 DOM
42. 2026-06-18
    days on market $99,000 Active 267 DOM
43. 2026-06-17
    days on market $99,000 Active 266 DOM
44. 2026-06-16
    days on market $99,000 Active 265 DOM
45. 2026-06-15
    days on market $99,000 Active 264 DOM
46. 2026-06-14
    days on market $99,000 Active 262 DOM
47. 2026-06-13
    days on market $99,000 Active 261 DOM
48. 2026-06-10
    days on market $99,000 Active 259 DOM
49. 2026-06-09
    days on market $99,000 Active 258 DOM
50. 2026-06-08
    days on market $99,000 Active 257 DOM

ⓘ 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 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: $12,824
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − HOA: −$2,700
• − Depreciation: −$2,880
• Taxable loss: −$2,333
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $-219/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab Est. rehab $5,000–$15,000 screening

This newly remodeled 2BR/2BA townhouse is in good condition with updated finishes and new laminate flooring. A fresh coat of paint on the front door and trim would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint the front door and trim — Enhances curb appeal and can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Health/wellness Envi Magnet F AR #274/454 Nat'l #24,614/41,679 Middle Annie Camp Jr. High School F AR #150/201 Nat'l #9,545/14,009 High The Academies At Jonesboro High School F AR #225/292 Nat'l #13,899/17,239

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

C Composite livability gradescore 65/100

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 · 122,235 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Monthly association fee of $225

Exterior

• Parking: Assigned parking
• Security: Gated entrance
• Utilities: Public waterPublic sewer
• Home design: Condominium (unit in Cambridge Court)
• Construction: Slab foundation
• Exterior features: Brick and frame exterior3-tab shingle roofPaved road accessLevel lotInside city limitsCommunity swimming pool(s)Community party roomGated entranceMandatory community fee

Interior

• Kitchen: MicrowaveElectric rangeDishwasherRefrigerator includedConvection oven
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heatingCentral electric cooling
• Interior features: Laminate floorsWood-burning fireplace (site-built)

Price history

-16.8% since first listed

12 events — show timeline

• 2026-03-31 Price Changed $99,000 CARMLS
• 2026-03-23 Price Changed $105,000 CARMLS
• 2026-03-04 Price Changed $110,000 CARMLS
• 2026-02-25 Price Changed $115,000 CARMLS
• 2026-01-13 Price Changed $99,000 CARMLS
• 2026-01-12 Price Changed $95,000 CARMLS
• 2025-12-23 Price Changed $105,000 CARMLS
• 2025-11-12 Price Changed $107,000 CARMLS
• 2025-10-27 Price Changed $108,000 CARMLS
• 2025-10-20 Price Changed $109,000 CARMLS
• 2025-10-03 Price Changed $111,000 CARMLS
• 2025-09-24 Listed $119,000 CARMLS